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Gorgeous Brick Duplex in St. Louis [Code: 5313]

Posted by Powered by Simply Do It on May 6, 2022
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After 15 Years (no mortgage)  
Original purchase price $460,000
Total investment (out of pocket) $141,700
15 yrs Project house value $936,491
Value (appreciation) Gain $476,491
15 yrs cash-flow generated $133,772
Total Gain $610,262
ROI (15 yrs) 431%
ROI (annually) 29%
   
Free & Clear cash flow (yr.) $36,371
Free & Clear cash flow (m) $3,031
  • 4 Bedroom, 4 bathroom Multi-plex (four-1 bedroom/1 bathroom units)
  • Bones of the home are updated (Electrical, dry wall, 1/2 roof updated with 30 year life expectancy, updated HVAC & AC units, replaced sewer lateral.  Only thing old on this property is the bricks, floors and the charm! 
  • Tenant occupied 
  • ~ $485/mo. cash flow 
  • Walkability/Bikeability score of 79 (most errands can be accomplished on foot)
  • 27 Days on the Market  – Good Negotiation Opportunity!
  • Price has been lowered recently by $25k
  • Prime family location with restaurants/shopping/activities nearby
  • Your primary renter will most likely be a young professional
  • 4,792 square foot lot

Why should you consider this house / what makes it a good investment?

  • Built: 1909 (updated recently)
  • Size: 3,996 (four 1-bedroom units)
  • Quiet residential street, Desirable community

What's next?

Email/text for address, analysis and to get connected to Simply Do It's local team that handles this transaction.

Metro: St. Louis

Team: Nathan – email directly at stl1@simplydoit.net

Code: 5313


Property Specifications 4 Per Door
 Bedrooms 4 1
 Bathrooms 4 1.0
 Square Feet 3996 999
 Year Built 1907 Updated 
 Garage Size 0  
 Schools Rating (on scale of A-F) C  

Purchase Assumptions My Offer Per Door
Offer used for analysis $460,000 $115,000
Suggested offer (low) $460,000 $115,000
Suggested offer (high) $470,000 $117,500
Asking $475,000 $118,750
Market Value (after improvements) $520,000  
Improvements (lower) $15,000 $3,750
Improvements (upper) $20,000 $5,000
Closing Costs $4,600  
Mortgage Costs $4,600 $1,150
Other Fees At Closing $0 $0
Total Cost  $486,700 $1,150

Financial Assumptions Monthly Yearly
Rent (upper) $3,825 $3,900 $46,800
Rent (lower) $3,750 $45,000
 Property Tax Rate (Approx.) 1.2%  
 Property Taxes (only $1500/yr. in 2021) $300 $3,600
 Insurance $180 $2,160
 Repairs $200 $2,400
Variable-Cost PM 7.5%  
Property Management Fee $287 $3,443
 Leasing Fee 75% $119.5 $1,434
utilities (owner pays water, trash, sewer) $300 $3,600
 Vacancy Rate 4.0%  
 Total Fixed Expenses $1,528 $18,335
 Total Expenses (Fixed + Mortgage) $3,433 $41,196

Financial Analysis / Deal Attractiveness        
Years: 5 10 15 20
 Cap Rate 4.1% 5.2% 6.3% 7.5%
 Net Cash Flow $29,142 $73,215 $133,772 $212,528
 Equity Increase $139,744 $312,005 $524,501 $786,820
 Total Gain $168,886 $385,220 $658,272 $999,348
           
 Average Cash Flow/Year $5,828 $7,321 $8,918 $10,626
 Average Cash Flow/Month $486 $610 $743 $886
 Average Gain/Year $33,777 $38,522 $43,885 $49,967
 Average ROI 119.2% 271.9% 464.6% 705.3%
 Annual ROI 23.8% 27.2% 31.0% 35.3%
 Projected Property Value $632,660 $769,727 $936,491 $1,139,384

Property Ratings Suggestions
 Item      Suggested Criteria (Min.) This Property FAVORABLE /
INSUFFICIENT
 Schools     B C INSUFFICIENT
 Square Feet   1000 3,996 FAVORABLE
 Bedrooms   3 4 FAVORABLE
 Bathrooms   2 4 FAVORABLE
 Year Built   1970 1907 INSUFFICIENT
 Rent/Price (%)   0.75% 0.85% FAVORABLE
 Average Cash Flow (at year 5) $125 $486 FAVORABLE
 Average ROI (at year 5) 15% 23.8% FAVORABLE

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Disclaimer

Information contained herein was obtained from sources deemed reliable, however, Simply Do It and/or the owner(s) of the property make no guarantees, warranties or representation as to the completeness or accuracy thereof. The presentation of the property is offered subject to errors, omissions, changes in price and/or terms, prior sale or lease or removal from the market for any reason without notice.

The analysis is provided “As Is”. All the information is believed to be accurate (except for the small effects of some simplifying assumptions), but is not guaranteed, and depends on the values entered for the property. This analysis is intended for the purpose of illustrative projections. The information provided is not intended to replace or substitute for any legal, accounting, investment, real estate, tax, or other professional advice, consultation, or service. Simply Do It and/or the owner(s) are not responsible nor liable for any damages arising from the use of the analysis info. 

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