San Francisco Deal Analysis
Let's look at deal analysis for San Francisco, CA and for 
32 10 20% Down Rental Properties (no Owner-Occupant).
The analysis is based on The World's Greatest Real Estate Deal Analysis Spreadsheet™ (shown above)... a free spreadsheet download you can use to analyze your own deals.
Typical 20% Down Payment San Francisco, California Rental Property
|
Typical 20% Down Payment San Francisco, California Rental Property
|
|
Purchase Inputs
|
|
|
Percents
|
Dollars/#
|
|
ARV
|
|
$1,149,668
|
|
Purchase Price
|
|
$1,149,668
|
|
Seller Concessions
|
—
|
$0
|
|
Down Payment
|
20.000%
|
$229,934
|
|
Closing Costs
|
1.000%
|
$11,497
|
|
Rent Ready Costs
|
|
$0
|
|
Cumulative Negative Cash Flow
|
|
$101,461
|
|
Total Invested
|
|
$342,891
|
|
Mortgage
|
|
Mortgage Amount
|
|
$919,734.40
|
|
Mortgage Interest Rate
|
7.000%
|
|
|
Loan Term
|
|
360
|
|
Private Mortgage Insurance
|
0%
|
$0
|
|
Drop PMI LTV
|
0.000%
|
|
|
Income
|
|
Monthly Rent
|
|
$6,295
$6294.75
|
|
Other Income
|
|
$0
|
|
Annual Expenses
|
|
Vacancy Rate
|
3.000%
|
$2,266
|
|
Property Taxes
|
0.773%
|
$8,887
|
|
Property Insurance
|
0.173%
|
$1,989
|
|
HOA Dues
|
|
$0
|
|
Utilities
|
|
$0
|
|
Other Expenses 1
|
|
$0
|
|
Other Expenses 2
|
|
$0
|
|
Maintenance
|
10.000%
|
|
|
CapEx
|
|
$0
|
|
Management
|
0.000%
|
|
|
Depreciation Details
|
|
Land Value
|
15.000%
|
$172,450
|
|
Property Type (C or R)
|
R
|
27.5
|
|
Effective Income Tax Rate
|
15.000%
|
|
| Property Value |
1 |
2 |
3 |
4 |
5 |
| ARV at End of Year |
$1,184,158 |
$1,219,683 |
$1,256,273 |
$1,293,961 |
$1,332,780 |
| Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Appreciation Dollar |
$34,490 |
$35,525 |
$36,590 |
$37,688 |
$38,819 |
| Monthly Income |
1 |
2 |
3 |
4 |
5 |
| Rent Appreciation Rate |
|
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Rent |
$6,295 |
$6,484 |
$6,678 |
$6,878 |
$7,085 |
| Monthly Other Income Appreciation Rate |
|
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Other Income |
$0 |
$0 |
$0 |
$0 |
$0 |
| Monthly Gross Potential Income |
$6,295 |
$6,484 |
$6,678 |
$6,878 |
$7,085 |
| Vacancy Percent |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Vacancy Dollar |
$189 |
$195 |
$200 |
$206 |
$213 |
| Monthly Gross Operating Income |
$6,106 |
$6,289 |
$6,478 |
$6,672 |
$6,872 |
| Annual Income |
1 |
2 |
3 |
4 |
5 |
| Annual Rent |
$75,537 |
$77,803 |
$80,137 |
$82,541 |
$85,018 |
| Annual Other Income |
$0 |
$0 |
$0 |
$0 |
$0 |
| Annual Gross Potential Income |
$75,537 |
$77,803 |
$80,137 |
$82,541 |
$85,018 |
| Annual Vacancy Dollar |
$2,266 |
$2,334 |
$2,404 |
$2,476 |
$2,551 |
| Annual Gross Operating Income |
$73,271 |
$75,469 |
$77,733 |
$80,065 |
$82,467 |
| Annual Expenses |
1 |
2 |
3 |
4 |
5 |
| Property Taxes Percent |
0.773% |
0.773% |
0.773% |
0.773% |
0.773% |
| Property Taxes Dollar |
$8,887 |
$9,154 |
$9,428 |
$9,711 |
$10,002 |
| Insurance Percent |
0.173% |
0.173% |
0.173% |
0.173% |
0.173% |
| Insurance Dollar |
$1,989 |
$2,049 |
$2,110 |
$2,173 |
$2,239 |
| HOA Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| HOA Dues Dollar |
$0 |
$0 |
$0 |
$0 |
$0 |
| Utilities Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Utilities Dollar |
$0 |
$0 |
$0 |
$0 |
$0 |
| Other Expense 1 Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Other Expense 1 Dollar |
$0 |
$0 |
$0 |
$0 |
$0 |
| Other Expense 2 Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Other Expense 2 Dollar |
$0 |
$0 |
$0 |
$0 |
$0 |
| Maintenance Percent |
10.000% |
10.000% |
10.000% |
10.000% |
10.000% |
| Maintenance Dollar |
$7,327 |
$7,547 |
$7,773 |
$8,007 |
$8,247 |
| CapEx Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| CapEx Dollar |
$0 |
$0 |
$0 |
$0 |
$0 |
| Property Management Percent |
0.000% |
0.000% |
0.000% |
0.000% |
0.000% |
| Property Management Dollar |
$0 |
$0 |
$0 |
$0 |
$0 |
| Annual Operating Expenses |
$18,203 |
$18,749 |
$19,312 |
$19,891 |
$20,488 |
| Net Operating Income |
1 |
2 |
3 |
4 |
5 |
| Net Operating Income (NOI) |
$55,068 |
$56,720 |
$58,422 |
$60,174 |
$61,979 |
| Mortgage |
1 |
2 |
3 |
4 |
5 |
| Total Annual P&I Payments |
$73,428 |
$73,428 |
$73,428 |
$73,428 |
$73,428 |
| Principal |
$9,343 |
$10,018 |
$10,742 |
$11,519 |
$12,352 |
| Interest |
$64,085 |
$63,410 |
$62,686 |
$61,909 |
$61,077 |
| Loan Balance at End of Year |
$910,392 |
$900,373 |
$889,631 |
$878,112 |
$865,760 |
| Loan-To-Value |
76.881% |
73.820% |
70.815% |
67.862% |
64.959% |
| Private Mortgage Insurance (PMI) Rate |
0.000% |
0.000% |
0.000% |
0.000% |
0.000% |
| Private Mortgage Insurance Dollar |
$0 |
$0 |
$0 |
$0 |
$0 |
| Equity |
1 |
2 |
3 |
4 |
5 |
| ARV - Loan Balance at End of Year |
$273,766 |
$319,309 |
$366,642 |
$415,849 |
$467,020 |
| Cash Flow |
1 |
2 |
3 |
4 |
5 |
| Annual Cash Flow |
-$18,360 |
-$16,708 |
-$15,007 |
-$13,254 |
-$11,449 |
| Monhtly Cash Flow |
-$1,530 |
-$1,392 |
-$1,251 |
-$1,105 |
-$954 |
| Cash on Cash Return on Investment |
-0.054% |
-0.049% |
-0.044% |
-0.039% |
-0.033% |
| Cap Rate |
|
|
|
|
|
| DSCR |
0.00 |
0.00 |
0.00 |
0.00 |
0.00 |
| Negative Cash Flow |
$0 |
$0 |
$0 |
$0 |
$0 |
| Cumulative Negative Cash Flow |
$0 |
$0 |
$0 |
$0 |
$0 |