Boulder Deal Analysis
Let's look at deal analysis for Boulder, CO 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 Boulder, Colorado Rental Property
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Typical 20% Down Payment Boulder, Colorado Rental Property
|
|
Purchase Inputs
|
|
|
Percents
|
Dollars/#
|
|
ARV
|
|
$1,099,111
|
|
Purchase Price
|
|
$1,099,111
|
|
Seller Concessions
|
—
|
$0
|
|
Down Payment
|
20.000%
|
$219,822
|
|
Closing Costs
|
1.000%
|
$10,991
|
|
Rent Ready Costs
|
|
$0
|
|
Cumulative Negative Cash Flow
|
|
$504,798
|
|
Total Invested
|
|
$735,611
|
|
Mortgage
|
|
Mortgage Amount
|
|
$879,288.80
|
|
Mortgage Interest Rate
|
7.000%
|
|
|
Loan Term
|
|
360
|
|
Private Mortgage Insurance
|
0%
|
$0
|
|
Drop PMI LTV
|
0.000%
|
|
|
Income
|
|
Monthly Rent
|
|
$4,358
$4357.50
|
|
Other Income
|
|
$0
|
|
Annual Expenses
|
|
Vacancy Rate
|
3.000%
|
$1,569
|
|
Property Taxes
|
0.533%
|
$5,858
|
|
Property Insurance
|
0.508%
|
$5,583
|
|
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%
|
$164,867
|
|
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 |
$1,132,084 |
$1,166,047 |
$1,201,028 |
$1,237,059 |
$1,274,171 |
| Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Appreciation Dollar |
$32,973 |
$33,963 |
$34,981 |
$36,031 |
$37,112 |
| Monthly Income |
1 |
2 |
3 |
4 |
5 |
| Rent Appreciation Rate |
|
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Rent |
$4,358 |
$4,488 |
$4,623 |
$4,762 |
$4,904 |
| 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 |
$4,358 |
$4,488 |
$4,623 |
$4,762 |
$4,904 |
| Vacancy Percent |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Vacancy Dollar |
$131 |
$135 |
$139 |
$143 |
$147 |
| Monthly Gross Operating Income |
$4,227 |
$4,354 |
$4,484 |
$4,619 |
$4,757 |
| Annual Income |
1 |
2 |
3 |
4 |
5 |
| Annual Rent |
$52,290 |
$53,859 |
$55,474 |
$57,139 |
$58,853 |
| Annual Other Income |
$0 |
$0 |
$0 |
$0 |
$0 |
| Annual Gross Potential Income |
$52,290 |
$53,859 |
$55,474 |
$57,139 |
$58,853 |
| Annual Vacancy Dollar |
$1,569 |
$1,616 |
$1,664 |
$1,714 |
$1,766 |
| Annual Gross Operating Income |
$50,721 |
$52,243 |
$53,810 |
$55,425 |
$57,087 |
| Annual Expenses |
1 |
2 |
3 |
4 |
5 |
| Property Taxes Percent |
0.533% |
0.533% |
0.533% |
0.533% |
0.533% |
| Property Taxes Dollar |
$5,858 |
$6,034 |
$6,215 |
$6,401 |
$6,594 |
| Insurance Percent |
0.508% |
0.508% |
0.508% |
0.508% |
0.508% |
| Insurance Dollar |
$5,583 |
$5,751 |
$5,924 |
$6,101 |
$6,284 |
| 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 |
$5,072 |
$5,224 |
$5,381 |
$5,542 |
$5,709 |
| 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 |
$16,514 |
$17,009 |
$17,520 |
$18,045 |
$18,587 |
| Net Operating Income |
1 |
2 |
3 |
4 |
5 |
| Net Operating Income (NOI) |
$34,207 |
$35,234 |
$36,291 |
$37,379 |
$38,501 |
| Mortgage |
1 |
2 |
3 |
4 |
5 |
| Total Annual P&I Payments |
$70,199 |
$70,199 |
$70,199 |
$70,199 |
$70,199 |
| Principal |
$8,932 |
$9,578 |
$10,270 |
$11,012 |
$11,808 |
| Interest |
$61,267 |
$60,622 |
$59,929 |
$59,187 |
$58,391 |
| Loan Balance at End of Year |
$870,357 |
$860,779 |
$850,509 |
$839,497 |
$827,689 |
| 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 |
$261,727 |
$305,268 |
$350,519 |
$397,562 |
$446,482 |
| Cash Flow |
1 |
2 |
3 |
4 |
5 |
| Annual Cash Flow |
-$35,992 |
-$34,966 |
-$33,909 |
-$32,820 |
-$31,698 |
| Monhtly Cash Flow |
-$2,999 |
-$2,914 |
-$2,826 |
-$2,735 |
-$2,642 |
| Cash on Cash Return on Investment |
-0.049% |
-0.048% |
-0.046% |
-0.045% |
-0.043% |
| 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 |