Boston Deal Analysis
Let's look at deal analysis for Boston, MA 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 Boston, Massachusetts Rental Property
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Typical 20% Down Payment Boston, Massachusetts Rental Property
|
|
Purchase Inputs
|
|
|
Percents
|
Dollars/#
|
|
ARV
|
|
$680,187
|
|
Purchase Price
|
|
$680,187
|
|
Seller Concessions
|
—
|
$0
|
|
Down Payment
|
20.000%
|
$136,037
|
|
Closing Costs
|
1.000%
|
$6,802
|
|
Rent Ready Costs
|
|
$0
|
|
Cumulative Negative Cash Flow
|
|
$0
|
|
Total Invested
|
|
$142,839
|
|
Mortgage
|
|
Mortgage Amount
|
|
$544,149.60
|
|
Mortgage Interest Rate
|
7.000%
|
|
|
Loan Term
|
|
360
|
|
Private Mortgage Insurance
|
0%
|
$0
|
|
Drop PMI LTV
|
0.000%
|
|
|
Income
|
|
Monthly Rent
|
|
$5,670
$5670.00
|
|
Other Income
|
|
$0
|
|
Annual Expenses
|
|
Vacancy Rate
|
3.000%
|
$2,041
|
|
Property Taxes
|
0.662%
|
$4,503
|
|
Property Insurance
|
0.314%
|
$2,136
|
|
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%
|
$102,028
|
|
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 |
$700,593 |
$721,610 |
$743,259 |
$765,556 |
$788,523 |
| Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Appreciation Dollar |
$20,406 |
$21,018 |
$21,648 |
$22,298 |
$22,967 |
| Monthly Income |
1 |
2 |
3 |
4 |
5 |
| Rent Appreciation Rate |
|
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Rent |
$5,670 |
$5,840 |
$6,015 |
$6,196 |
$6,382 |
| 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 |
$5,670 |
$5,840 |
$6,015 |
$6,196 |
$6,382 |
| Vacancy Percent |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Vacancy Dollar |
$170 |
$175 |
$180 |
$186 |
$191 |
| Monthly Gross Operating Income |
$5,500 |
$5,665 |
$5,835 |
$6,010 |
$6,190 |
| Annual Income |
1 |
2 |
3 |
4 |
5 |
| Annual Rent |
$68,040 |
$70,081 |
$72,184 |
$74,349 |
$76,580 |
| Annual Other Income |
$0 |
$0 |
$0 |
$0 |
$0 |
| Annual Gross Potential Income |
$68,040 |
$70,081 |
$72,184 |
$74,349 |
$76,580 |
| Annual Vacancy Dollar |
$2,041 |
$2,102 |
$2,166 |
$2,230 |
$2,297 |
| Annual Gross Operating Income |
$65,999 |
$67,979 |
$70,018 |
$72,119 |
$74,282 |
| Annual Expenses |
1 |
2 |
3 |
4 |
5 |
| Property Taxes Percent |
0.662% |
0.662% |
0.662% |
0.662% |
0.662% |
| Property Taxes Dollar |
$4,503 |
$4,638 |
$4,777 |
$4,920 |
$5,068 |
| Insurance Percent |
0.314% |
0.314% |
0.314% |
0.314% |
0.314% |
| Insurance Dollar |
$2,136 |
$2,200 |
$2,266 |
$2,334 |
$2,404 |
| 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 |
$6,600 |
$6,798 |
$7,002 |
$7,212 |
$7,428 |
| 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 |
$13,239 |
$13,636 |
$14,045 |
$14,466 |
$14,900 |
| Net Operating Income |
1 |
2 |
3 |
4 |
5 |
| Net Operating Income (NOI) |
$52,760 |
$54,343 |
$55,973 |
$57,653 |
$59,382 |
| Mortgage |
1 |
2 |
3 |
4 |
5 |
| Total Annual P&I Payments |
$43,443 |
$43,443 |
$43,443 |
$43,443 |
$43,443 |
| Principal |
$5,528 |
$5,927 |
$6,356 |
$6,815 |
$7,308 |
| Interest |
$37,915 |
$37,516 |
$37,087 |
$36,628 |
$36,135 |
| Loan Balance at End of Year |
$538,622 |
$532,695 |
$526,339 |
$519,524 |
$512,217 |
| 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 |
$161,971 |
$188,915 |
$216,919 |
$246,032 |
$276,306 |
| Cash Flow |
1 |
2 |
3 |
4 |
5 |
| Annual Cash Flow |
$9,317 |
$10,900 |
$12,531 |
$14,210 |
$15,939 |
| Monhtly Cash Flow |
$776 |
$908 |
$1,044 |
$1,184 |
$1,328 |
| Cash on Cash Return on Investment |
0.065% |
0.076% |
0.088% |
0.099% |
0.112% |
| 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 |