Copy Scenario
Copy this new Scenario to your Real Estate Financial Planner™ software:
Nomad with Lease-Option Exit Starting with $3K
This Scenario was created to be used with the updated class "How to Acquire a Multi-Million Dollar Real Estate Portfolio Starting with $3,000" for April, 2019. It has you buying a Nomad property with nothing down using a USDA/VA or local 0% down payment loan for your first purchase. Then, collect an option fee from a tenant-buyer for the 5% down payment required for purchasing the next several Nomad properties. Repeat finding tenant-buyers each time you move out of the previous property and use the tenant-buyer's option fee for down payment to move into a new property with 5% down payment. As tenant-buyers purchase the properties from you, use the proceeds after capital gains, depreciation recapture, sales costs and crediting the tenant-buyer their option fee to buy additional 20% down payment properties you don't need to move into. Stop moving into Nomad properties after buying your sixth 5% Nomad property. Stop putting tenant-buyers into properties after month 140 and eventually keep up to ten 20% down payment properties until you reach financial independence and replace your income from your rentals and money invested in stocks.
The Scenario you want to copy into your Real Estate Financial Planner™ software has the following:
- 2 Accounts (including
Default Cash Account ) - 3 Properties
- 5 Rules
Please register for a Forever Free Account or Login to your existing Real Estate Financial Planner™ software to copy this Scenario into your account.
Once it is in your account, you can view detailed Charts for dozens of variables and edit any of the assumptions for Accounts, Properties, and Rules to run your own what-if Scenarios.
You can change things like:
- Adjust how much money you start with in any Account
- Model variable stock, bond and real estate rates of returns
- Change how many Properties you buy and when you buy them
- Set your own personalized target monhtly income in retirement to indicate when you reach financial independence
- Model receiving social security payments when you reach a certain age
- See what happens if there is a market crash or correction for your stocks, bonds and/or your real estate
- Tweak price and rent appreciation rates for individual Properties or all your Properties
- Find out what happens if you pay off your mortgages early... with cash flow each month or only when you have enough to pay off the Property in full
- Use equity in
Properties you own to cash-out refinance and buy moreProperties or invest it elsewhere - Model buying more Properties than you need then selling off any extras to pay off the remaining Properties to achieve your own user-defined financial independence number
- Evaluate your own safe withdrawal rate and see how it impacts your investment plan
- And much, much more...
Scenario
- Modeled for 720 months (60 years)
- 23.11% effective income tax rate
- 3% inflation rate
- 4.375% mortgage interest rate
- 4% yearly safe withdrawal rate (SWR)
- $5,000 minimum target monthly income in retirement (MTMIR) in today's dollars
- $20,000 ideal target monthly income in retirement (ITMIR) in today's dollars
Accounts
Summary of assumptions for the Account in this Scenario.
- Account Name: Savings Account
- $10,000 starting account balance
- 0% yearly rate of return (at start)
- Asset Type: Cash
Properties
Summary of assumptions for Properties in this Scenario (at the start of the Scenario).
Property Address/Description: 20% Down
- This
Property is a Dynamic resuable template of a property that we can buy multiple copies of usingRules . - This
Property uses dynamicRules to determine when we buy/sell it in theScenario . - Account for down payment, income and expenses for this
Property : Savings Account - $350,000 property value and purchase price and it goes up at a rate of 3% per year.
- 20% of purchase price for down payment.
- $3,000 fixed dollar amount in closing costs at time of purchase.
- No seller concessions.
- 4.875% is the mortgage interest rate with a term of 360 month mortgage term.
- $2,000 per month in rent but rent increases at a rate of 3% per year.
- 3% of the monthly income is the assumed vacancy rate.
- 10% of the monthly income is the assumed maintenance rate.
- 1% of the value of the property each year is the assumed property taxes rate. Based on the initial value of $350,000 that's about $3,500 per year in property taxes at the start and it changes as the property value changes.
- 0.4% of the value of the property each year is the assumed property insurance rate. Based on the initial value of $350,000 that's about $1,400 per year in insurance costs at the start and it changes as the property value changes.
- This is a residential property and 15% of purchase price is considered the value of the land (when doing our depreciation calculation).
Return in Dollars Quadrant™
The following is the estimated Return in Dollars Quadrant™ for this property based on its original assumptions for the first year.
Return On Investment Quadrant™
The following are the estimated Return on Investment Quadrant™ for this property for year 1. We take the returns for each component and divide by the "Total Cost to Close" (down payment, rent ready costs, closing costs - seller concessions). This first one ignores reserves.
ROIQ+R6™
Return on Investment Quadrant™ with 6 months of reserves at 1%.
ROIQ+R12™
Return on Investment Quadrant™ with 12 months of reserves at 8%.
How to Calculate
See the steps walking you through how to calculate various metrics for this property.
Walkthrough how to calculate...
- Gross Potential Profit
- Gross Operating Income
- Operating Expenses
- Net Operating Income
- Cap Rate
- Cash Flow
Property Address/Description: 5% Down From Tenant-Buyer
- This
Property is a Dynamic resuable template of a property that we can buy multiple copies of usingRules . - This
Property is a Nomad™ property that you live in until you buy your next owner-occupant property. When you buy your next Nomad™ property, this one becomes a rental. - This
Property uses dynamicRules to determine when we buy/sell it in theScenario . - Account for down payment, income and expenses for this
Property : Savings Account - $350,000 property value and it goes up at a rate of 3% per year.
- $337,500 property purchase price
- 0% of purchase price for down payment.
- $5,000 fixed dollar amount in closing costs at time of purchase.
- $5,000 fixed dollar amount in seller concessions to help with closing costs at time of purchase.
- 4.375% is the mortgage interest rate with a term of 360 month mortgage term.
- No monthly Private Mortgage Insurance (PMI). It is possible it is being included as a single up-front, lump-sum payment in the Closing Costs or as a lender-paid PMI in the interest rate.
- $2,050 per month in rent but rent increases at a rate of 3% per year.
- 0% of the monthly income is the assumed vacancy rate.
- 5% of the monthly income is the assumed maintenance rate.
- 1% of the value of the property each year is the assumed property taxes rate. Based on the initial value of $350,000 that's about $3,500 per year in property taxes at the start and it changes as the property value changes.
- 0.4% of the value of the property each year is the assumed property insurance rate. Based on the initial value of $350,000 that's about $1,400 per year in insurance costs at the start and it changes as the property value changes.
- This is a residential property and 15% of purchase price is considered the value of the land (when doing our depreciation calculation).
Return in Dollars Quadrant™
The following is the estimated Return in Dollars Quadrant™ for this property based on its original assumptions for the first year.
Return On Investment Quadrant™
The following are the estimated Return on Investment Quadrant™ for this property for year 1. We take the returns for each component and divide by the "Total Cost to Close" (down payment, rent ready costs, closing costs - seller concessions). This first one ignores reserves.
ROIQ+R6™
Return on Investment Quadrant™ with 6 months of reserves at 1%.
ROIQ+R12™
Return on Investment Quadrant™ with 12 months of reserves at 8%.
How to Calculate
See the steps walking you through how to calculate various metrics for this property.
Walkthrough how to calculate...
- Gross Potential Profit
- Gross Operating Income
- Operating Expenses
- Net Operating Income
- Cap Rate
- Cash Flow
Property Address/Description: Nothing Down
- This
Property is a Dynamic resuable template of a property that we can buy multiple copies of usingRules . - This
Property is a Nomad™ property that you live in until you buy your next owner-occupant property. When you buy your next Nomad™ property, this one becomes a rental. - This
Property uses dynamicRules to determine when we buy/sell it in theScenario . - Account for down payment, income and expenses for this
Property : Savings Account - $350,000 property value and it goes up at a rate of 3% per year.
- $355,000 property purchase price
- 0% of purchase price for down payment.
- $5,000 fixed dollar amount in closing costs at time of purchase.
- $5,000 fixed dollar amount in seller concessions to help with closing costs at time of purchase.
- 4.375% is the mortgage interest rate with a term of 360 month mortgage term.
- No monthly Private Mortgage Insurance (PMI). It is possible it is being included as a single up-front, lump-sum payment in the Closing Costs or as a lender-paid PMI in the interest rate.
- $2,050 per month in rent but rent increases at a rate of 3% per year.
- 0% of the monthly income is the assumed vacancy rate.
- 5% of the monthly income is the assumed maintenance rate.
- 1% of the value of the property each year is the assumed property taxes rate. Based on the initial value of $350,000 that's about $3,500 per year in property taxes at the start and it changes as the property value changes.
- 0.4% of the value of the property each year is the assumed property insurance rate. Based on the initial value of $350,000 that's about $1,400 per year in insurance costs at the start and it changes as the property value changes.
- This is a residential property and 15% of purchase price is considered the value of the land (when doing our depreciation calculation).
Return in Dollars Quadrant™
The following is the estimated Return in Dollars Quadrant™ for this property based on its original assumptions for the first year.
Return On Investment Quadrant™
The following are the estimated Return on Investment Quadrant™ for this property for year 1. We take the returns for each component and divide by the "Total Cost to Close" (down payment, rent ready costs, closing costs - seller concessions). This first one ignores reserves.
ROIQ+R6™
Return on Investment Quadrant™ with 6 months of reserves at 1%.
ROIQ+R12™
Return on Investment Quadrant™ with 12 months of reserves at 8%.
How to Calculate
See the steps walking you through how to calculate various metrics for this property.
Walkthrough how to calculate...
- Gross Potential Profit
- Gross Operating Income
- Operating Expenses
- Net Operating Income
- Cap Rate
- Cash Flow
Rules
These are the Rules included with this Scenario.
Sell Rental Properties After Owning Them For Specific Period of Time
Buy Property When Account Has Down Payment
- This
Rule only runs for one month, month 1. - This
Rule will buy another copy of the Dynamic (template property) Nothing Down whenever Savings Account has enough for down payment and closing costs. - This
Rule ignores Debt-To-Income ratio. - This
Rule will only buy 1Properties maximum. But if you sell any, it will try to buy more to replace them.
Paycheck and Personal Expenses
- This
Rule runs for the entireScenario . - Depositing both your paycheck and pulling expenses out of the same Savings Account.
- Both paycheck and personal expenses will be Inflation Adjusted.
- Gross paycheck is $5,000 Inflation Adjusted.
- Assuming a tax rate of 23.11% on your paycheck.
- Net paycheck (after taxes) is $3,844.50 Inflation Adjusted per month.
- The paycheck will stop when they reach "Financial Independence" (goal of Minimum Target Monthly Income in Retirement achieved).
- Personal expenses are $1,687.66 Inflation Adjusted per month.
Buy Property When Account Has Down Payment
- This
Rule starts on month 1 and runs through month 80. - This
Rule will buy another copy of the Dynamic (template property) 5% Down From Tenant-Buyer whenever Savings Account has enough for down payment and closing costs. - This
Rule ignores Debt-To-Income ratio. - This
Rule will only buy 10Properties maximum. But if you sell any, it will try to buy more to replace them.
Buy Property When Account Has Down Payment
- This
Rule runs for the entireScenario . - This
Rule will buy another copy of the Dynamic (template property) 20% Down whenever Savings Account has enough for down payment and closing costs... - Plus at least $10,000 Inflation Adjusted left over in the
Account - This
Rule ignores Debt-To-Income ratio. - This
Rule will only buy 10Properties maximum. But if you sell any, it will try to buy more to replace them.
Significant Events
These are the
- Month 1 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 361 Paid Off Mortgage