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Ep 21 Norm and Norma - BRRRR with 5% Down Deals
This is Episode 21 of Real Estate Financial Planner™ podcast.
Buy 10 BRRRR properties where they're able to leave only about 5% of the ARV in the deal.
- Both are 21 years old
- Recently graduated from college and working in a technology department of a large health care business
- Married to each other
- Have a combined $10K saved up
- Earns $72,000 combined (they each earn $18 per hour * 2,000 hours = $36,000/year each)
- Saving about $1,000 per month
- Obsessed about achieving Financial Independence so they can retire early (FIRE)
- Want to find their best path to financial independence together
- Both taking social security at age 67
- Social security estimated based on them working until age 67
The Scenario you want to copy into your Real Estate Financial Planner™ software has the following:
- 2 Accounts (including
Default Cash Account ) - 1 Properties
- 6 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)
- 17.85% effective income tax rate
- 3% inflation rate
- 5.5% mortgage interest rate
- 4% yearly safe withdrawal rate (SWR)
- $5,000 minimum target monthly income in retirement (MTMIR) in today's dollars
- $10,000 ideal target monthly income in retirement (ITMIR) in today's dollars
Accounts
Summary of assumptions for the Account in this Scenario.
- Account Name: All-In-One Account
- $10,000 starting account balance
- 8% yearly rate of return (at start)
- Asset Type: Stocks
Properties
Summary of assumptions for the Property in this scenario (at the start of the Scenario).
Property Address/Description: BRRRR Rental Property - 5% Left In Deal
- 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 : All-In-One Account - $375,000 property value and it goes up at a rate of 3% per year.
- $318,750 property purchase price
- 5.882% of purchase price for down payment.
- 0% of purchase price in closing costs at time of purchase.
- No seller concessions.
- 6.625% 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.
- $2,600 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.
- 0.75% of the value of the property each year is the assumed property taxes rate. Based on the initial value of $375,000 that's about $2,812.50 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 $375,000 that's about $1,500 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.
Paycheck and Personal Expenses - Norm's Job Income
- This
Rule runs for the entireScenario . - Depositing paycheck into All-In-One Account but no personal expenses with this
Rule . - Personal expenses will be Inflation Adjusted.
- Gross paycheck is $3,000 Inflation Adjusted.
- Assuming a tax rate of 17.85% on your paycheck.
- Net paycheck (after taxes) is $2,464.50 Inflation Adjusted per month.
- The paycheck will stop when they reach "Financial Independence" (goal of Minimum Target Monthly Income in Retirement achieved).
Paycheck and Personal Expenses - Norma's Job Income
- This
Rule runs for the entireScenario . - Depositing paycheck into All-In-One Account but no personal expenses with this
Rule . - Personal expenses will be Inflation Adjusted.
- Gross paycheck is $3,000 Inflation Adjusted.
- Assuming a tax rate of 17.85% on your paycheck.
- Net paycheck (after taxes) is $2,464.50 Inflation Adjusted per month.
- The paycheck will stop when they reach "Financial Independence" (goal of Minimum Target Monthly Income in Retirement achieved).
Paycheck and Personal Expenses - Personal Living Expenses
- This
Rule runs for the entireScenario . - No paycheck, but pulling expenses out of All-In-One Account.
- Paycheck will be Inflation Adjusted.
- Assuming no taxes on this paycheck. It is possible this is already an "after-tax" amount.
- This paycheck will not stop at retirement.
- Personal expenses are $3,930 Inflation Adjusted per month.
Buy Property When Account Has Down Payment - Buy 10 BRRRR with 5% Down Deals
- This
Rule runs for the entireScenario . - This
Rule will buy another copy of the Dynamic (template property) BRRRR Rental Property - 5% Left In Deal whenever All-In-One Account has enough for down payment and closing costs... - Plus at least 6 months of reserves for all personal expenses
- This
Rule requires that with the purchase of the property with thisRule that Debt-To-Income ratio remains below 45%. - This
Rule will only buy 10Properties maximum. But if you sell any, it will try to buy more to replace them.
Passive Income - Norm's Social Security at Age 67
- This
Rule starts on month 552 and runs for the rest of theScenario . Passive Income is typically used for things like social security, pensions, or annuities. UnlikePaycheck and Personal Expenses they count toward whether you qualify for financial independence.- $1,553 Inflation Adjusted in gross passive income per month.
- Assuming a tax rate of 18.06% on this passive income.
- Net (after taxes) deposited to All-In-One Account is $1,272.53 Inflation Adjusted per month.
Passive Income - Norma's Social Security at Age 67
- This
Rule starts on month 552 and runs for the rest of theScenario . Passive Income is typically used for things like social security, pensions, or annuities. UnlikePaycheck and Personal Expenses they count toward whether you qualify for financial independence.- $1,553 Inflation Adjusted in gross passive income per month.
- Assuming a tax rate of 18.06% on this passive income.
- Net (after taxes) deposited to All-In-One Account is $1,272.53 Inflation Adjusted per month.
Significant Events
These are the
- Month 33 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 46 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 57 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 74 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 98 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 110 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 125 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 146 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 158 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 170 Bought New Dynamic Property Based On Rule Buy Property When Account Has Down Payment
- Month 195 Achieved Financial Independence Goal
- Month 291 Achieved Ideal Financial Independence Goal
- Month 393 Paid Off Mortgage
- Month 406 Paid Off Mortgage
- Month 417 Paid Off Mortgage
- Month 418 Achieved 2 X Ideal Financial Independence Goal
- Month 434 Paid Off Mortgage
- Month 458 Paid Off Mortgage
- Month 470 Paid Off Mortgage
- Month 485 Paid Off Mortgage
- Month 506 Paid Off Mortgage
- Month 518 Paid Off Mortgage
- Month 530 Paid Off Mortgage