Winston-Salem Deal Analysis
Let's look at deal analysis for Winston-Salem, NC 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 Winston-Salem, North Carolina Rental Property
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Typical 20% Down Payment Winston-Salem, North Carolina Rental Property
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|
Purchase Inputs
|
|
|
Percents
|
Dollars/#
|
|
ARV
|
|
$201,788
|
|
Purchase Price
|
|
$201,788
|
|
Seller Concessions
|
—
|
$0
|
|
Down Payment
|
20.000%
|
$40,358
|
|
Closing Costs
|
1.000%
|
$2,018
|
|
Rent Ready Costs
|
|
$0
|
|
Cumulative Negative Cash Flow
|
|
$0
|
|
Total Invested
|
|
$42,375
|
|
Mortgage
|
|
Mortgage Amount
|
|
$161,430.40
|
|
Mortgage Interest Rate
|
7.000%
|
|
|
Loan Term
|
|
360
|
|
Private Mortgage Insurance
|
0%
|
$0
|
|
Drop PMI LTV
|
0.000%
|
|
|
Income
|
|
Monthly Rent
|
|
$1,785
$1785.00
|
|
Other Income
|
|
$0
|
|
Annual Expenses
|
|
Vacancy Rate
|
3.000%
|
$643
|
|
Property Taxes
|
1.138%
|
$2,296
|
|
Property Insurance
|
0.484%
|
$977
|
|
HOA Dues
|
|
$0
|
|
Utilities
|
|
$0
|
|
Other Expenses 1
|
|
$0
|
|
Other Expenses 2
|
|
$0
|
|
Maintenance
|
10.000%
|
|
|
CapEx
|
|
$0
|
|
Management
|
0.000%
|
|
|
Depreciation Details
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|
Land Value
|
15.000%
|
$30,268
|
|
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 |
$207,842 |
$214,077 |
$220,499 |
$227,114 |
$233,928 |
| Appreciation Rate |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Appreciation Dollar |
$6,054 |
$6,235 |
$6,422 |
$6,615 |
$6,813 |
| Monthly Income |
1 |
2 |
3 |
4 |
5 |
| Rent Appreciation Rate |
|
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Rent |
$1,785 |
$1,839 |
$1,894 |
$1,951 |
$2,009 |
| 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 |
$1,785 |
$1,839 |
$1,894 |
$1,951 |
$2,009 |
| Vacancy Percent |
3.000% |
3.000% |
3.000% |
3.000% |
3.000% |
| Monthly Vacancy Dollar |
$54 |
$55 |
$57 |
$59 |
$60 |
| Monthly Gross Operating Income |
$1,731 |
$1,783 |
$1,837 |
$1,892 |
$1,949 |
| Annual Income |
1 |
2 |
3 |
4 |
5 |
| Annual Rent |
$21,420 |
$22,063 |
$22,724 |
$23,406 |
$24,108 |
| Annual Other Income |
$0 |
$0 |
$0 |
$0 |
$0 |
| Annual Gross Potential Income |
$21,420 |
$22,063 |
$22,724 |
$23,406 |
$24,108 |
| Annual Vacancy Dollar |
$643 |
$662 |
$682 |
$702 |
$723 |
| Annual Gross Operating Income |
$20,777 |
$21,401 |
$22,043 |
$22,704 |
$23,385 |
| Annual Expenses |
1 |
2 |
3 |
4 |
5 |
| Property Taxes Percent |
1.138% |
1.138% |
1.138% |
1.138% |
1.138% |
| Property Taxes Dollar |
$2,296 |
$2,365 |
$2,436 |
$2,509 |
$2,585 |
| Insurance Percent |
0.484% |
0.484% |
0.484% |
0.484% |
0.484% |
| Insurance Dollar |
$977 |
$1,006 |
$1,036 |
$1,067 |
$1,099 |
| 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 |
$2,078 |
$2,140 |
$2,204 |
$2,270 |
$2,339 |
| 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 |
$5,351 |
$5,511 |
$5,677 |
$5,847 |
$6,022 |
| Net Operating Income |
1 |
2 |
3 |
4 |
5 |
| Net Operating Income (NOI) |
$15,427 |
$15,889 |
$16,366 |
$16,857 |
$17,363 |
| Mortgage |
1 |
2 |
3 |
4 |
5 |
| Total Annual P&I Payments |
$12,888 |
$12,888 |
$12,888 |
$12,888 |
$12,888 |
| Principal |
$1,640 |
$1,758 |
$1,885 |
$2,022 |
$2,168 |
| Interest |
$11,248 |
$11,130 |
$11,003 |
$10,866 |
$10,720 |
| Loan Balance at End of Year |
$159,791 |
$158,032 |
$156,147 |
$154,125 |
$151,957 |
| 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 |
$48,051 |
$56,045 |
$64,352 |
$72,989 |
$81,971 |
| Cash Flow |
1 |
2 |
3 |
4 |
5 |
| Annual Cash Flow |
$2,539 |
$3,001 |
$3,478 |
$3,969 |
$4,475 |
| Monhtly Cash Flow |
$212 |
$250 |
$290 |
$331 |
$373 |
| Cash on Cash Return on Investment |
0.060% |
0.071% |
0.082% |
0.094% |
0.106% |
| 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 |