Extant:
The assessed value is not reliable. You need to run your own set of comps. I would recommend two sources of comps, Title Company and MLS. You also want to check in the MLS to see what others are selling for.
The deal you have posted does not sound like a deal to me. As a rule of thumb in your price range, you want at least a $30k split between what you are purchasing for and what the house is worth if you are getting your own financing based on a normal rehab. Make sure you always figure in these 5 Factors when purchasing to ‘retail’.
5 Factors To Always Consider When ‘Retailing’:
-Purchase Price: Always run two sources of comps to figure ARV. Also check MLS for listings in that area and price range to make sure you will be competitive.
-Acquistion Cost: are you taking it over ‘subject to’, getting a hard-money loan, private investor loan, using a credit line or paying cash? Dont forget you are going to pay around $1500.00 for Title, Escrow, Fire Insurance, notary, and this is not counting the any points or garbage fees by the lender.
-Rehab: most new investors think they will get away with paint and carpet and pay only $2500.00 on their rehab. This is why they are done after their 1st deal. When you rehab a property, you are opening up a can of worms. After doing over 300 deals the past 10 years, I can tell you some horror stories. Oh, make sure it is not on septic either, if there is a sewer within 100’ of the house, you will have to hook-up. There are many factors. I typically spend $8k-$10k on every rehab and that is when everthing is there. If I have to replace a kitchen or roof, even more to rehab.
-Carrying Cost: You need to figure at least 6 months. This is a cheap insurance policy! I have had perfect houses in the middle of the block fall out of escrow 3 times for no rhyme or reason. If it sells faster, great, you make more money.
-Selling Cost: This is often the most overlooked item by new real-estate investors. If you are paying 6% with an agent to sell your house, you are also going to pay an additional 3-4% for items such as:
-Title
-Escrow
-Taxes
-Termite
-Home Warranty
-Home Inspector Repairs: everyone is sending out their home-inspectors now which can be a deal killer. I would recommend you do the inspection with the home inspector so you can expain any deficiencies.
-FHA non-allowable
-Buyers Closing Cost
-FHA Non-Allowables
I would personally try to sell your couple deals FSBO or use one of those MLS listing services. For a couple hundred bucks, you can have your house listed and pay only 3% commission and the agents all call you to present offers. Has worked great for me.
There are things you can do to cut down your cost as an investor. Try to work out deals with the escrow company or closing attorney, title company (always buy a binder policy), termite company, and state in your contract when you sell that you will only pay $1,000 in FHA non-allowables. I would not recommend that you sell FHA when you do a flip due to the ‘seasoning’ issues. I would recommend you take before and after pictures, keep a copy of the rehab receipts so that you can submit to the conventional lender when you go to sell the property. Also, try to use a seasoned broker who knows who to submit to.
Best Riches,
Jeff Adam