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Hi Wannabe,
The numbers look good … let’s do the maths …
Cost of property = 165,000
Stamp duty = 4,500
Legal fees = 1,000
Mortgage SD + fees = 1,000
Misc = 500So your total purchase cost is = 172,000
Borrow 100% of 172,000 at say 6% so your annual interest repayments will be:
172000 x 6 / 100 = 10,320 p.a
Your rent per annum will be 355 x 52 = 18,460 p.a.
Management fees at 7.7%: 18,460 x 7.7% = 650
Insurance = 300
Rates = 3,500
Misc = 1,000
TOTAL COST PER YEAR = 10,320 + 650 + 300 + 3,500 + 1,000 = 15,770
TOYAL RENT PER YEAR = 18,460
TOTAL PROFIT = $2,690 p.a.
Your cash on cash return if you put NO money into the deal is INFINITY (this is the BEST return on investment you can aim for … I did say best “return on investment” NOT the best type of investment strategy! You may ask “if an infinite ROI isn’t the best then what is?”. I will leave this for you to think about…)
By the why all positively geared properties have a potential cash on cash return of infinity (by definition). (this is assuming you don’t have to do major maintenance work on the units every year etc…)
Numbers are very interesting and well worth understanding…
Pin
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Hi wannabe
Just ‘play’ with the figuers that pinit put in for your deposit amount.
Cost of property = 165,000
Stamp duty = 4,500
Legal fees = 1,000
Mortgage SD + fees = 1,000
Misc = 500So your total purchase cost is = 172,000
Assuming an 80% borrow on PP, and that you are covering other costs out of pocket…
Borrow 80% of 165,000 at 6.8% (Interest Only) = $132,000 so your annual interest repayments will be:
132000 x 6.8 / 100 = 8,976 p.a
Your rent per annum will be 355 x 52 = 18,460 p.a.
Management fees at 7.7%: 18,460 x 7.7% = 650
Insurance = 300
Rates = 3,500
Misc = 1,000TOTAL COST PER YEAR = 8,976 + 650 + 300 + 3,500 + 1,000 = 14,426
TOYAL RENT PER YEAR = 18,460
TOTAL PROFIT = $4,034 p.a.
Your cash on cash return
You put in 20% ($33,000) + costs ($7,000) = $40,000
Your return = money rec’d/money in
= 4034/40000 = 10.085% return.As you can see from this return compared to infinity, the more cash you have to put in the less return you will make. However, you are making money, and with 4 units, there are multiple ways of increasing rent, or providing other services that can increase the overall return.
If I stuffed the numbers anybody, please correct me.
Cheers
MelUsing Pin’s figures.
20% deposit = $33,000
closing costs = $7200
total money in = $40,200.The profit from this deal will be roughly $2690 per year. so the ROI will be yearly profit divided by the upfront money invested. 2690/40200. which is about 6.70% return.
This is not very high due to the large deposit needed. But it also doesn’t take into account any future capital gains.
But, rereading Pin’s post, she used 100% finance. If you had cash for the deposit, and borrowed 80% of teh value = a loan of $132,000 @ 6.8%, yearly interest will be $8976. This will give you another $1344 per year profit, so your ROI would be 10%. But you are probably getting your deposit etc from a LOC anyway.
Terryw
Discover Home Loans
North Sydney
terry@discoverhomeloans.com.auTerryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
Hi Guys
Re management fees:
$18,460 * 7.7%= $1421.42 not $650 as stated.Therefore expenses will increase by another 1421-650 = $769.
Regards
D’oh! Didn’t check that one!
Takes profit back to $3263.
Cash on Cash Return = 3263/40000 = 8.2%.
As Terry says, doesn’t take Cap Gain in.
Cheers
MelHi Everyone,
You have mentioned in the post about taking out an interest only loan, while i understand the workings for this, how many years will you have to keep paying the annual interest, is it forever?
I am relatively new to all this stuff, my more i learn now the less of an idiot i’ll look like later, lol[
Thanks, Fudge111
Hey Fudge
You basically pay it forever, or as long as you owe the money anyway.
Although what the banks tend to do is give you a five year IO term, after which it reverts to P&I, and is a 25 year loan or something like that. If you want to keep it at IO, you just renegotiate with them for another term, or refinance to another bank.
Hope his helps.
cheers
MelThanks again Melbear!
It’s amazing how much I’ve learnt in the short time i have been a member of propertyinvesting.com, this forum is such a great source of information!
Fudge111 [
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Hi Wannabe im having problems with the maths?in the following advice given to you i cant see where the principle ammount is being factored in to the repayments,i thought this would be necessary to work out the repayment or are they talking interest only.Do you know the correct way to work out the repayments from the bank on say a $100.000 loan over 25 years @ 6.75%? i would be appreciative if you could help regards
ozzpomHi ozzpom
For a quick formula on 6.75% over 30yrs see earlier posting “Helpful repayment formula”
T
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