Rental Property Investing
Determine the amount of rent you are able to charge by taking a look at what comparable properties are currently renting for in your local market, checking out the classified ads in your local paper(s), and speaking with some leasing agents at real estate rental companies. Be sure to allow for some portion (around 5 percent per year) of the time for your property to be vacant
You may end up paying some or all of your renter's utility bills, such as garbage, water, or gas. Estimate from your own usage what the monthly tab will be. Expect most utility bills to increase a bit because tenants will probably waste more if you're picking up the bill.
Call your insurance company to inquire about how your property insurance premium would with rental property.
Figure that you'll spend about 1 percent of the property's value per year on maintenance, repairs, and cleaning.
Finding good tenants takes time and promotion If you advertise, estimate at least $100 to $200 in advertising expenses, not to mention the cost of your time in showing the property to prospective tenants. You must also plan on running credit checks on prospective tenants.
Rental brokers normally take one month's rent as their cut.
Now divide by 12 to get a monthly figure of cost!
Total all the monthly expenses and subtract that number from your estimated monthly income after allowing for some vacancy time. This is your property's cash flow.
If you have a negative cash flow, you may actually be close to breaking even when you factor in a rental property tax write-off known as depreciation. You break down the purchase of your property between the building, which is depreciable, and land, which is not depreciable. You can make this allocation based on the Assessed value for the land and the building or on a real estate appraisal. Residential property is depreciated over 27 1/2 years (3.64 percent of the building value per year).
What we do is add all the costs over three years on a place, then divide by three.
The reason for this is that a tenant stays with us an average of three years or more. So if you need to average a unit, you need to build in the costs over this period of time.
You also might have a higher up front cost when you are adding in a new AC unit or something, but when you average it out, it will be less.
Thanks Joel,
For the add in.
I'm new to this emailing/comments, but here goes. I understand that John seems to have alot of experience on questions. so here's my question. I you are biuilding a new home and theres wood/lumber left over are you to get the credit for the lumber or can keep it as it is the xtra that was incurred in the price you are paying for the build? I asked the builder and he said they always over ship and when they do . the builder returns and he gets the credit back,. I was very uncomfortable with this answer and decided to research by starting to ask questions???
can you help?
Yes this is a common practice in the industry
I'm not John, but I am a builder. In answer to your question it depends on your contract. If you have contracted for a home turnkey, as in the builder builds your home for a set price, you are not entitled to any left over lumber. Builders often have extra materials onsite to compensate for any miscalculations in ordering, defective materials, or mistakes. Thus the extra materials are his. He has contracted to put the required materials used to build your house in your house.
If your contract is for "cost plus" then the materials are yours because you are paying for all materials, and any returns would mean the credit would go to you.
Hope this helps,
Terry
Sorry: I didnt answer you sooner Terri tha was a help to me.