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Investing in Rental Properties For Building Wealth and Cash Flow

With the real estate market finally taking a breather, it’s time to start considering investing again. Prices would still have to come down a fair bit in many areas for it to be worthwhile, but other areas are depressed and decent investments can be had already.

The Error In Real Estate Investing

Many people buy rental properties with the single hope that they will  Investment climate cover the mortgage and property taxes with the rent and that they will eventually benefit from the slow build up in equity. This is the wrong way to look at real estate investing; it not only ignores many of the real expenses involved, but it also ignores the cost of capital and the tie up of your equity.

How to Properly Evaluate a Real Estate Investment

The way professionals do it is to start off with something called the CAP rate or capitalization rate. It effectively works out the return on the actual asset itself, as you were paying cash for it.

The CAP rate is basically the percentage return you have left to cover interest costs with if you are borrowing for the property. It is also the rate of return you will be getting on any equity you have or will build in the property.

When you have established an acceptable rate of return that you require for it to be a decent investment in that way, you can then decide on the degree of leverage (i.e. mortgage) to use to magnify that return. Hiding a losing investment by playing with mortgage amortizations or downpayments is doing a disservice to yourself, as using leverage on a money losing property will only magnify your loss!

Calculating CAP Rate

To get the CAP rate of the property you are assessing, you take the gross annual rents, less all non-financing costs, and then divide that by the purchase price of the property.

Non-financing costs are not just property taxes and insurance, but are also provisions for repairs and vacancy as well as for management of the property (or compensation for yourself if you’ll be doing it). A conservative estimate of expenses (from my own experience and from my research) is 45% of rents, but that will vary with certain factors such as local taxes, quality of tenants, current condition of property, etc.

Using Your CAP Rate to Effectively Plan Your Investment

Once you have your CAP rate calculated, you can now use that as the starting point to see if the property warrants further investigation and analysis. For myself, I won’t look at anything less than a 7% CAP rate. That allows me to pay 4-5% on a mortgage and still have 2-3% left as my profit. With current market conditions, I assume zero growth in the value of the property for the near future, which is being conservative. If you plan to invest in an area where you expect price growth, you may require a lower CAP rate for your investment.


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