Despite the changes in the real estate market the past few years, fixing and flipping property can still be a great way to make money in real estate, provided you follow the right formula.
It isn’t about repairing drywall, painting inside and out and planting flowers. It’s all about how you do the numbers. If the numbers do not work then you keep looking. People often buy and sell a fixer-upper without a definite plan. They buy a house, fix it up, add $10,000 or $20,000 to their costs, then they put the house up for sale at this price.
Have you ever bought a house according to what the seller has put into it? Of course not; you look at similar houses to determine the value in that neighborhood. If you have $110,000 into a fix-and-flip project, and similar homes are selling for $105,000, how much will you get? It has nothing to do with what you’ve spent, does it?
The Fix & Flip Formula
1. Determine the after-repair value of the house you’re looking at. Get an appraiser’s help, or look at what similar houses have actually sold for, not asking prices. The price it’s likely to sell for is going to be your starting point.
2. Calculate costs: closing fees, loan fees, document prep, homeowner’s insurance, title policy, repair costs, interest on loans, property taxes, sales commission, fees, title policy, and most important your hold cost – how long will it take to sell. You want projected costs of all four categories: buying, improving, carrying, and selling. Subtract all costs from the expected sales price.
3. Subtract a profit that makes it worth the effort for example $20,000.00 profit. Now you have the highest price you can pay. You have to walk away if you can’t get it for this price or less. You’ll offer thousands less, of course, to give yourself negotiating room.
A Fix & Flip Example:You’ve found a fixer-upper, and determined you can get $128,000 for it when it’s done. Buying costs will be $2,000. Repair estimates add up to $8,000. Carrying costs will be $2,500. Sales commission and other closing costs will be around $8,000. You figure in $1,500 for the “unexpected.” For your effort, you want a $20,000 profit.When you subtract all of that from your expected sales price, you have $107,500.
That’s the most you’ll pay if you want a safe real estate investment. Offer $81,000, and walk away if you and the seller can’t settle on something under $87,500. You always start with the eventual sales price and work your way back.
I work with dozens of private investors and have raised millions of short-term private money to fund fix and flips. Do you have cash to invest? Are looking for a safe and secure way to earn a double-digit return on your money?
How can I help you?