Property investing 101: Gaining some experience
Investing seems to go hand in hand with running your own businesses. After speaking to my mum the other day, I found that there was approximately 60 rooms from an old hotel for sale on separate titles. The smaller ones were selling for 80k each, and could easily be used as studio apartments.Interested in the concept matching in with my short-medium term goals, I decided to crunch the numbers. This research showed that if I used the first home buyers grant and got a loan of about $65,000 that I could live in it for the next 18 months (paying an interest only loan) then rent it out to a university student from the local university for $100-$120 per week.Unfortunately, everything fell into place except for one thing. When heading down for the inspection I received a copy of the section 173 which stated the properties could not be sold as a principal place of residence. After speaking to town council for further information, it appears that these properties could not be purchased or rented to anyone unless they had another house they were living in as a primary home.This was a pity as there was a lot of potential there. Turns out the council did not want to turn an old hotel into accommodation as they still wanted it as a hotel, so they are making it difficult to sell.Nevertheless, some good can always be made of a bad/difficult situation. Here is the steps I have learned as a result of this experience:
A breakdown of how I went through the numbers on this property is as follows (please note: These figures are roughly calculated... the deal would need to be examined further before purchasing):
Total revenue (92% tenancy rate) = $5,760 per annum
Total profit = $170 per annum = $3.27 per week.Although the above numbers might sound hardly exciting in the worst-case scenario there are some options here:
- Knowledge pays: Having studied a bit of Commercial Law (although not being the best student) I could read the technical jargon of the section 173 that was provided to me. This was beneficial as it lead me to make further inquiries with the local town council. Also, having had experience in looking at previous potential properties (for purchase and investment) I was able to determine what to look for and whether it would match my goals.
- Always get the documentation: A section 32 is ideal. In this situation, they did not want to provide a copy (I am assuming due to the legislative wrap-up) but it was clear from the section 173 that the place was not a viable option to purchase.
- Seek external opinions: By speaking to some friends and family, I learned a lot. I now know people who would be interested in certain types of property and for what prices should I find a multiple housing deal in the future. I also know contacts who can help me with renovation work and plastering rather cheap (I also have a bit of building experience from our current house and from starting an apprenticeship a few years ago).
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Find out as much as you can: 50 apartments had already been sold. The information after some inquiries led to finding out that these 50 were sold to one company who plan to demolish them and rebuild a new hotel on the site.
- Know what to look for: There are some things that can be done rather cheaply (painting, plastering, etc.) if you know contacts or have some experience, some things on the other hand can be more trouble than they are worth.
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Know your limits: If you can afford only to invest in a $100,000 property, don't enter into anything you cannot comfortably maintain.
- Avoid emotions: Don't buy an investment property because you like it. If the numbers don't add up and it needs to be negatively geared, it is not worth it.
- Know when to walk away: When the deal doesn't add up or if there is more effort and risk than reward, don't enter into the deal. By all means be prepared to work, but don't waste time on a deal that is not viable.
A breakdown of how I went through the numbers on this property is as follows (please note: These figures are roughly calculated... the deal would need to be examined further before purchasing):
- Cost: $79,500 + 5% Stamp Duty ($3,975) = ($83,475)
- + Closing costs (Approximately $1,000 assumed) = ($84,475)
- $84,475 - $17,500 First Home Buyers Grant = ($66,975)
- $66,975- $5,000 cash savings = ($61,975)
- $61,975 borrowed at 5.5% interest only loan = ($3409) /52 = $65.55 per week
- Body Corporate fees = $661 per annum/52 = $12.75 per week
- Water and gas rates factored into body corporate (this time), electricity still required.
- Council rates= Assumed $900 per annum/52 = $17.30 per week
- Weekly expenses (=council rates + body corporate + loan repayments)= $96.60 per week.
Total revenue (92% tenancy rate) = $5,760 per annum
Total profit = $170 per annum = $3.27 per week.Although the above numbers might sound hardly exciting in the worst-case scenario there are some options here:
- Cash flow: Once rented out, I would have used the money I was paying to live there down on the principal (and moved back in at home). After one year of principal payments, the home would be back making a clear profit.
- Capital Appreciation: Although not bankable, the plan would have been to hold onto this property for life, which would allow capital appreciation over time.
- Increasing the rent: Charging an extra $5 per week could dramatically improve the profits.