Another Successful BRRRR in Philadelphia
What is the BRRRR Method?
Project Details
This project is in Brewerytown area of Philadelphia, an up and coming area that has been really taking off in the past few years.
This was a tricky project, as I bought it with squatters inside and we did a cash for keys method to get them out (we paid them to leave). Squatter laws are pretty difficult for landlords in Philadelphia, so we had to tread carefully there and make sure everything was done by the book.
Once the tenants were out, we were able to start building. I had to use multiple contractors for this project, which led to it being drug out longer than expected and costing more than we initially thought. Despite these challenges, the project turned out quite nicely and will be a very valuable asset to our portfolio.
The Numbers
Refinance Results:
Purchase price: 155k
Renovation cost: 165k
Appraisal (ARV): 495k
Loan amount: 395k
Realized profit (cash out profit): 395k - 165k - 155k = 75k
Built in equity: 495k - 395k = 100k
Unrealized total profit (equity + cash out): 175k
Estimated Cash Flow:
Principle, Interest, Taxes, Insurance (PITA): 1950/mo
Property management: 231/mo
Maintenance buffer: 100/mo
Common area utilities: 50/mo
Rental income: 3300/mo
Total cash flow per month: 969/mo