Читать книгу Commercial Real Estate Investing For Dummies - Peter Harris - Страница 18

Honestly, the only requirement needed to crunch numbers is to be able to count to ten with your fingers (or at least be able to use a calculator). What you’ll find is that any type of income-producing property can be analyzed by simply splitting up the deal into three parts:

 Income

 Expenses

 Debt (mortgage payment)

The process for figuring out the cash flow for a 30-unit apartment complex is the same as the process for a single-family home. For instance, say you bought a three-bedroom, two-bath home and you’re renting it for $2,000 per month. As the landlord, you’re responsible for property taxes, insurance, and a landscaper. All those expenses total $600 per month. You also pay $1,000 per month for your mortgage. The tenant pays all other expenses. Here’s a quick formula for figuring out cash flow per month:

Income – expenses – debt = cash flow per month

Using the numbers from the previous single-family home example, here’s the formula in action:

$2,000 (income) – $600 (expenses) – $1,000 (debt) = $400 (cash flow)

Wasn’t too difficult, was it? Now, here’s an example for a 30-unit apartment building. You have 30 two-bedroom units renting for $1,400 per month. That totals $42,000 per month in income. Total expenses for the 30 units are $18,000 per month (which includes taxes, insurance, maintenance, and property management costs). The mortgage payment is $16,500 per month. Here’s how the formula works to find the cash flow per month:

$42,000 (income) – $18,000 (expenses) – $16,500 (debt) = $7,500 (cash flow)

This concept applies for office buildings and shopping centers as well. Just remember that for any property you want to analyze, you need to get the income first, the expenses second, and the debt payment third. From there, you can see whether the property makes any money. In Chapter 3, we go through this concept in much more detail. In fact, after going through the real-life examples that we provide, your confidence level should be incredibly high.