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@raven__1___: #عشوائيات
Raven
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Region: SA
Friday 13 November 2026 11:39:40 GMT
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$2.35M asking for 16 doors... but what is it actually worth? Let’s underwrite it. 🏢👇 Here are the details on this 16-unit townhome property in Clarksville, Tennessee: Asking Price: $2,350,000 ($147,000/door) Days on Market: 180+ days (a massive red flag for overpricing) Asset: All 3-bed / 2-bath townhomes (built 1992, great location) In-Place Rents: $1,300/month The Math: Gross Scheduled Income: $250,000/yr ($1,300 × 16 × 12). Effective Gross Income: Factoring in a standard 10% economic vacancy plus $10,000/yr from laundry and fees brings actual collections to ~$235,000/yr. Operating Expenses (50% Rule): Property management, payroll, taxes, insurance, repairs, and reserves eat roughly 50% ($117,000), leaving an NOI of ~$118,000/yr. Market Cap Rate: In this market, you want a minimum 7.0% to 7.5% in-place Cap Rate to justify the debt service and deliver real cash flow. The Verdict: The units are moderately renovated and attract great military and local workforce families, but the seller wants $2.35M based on future hopes rather than present numbers. You never buy commercial real estate on broker pro forma wishes—you buy strictly on in-place cash flow. Watch to the end of the video to see the exact fair purchase price we calculated and what LOI we’re submitting to the broker. What price would you offer on these 16 doors? Drop your number below 👇 . . . #multifamily #commercialrealestate #realestateinvesting #dealbreakdown #underwriting #cashflow #apartments #realestatemarket
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