Case Study

The following example is intended to provide a more thorough understanding of how this type of owner financing can be structured and how both the seller and buyer can benefit.

Sally is interested in investing in real estate, but does not want to be a landlord or have to be responsible for all the maintenance, repairs, tenant turnover, etc.  So she talks to Keyrenter and decides to purchase a property and then resell it with owner financing terms.  The goal is to find a single family home in a location where average people and families want to live.  High demand areas where homes typically sell quickly and rent quickly and where rental values are stable and have a history of slow growth.


Keyrenter helps her buy 3 bedroom, 2 bathroom, 1 car garage starter home worth $200,000. She puts 20% down so she can leverage for a higher return and keep her costs low (no mortgage insurance) by only financing $160,000.  Because of her good credit, she is able to qualify for a lower interest rate and her monthly payment including taxes and insurance is $970.


After minimal upgrades to fixtures, paint, landscaping, and cleaning totaling $3,000, Keyrenter begins advertising the home for sale.  The price of the home is based on the monthly payment, which is intentionally set at or close to market rents for the home. The ads and sign are simple and state:


Own this Home

No Banks!

$15K down

$1,500 per month

Call: 801-783-1300


Sam and Michelle have been renting homes for the past 8 years.  They have had to move 3 times because the landlords decided to sell, move back, or rent to their own family.  They are tired of being uprooted from their neighborhood, schools, friends, etc.  They want to buy and claim their ground and have stability and security, but unfortunately do not qualify for traditional financing.  Sam is self-employed and also has some past credit issues but they pay all their bills and have great rental history.  They have money saved up and are exploring their options.  They happened to see the ad online and called Keyrenter to find out more about owning the home.


The contract is put together with the buyers paying $20K down and a 30 yr fixed mortgage with a monthly payment of $1,500.  The payment is based on the following:

  • Loan Balance: $230,000 ($245K purchase price less $15K downpayment)

  • Interest Rate: 6%

  • Principal & Interest Payment: $1,380

  • Taxes: $120 (same amount as Sally pays)


The payment is made each month to Keyrenter’s Escrow Service which makes the process seamless by paying Sally’s underlying mortgage, escrows and pays taxes and insurance, and pays Sally her cash-flow of $455 ($530 less the service fee of $75). Since Sally does not have maintenance and repair responsibilities, she can expect the same cash-flow each month.  


Sam and Michelle are now enjoying home ownership as Sally is enjoying cash flow without the responsibilities of a landlord.



Case Study Analysis


Let’s now analyze this example as well as look at the numbers and the return that Sally is getting using this strategy as opposed to keeping it as a rental.


 

 

Rental

(Landlord)

Owner Finance

(Contract for Deed)

FINANCIAL

  

Ongoing Maintenance Expenses

Sally Pays

Buyer Pays

Taxes

Sally Pays

Buyer Pays

Insurance

Sally Pays

Both Sally and Buyer Pay

   

Entry Fee

None

Down Payment

Their Mindset

Short-term, Non-Ownership

Long-term, Ownership

Appreciation

Yours

Theirs

Depreciation

Yours

Theirs

Estimated Avg. 5 Year Cash Flow

$2,170

$7,438 (monthly and ½ downpayment)

Estimated 2nd Year Cash Flow

$1,938

$5,950

Anticipated 1st Year Return

3.9%

30.6%

Anticipated Avg. 5 Year Return

4.4%

13.5%

RISKS

  

Move-Outs

Non Payment, Decide to Move, Lease Violations

 

Eviction Timeline

3-6 Weeks

6-10 Weeks

Guarantees

None

They can’t refinance or sell without you being paid in full.

Term

Generally 1 Year Lease

Up to 30 Years

Flexibility to Change Plans

More Flexible

Not Flexible, Sally is Committed unless she sells the note.

OTHER

  

Who’s on Title

Sally

Sally

Refinancing

N/A

The purchase price is high over market value which generates longer-term income. Sally could sell the note to cash out.