Multifamily properties are one of the most popular and profitable types of real estate investments. They offer multiple streams of income, economies of scale, tax benefits, and appreciation potential.
However, buying and owning a multifamily property is not as simple as it may seem. You need to know how to analyze the market, the property, and the financials before making an offer. You also need to know how to finance your purchase and manage your cash flow.
In this article, we will show you how to analyze and finance multifamily properties step by step. We will also share some of the best books on multifamily investing that can help you learn more about this niche and succeed as an investor.
How to Analyze Multifamily Properties?
Analyzing a multifamily property is crucial for any investor who wants to find good deals and avoid bad ones. Analyzing a multifamily property involves three main steps:
- Market analysis
- Property analysis
- Financial analysis
The first step is to analyze the market where the property is located. This will help you understand the supply and demand dynamics, the competition, the growth potential, and the risks of the area. Some of the factors you should consider are:
- Population and demographic trends
- Employment and income levels
- Rental rates and vacancy rates
- Supply and demand of multifamily units
- Future development plans and projects
- Crime rates and safety issues
- Amenities and attractions
You can use online sources such as census data, local government websites, real estate websites, news articles, and reports to gather information about the market. You can also personally visit the area and talk to local residents, property managers, real estate agents, and other investors.
The second step is to analyze the property itself. This will help you evaluate the physical condition, operational performance, and property value. Some of the factors you should consider are:
- Location and neighborhood
- Age and condition
- Size and layout
- Number and type of units
- Quality and features
- Curb appeal and landscaping
- Maintenance and repairs
- Tenant profile and turnover
- Management and staffing
You can use online sources such as property listings, tax records, appraisal reports, inspection reports, rent rolls, income statements, and expense reports to gather information about the property. You can also visit the property in person and inspect it thoroughly.
The third step is to analyze the financials of the property. This will help you determine the profitability, the cash flow, and the property’s return on investment. Some of the factors you should consider are:
- Purchase price
- Financing terms
- Down payment
- Closing costs
- Gross income
- Operating expenses
- Net operating income (NOI)
- Capitalization rate (cap rate)
- Cash-on-cash return (COC)
- Internal rate of return (IRR)
You can use online sources such as mortgage calculators, financial software, spreadsheets, or apps to perform financial calculations. You can also use financial formulas such as:
NOI = Gross income – Operating expenses
Cap rate = NOI / Purchase price
COC = Cash flow / Cash invested
IRR = Discount rate that makes net present value (NPV) of cash flows equal zero
Financing a multifamily property is another important skill for any investor who wants to leverage their capital and increase their returns. Financing a multifamily property involves choosing different options depending on your goals, qualifications, and preferences. Some of the most common options are:
- Conventional loans
- FHA loans
- VA loans
- Seller financing
- Hard money loans
- Private money loans
- Bridge loans
Conventional loans are loans from banks or other financial institutions that follow standard guidelines set by Fannie Mae or Freddie Mac. They are typically used for investment properties with five or more units that generate stable income. They require at least a 20% down payment, a good credit score, a low debt-to-income ratio, and sufficient reserves. They offer competitive interest rates, long repayment terms (up to 30 years), and flexible amortization options.
FHA loans are loans insured by the Federal Housing Administration that allow low down payment (as low as 3.5%), low credit score (as low as 580), high debt-to-income ratio (up to 50%), and minimal reserves. They are typically used for owner-occupied properties with up to four units that need some repairs or improvements. They offer fixed interest rates, long repayment terms (up to 30 years), and strict property standards.
VA loans are loans guaranteed by the Department of Veterans Affairs that allow no down payment, credit score requirement, debt-to-income ratio limit, or mortgage insurance. They are typically used for owner-occupied properties with up to four units by eligible veterans or active-duty service members. They offer competitive interest rates, long repayment terms (up to 30 years), and flexible property standards.
Seller financing is when a buyer obtains a loan from the seller of the property instead of a bank or other lender. It is typically used for properties that are hard to finance or sell due to their condition or location. It requires negotiation between the buyer and seller on the interest rate, repayment term, down payment, balloon payment, prepayment penalty, default clause, and other terms. It offers flexibility, creativity, and convenience for both parties.
Hard money loans are short-term loans from private lenders based on the property’s value rather than the borrower’s creditworthiness. They are typically used for properties that need quick closing or extensive rehabbing. They require high-interest rates (up to 18%), short repayment terms (up to 12 months), high origination fees (up to 10%), low loan-to-value ratios (up to 70%), and collateral (usually the property itself). They offer fast approval, easy qualification, and minimal documentation.
Private loans are loans from individuals or groups with money to lend for real estate purposes. They are typically used for properties that have high potential or unique features that appeal to the lender’s interest or expertise. Also, they require negotiation between the borrower and lender on the interest rate, repayment term, down payment, equity share, profit share, and other terms. They offer flexibility, networking, and partnership opportunities for both parties.
Bridge loans are short-term loans that bridge the gap between two transactions involving property. They are typically used for properties that need interim financing until permanent financing is secured or until they are sold. Also, they require high-interest rates (up to 15%), short repayment terms (up to 36 months), high origination fees (up to 5%), low loan-to-value ratios (up to 80%), and collateral (usually another property). They offer speed, liquidity, and leverage for the borrower.
If you want to learn more about how to analyze and finance multifamily properties, you can also read some of these books on multifamily investing:
The Complete Guide to Buying and Selling Apartment Buildings by Steve Berges: This book covers everything from finding deals, evaluating properties, negotiating contracts, securing financing, managing operations, increasing income, and selling for profit.
The ABCs of Real Estate Investing by Ken McElroy: This book teaches you how to achieve wealth and cash flow through real estate investing. It covers topics such as finding great deals, analyzing cash flow, increasing value, financing strategies, property management tips, and exit strategies.
Crushing It in Apartments and Commercial Real Estate by Brian Murray: This book shares the author’s journey from teacher to successful real estate investor. It covers topics such as finding your niche, building your team, raising capital, finding deals, adding value, managing tenants, and scaling up.
Multifamily Millions by David Lindahl: This book uses a proven system to show you how to create wealth through multifamily investing. It covers topics such as market cycles, property types, deal analysis, financing options, repositioning strategies, cash flow secrets, and exit plans.
The Best Ever Apartment Syndication Book by Joe Fairless and Theo Hicks: This book guides you through every step of raising money from private investors and buying large apartment buildings. It covers topics such as setting goals, building a brand, finding investors, selecting markets, finding deals, underwriting deals, securing financing, closing deals, and asset management.
Multifamily investing can be rewarding for generating passive income, building wealth, and achieving financial freedom.
However, it requires knowledge, skills, and resources to succeed. By learning how to analyze and finance multifamily properties using this guide and these books on multifamily investing, you can increase your chances of finding great deals, securing favorable financing, and maximizing your returns.