11 Co-Living
Decatur, GA 30034
7bd • 7ba • Built: 1968 • Remodeled: 2026
| Projected Income | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | Year 8 | Year 9 | Year 10 |
|---|
| Projected Rent | $90,996 | $93,726 | $96,538 | $99,434 | $102,417 | $105,489 | $108,654 | $111,914 | $115,271 | $118,729 |
| Vacancy Losses | ($9,100) | ($9,373) | ($9,654) | ($9,943) | ($10,242) | ($10,549) | ($10,865) | ($11,191) | ($11,527) | ($11,873) |
| Operating Income | $81,896 | $84,353 | $86,884 | $89,490 | $92,175 | $94,940 | $97,789 | $100,722 | $103,744 | $106,856 |
| Estimated Expenses | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | Year 8 | Year 9 | Year 10 |
|---|
| Property Taxes | ($6,185) | ($6,370) | ($6,561) | ($6,758) | ($6,961) | ($7,170) | ($7,385) | ($7,606) | ($7,834) | ($8,069) |
| Insurance | ($2,713) | ($2,795) | ($2,878) | ($2,965) | ($3,054) | ($3,145) | ($3,240) | ($3,337) | ($3,437) | ($3,540) |
| Management Fees | ($13,103) | ($13,497) | ($13,901) | ($14,318) | ($14,748) | ($15,190) | ($15,646) | ($16,116) | ($16,599) | ($17,097) |
| Leasing/Advertising Fees | ($2,500) | ($2,575) | ($2,652) | ($2,732) | ($2,814) | ($2,898) | ($2,985) | ($3,075) | ($3,167) | ($3,262) |
| Association Fees | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 |
| Maintenance | ($3,640) | ($3,749) | ($3,862) | ($3,977) | ($4,097) | ($4,220) | ($4,346) | ($4,477) | ($4,611) | ($4,749) |
| Other | ($13,800) | ($14,214) | ($14,640) | ($15,080) | ($15,532) | ($15,998) | ($16,478) | ($16,972) | ($17,481) | ($18,006) |
| Operating Expenses | ($41,941) | ($43,199) | ($44,495) | ($45,830) | ($47,205) | ($48,621) | ($50,080) | ($51,582) | ($53,130) | ($54,723) |
| Income Analysis | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | Year 8 | Year 9 | Year 10 |
|---|
| Net Operating Income | $39,955 | $41,154 | $42,389 | $43,660 | $44,970 | $46,319 | $47,709 | $49,140 | $50,614 | $52,133 |
| - Mortgage Payments | ($23,291) | ($23,291) | ($23,291) | ($23,291) | ($23,291) | ($23,291) | ($23,291) | ($23,291) | ($23,291) | ($23,291) |
| = Cash Flow | $16,664 | $17,863 | $19,098 | $20,369 | $21,679 | $23,028 | $24,418 | $25,849 | $27,323 | $28,842 |
| + Principal Reduction | $3,189 | $3,411 | $3,649 | $3,903 | $4,175 | $4,465 | $4,776 | $5,109 | $5,465 | $5,845 |
| + Appreciation | $23,940 | $25,376 | $26,899 | $28,513 | $30,224 | $32,037 | $33,959 | $35,997 | $38,157 | $40,446 |
| = Gross Equity Income | $43,794 | $46,651 | $49,645 | $52,785 | $56,077 | $59,531 | $63,153 | $66,955 | $70,944 | $75,133 |
| Capitalization Rate | 9.4% | 9.2% | 8.9% | 8.7% | 8.4% | 8.2% | 8.0% | 7.7% | 7.5% | 7.3% |
| Cash on Cash Return | 14.7% | 15.7% | 16.8% | 17.9% | 19.1% | 20.3% | 21.5% | 22.7% | 24.0% | 25.4% |
| Return on Equity | 34.5% | 30.0% | 26.7% | 24.1% | 22.2% | 20.6% | 19.2% | 18.1% | 17.2% | 16.4% |
| Loan Analysis | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | Year 8 | Year 9 | Year 10 |
|---|
| Market Value | $422,940 | $448,316 | $475,215 | $503,728 | $533,952 | $565,989 | $599,948 | $635,945 | $674,102 | $714,548 |
| - Loan Balance | ($296,061) | ($292,649) | ($289,001) | ($285,098) | ($280,923) | ($276,458) | ($271,681) | ($266,573) | ($261,108) | ($255,263) |
| = Equity | $126,879 | $155,667 | $186,215 | $218,631 | $253,029 | $289,531 | $328,267 | $369,373 | $412,994 | $459,285 |
| Loan-to-Value Ratio | 70.0% | 65.3% | 60.8% | 56.6% | 52.6% | 48.8% | 45.3% | 41.9% | 38.7% | 35.7% |
| Potential Cash-Out Refi | $84,585 | $110,835 | $138,693 | $168,258 | $199,634 | $232,933 | $268,272 | $305,778 | $345,584 | $387,830 |
| Sale Analysis | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | Year 8 | Year 9 | Year 10 |
|---|
| Equity | $126,879 | $155,667 | $186,215 | $218,631 | $253,029 | $289,531 | $328,267 | $369,373 | $412,994 | $459,285 |
| - Closing Costs | ($29,606) | ($31,382) | ($33,265) | ($35,261) | ($37,377) | ($39,619) | ($41,996) | ($44,516) | ($47,187) | ($50,018) |
| = Proceeds After Sale | $97,273 | $124,285 | $152,950 | $183,370 | $215,652 | $249,912 | $286,271 | $324,857 | $365,807 | $409,267 |
| + Cumulative Cash Flow | $16,664 | $34,527 | $53,625 | $73,994 | $95,673 | $118,701 | $143,119 | $168,968 | $196,291 | $225,133 |
| - Approximate Cash Invested | ($113,715) | ($113,715) | ($113,715) | ($113,715) | ($113,715) | ($113,715) | ($113,715) | ($113,715) | ($113,715) | ($113,715) |
| = Net Profit | $223 | $45,097 | $92,860 | $143,649 | $197,610 | $254,898 | $315,675 | $380,109 | $448,383 | $520,684 |
| Internal Rate of Return | 0.2% | 19.4% | 24.6% | 26.4% | 26.9% | 26.8% | 26.6% | 26.2% | 25.8% | 25.4% |
| Return on Investment | 0.2% | 39.7% | 81.7% | 126.3% | 173.8% | 224.2% | 277.6% | 334.3% | 394.3% | 457.9% |
*Information is not guaranteed and investors should do their own research, get professional advice and conduct due diligence prior to investing.