Okay gang - have exchanged on a boarding house and it will go unconditional next week. Of course now I am getting close I am second guessing my decisions!
Property was found through private sale of another boarding house so didn't go to market. It's CBD of a major regional town (pop 60 000) and the house is currently a horrible place filled with ex parolees and assorted others with a chip on their shoulder. During my stay in the building for the pest and building inspection I ended up barricaded in a room wit a cupboard against the door as all these drunk men raged angry at the sale.
It's currently turning over 200K+ a year as it has "30 rooms" - but only 10-20 used often and the rest are in various states of repair. There is an extension of five rooms that is falling down so may have to be knocked down. Plus some of the other rooms are actual old stables not really suitable as rooms. But that 200K is coming from 10-15 good rooms mostly. Price is $570K including furniture for 30 room. Valuation came in at $550-600K for property alone, not business.
Building is 80 years old. Pretty awful condition. But on 1200m2 of land with rear lane access a block from CBD. DA for 5 townhouses has been lodged previously but now expired. Appriased at being able to rent for $430 a week if used as a residential house (would need work to make it a family house)
I am interested as I see it as buying an income for 10-15 years for myself to see my kid through school. Run the way it is now profit is around $150K as no maintenance has been done, no staff are employed, no money reinvested at all. Bills paid but that's it. I see potential to get the occupancy up closer to 50% or more by having vacant possession with all ferals gone and making it more a guesthouse like the ones I have in Sydney. I think structurally there may not be much point investing too much in trying to bring it back to its glory but rather focus on cosmetic changes to make it look nicer, managed right and preside over the decline of the old building while thinking about redevelopment options.
It would need about 50K worth of fire upgrades but there are grants available to cover that. Can be used as a business straight away with a good scrub. Unlimited amount could be poured into it.
I think if I move in for a few years, manage myself might get it up over $250K turnover. If I did absent management I could pay staff and probably still get 100K "passive" profit (there are always dramas with guesthouses so being totally hands off 100% of the time is hard but maybe a few hours work a week at least).
What questions should I be asking myself? What kind of DD would you have done - trying to see if I missed anything?
Property was found through private sale of another boarding house so didn't go to market. It's CBD of a major regional town (pop 60 000) and the house is currently a horrible place filled with ex parolees and assorted others with a chip on their shoulder. During my stay in the building for the pest and building inspection I ended up barricaded in a room wit a cupboard against the door as all these drunk men raged angry at the sale.
It's currently turning over 200K+ a year as it has "30 rooms" - but only 10-20 used often and the rest are in various states of repair. There is an extension of five rooms that is falling down so may have to be knocked down. Plus some of the other rooms are actual old stables not really suitable as rooms. But that 200K is coming from 10-15 good rooms mostly. Price is $570K including furniture for 30 room. Valuation came in at $550-600K for property alone, not business.
Building is 80 years old. Pretty awful condition. But on 1200m2 of land with rear lane access a block from CBD. DA for 5 townhouses has been lodged previously but now expired. Appriased at being able to rent for $430 a week if used as a residential house (would need work to make it a family house)
I am interested as I see it as buying an income for 10-15 years for myself to see my kid through school. Run the way it is now profit is around $150K as no maintenance has been done, no staff are employed, no money reinvested at all. Bills paid but that's it. I see potential to get the occupancy up closer to 50% or more by having vacant possession with all ferals gone and making it more a guesthouse like the ones I have in Sydney. I think structurally there may not be much point investing too much in trying to bring it back to its glory but rather focus on cosmetic changes to make it look nicer, managed right and preside over the decline of the old building while thinking about redevelopment options.
It would need about 50K worth of fire upgrades but there are grants available to cover that. Can be used as a business straight away with a good scrub. Unlimited amount could be poured into it.
I think if I move in for a few years, manage myself might get it up over $250K turnover. If I did absent management I could pay staff and probably still get 100K "passive" profit (there are always dramas with guesthouses so being totally hands off 100% of the time is hard but maybe a few hours work a week at least).
What questions should I be asking myself? What kind of DD would you have done - trying to see if I missed anything?
