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In this week’s Money Crunching Mondays post I’ll cover the question of whether you really can leave your 9-to-5 job and retire early, simply by investing in real estate. Better yet, we will review if this can be accomplished in as little as 5 years.
Let’s look at the simple math behind passive income through real estate investing.
To start out, we have to determine just what it means to retire early.
To retire you have to either:
- Withdraw a percentage of your retirement/investment savings
- Live off passive monthly income
Either of which will cover your monthly living expenses such that you no longer have to earn money by working.
For this example, we have to make a few assumptions:
- Assumption #1: Your monthly expenses are $4,000
- Assumption #2: Your monthly income is $5,000
- Assumption #3: You have no retirement savings but you have saved $25,000 to use as a downpayment on your dream home.
- Assumption #4: You have no debt
What we understand from these assumptions is that you need $4,000 in passive income in order to retire early. You also clearly dream of buying your dream home soon since you have diligently saved money every month, and you have a current net worth of $25,000.
So let’s see if you can go from $25,000 in savings to a comfortable early retirement in just 5 years, simply by harnessing the power of real estate investing.
Year 1: Invest your savings and buy Duplex #1
At the beginning of the year you find a local realtor that specializes in working with real estate investors. Together you find an inexpensive little duplex in a low-cost-of-living section of town.
You buy the duplex for $80,000, put 20% down and the rest ($9,000) goes to updating the units and some light repair. After you make the updates, the duplex appraises for $110,000.
Note: This means that the After Repair Value (ARV) is $110,000.
Since the property is now worth more than you paid for it, you go back to your lender and arrange for a “cash-out” refinance. You can set up a new mortgage for 75% of the ARV, allowing you to pull equity back out of the home.
Here’s what that looks like:
- Down payment: $16,000
- Total mortgage: $64,000 ($540/month)
- Monthly mortgage payment (with tax & insurance): $540
- Rehab: $9,000
- Rent after rehab: $750/unit or $1,500 total
- ARV: $110,000
- Total amount invested: $25,000
- After 6 months of ownership you refinance for 75% of ARV, $82,500 @ 5% interest
- $18,500 cash out refinance
- New mortgage payment with tax and insurance: $640/month
- CapEx, vacancy, repairs and property management: $450/month
- Cash flow: $400/month (rounded for simplicity)
Note: For more information on how to analyze a property and determine expenses such as CapEx (Capital Expenses), vacancy, repairs and management, visit How to Analyze Your First Rental Property.
End of year 1:
- It took time to repair and rent each unit so your rental income for the year was $400/month for 10 months: $4,000
- Your duplex appreciates at an average rate of 3% per year, therefore the value increases by $3,300
- Total saved: $12,000 (regular monthly savings) + $4,000 (rental cash flow) + $18,500 (cash out refinance) = $34,500
Year 2: Buy Duplex #2
You now have more money saved so you can invest in a better area of town. Your realtor helps you buy a duplex for $100,000. You put 20% down and apply the remaining amount to repair ($14,000). You add value to the duplex by adding a bedroom and a bathroom to each unit, increasing rental income and overall home value. The ARV is $160,000 after repairs.
- Down payment: $20,000
- Total mortgage: $80,000 ($650/month)
- Monthly mortgage payment (with tax & insurance): $650
- Rehab: $14,000
- Rent after rehab: $1,000/unit or $2,000 total
- ARV: $160,000
- Total amount invested: $34,000
- After 6 months of ownership you refinance for 75% of ARV, $120,000 @ 5% interest
- $40,000 cash out refinance
- New mortgage payment with tax and insurance: $860/month
- CapEx, vacancy, repairs and property management: $550/month
- Cash flow: $600/month
End of year 2:
- It took time to repair and rent each unit so your rental income for the year was $600/month for 10 months: $6,000
- Your duplex appreciates at an average rate of 3% per year, therefore the value increases by $4,800
- Total saved: $12,000 (regular monthly savings) + $6,000 (rental cash flow) + $40,000 (cash out refinance) = $58,000
- Monthly cash flow: $1,000
After 2 years you’re 25% there!
Year 3: Do nothing but save
- $12,000 from regular savings
- $12,000 from rental income
- Equity build: $3,500 from duplex #1, $5,000 from duplex #2 or $8,500 total
- Total annual savings: $24,000
- Total overall savings: $82,000
Year 4: Buy 4-Plex #1
After searching for a few months you see a 4-plex in a nice area of town. It is in disrepair so you contact the owner. As it turns out, the owner would like to retire and would love to make an easy sale so that he no longer has to manage the units. You arrange to purchase the 4-plex for $375,000 with a 10% down payment. You agree to owner financing at 7% interest with no early payoff penalty.
- Down payment: $37,500
- Monthly mortgage payment: $2,250
- Rehab: $40,000
- Rent after rehab: $4,400
- ARV: $440,000
- Amount invested: $77,500
- After 6 months of ownership you refinance for $330,000 @ 6% interest
- $110,000 cash out refinance
- New mortgage payment with tax and insurance is $2000/month
- CapEx, vacancy, repairs and property management: $930/month
- Cash flow: $1470/month
You now own 2 duplexes and a 4-plex. Your tenants pay the mortgage, taxes and insurance for you and a property manager takes care of the day-to-day management as well as filling any vacancies. Since you focused on properties that needed some repair, you bought them below market value, added value with rehab, then refinanced them. This allowed you to pull money back out of each property, in the form of equity. Coupled with a high savings rate, you were able to continue buying properties rather than become locked into just one investment property.
Note: For more info on this strategy of real estate investing, visit Real Estate Investing Using the BRRRR Strategy.
End of year 4:
You currently have:
- $4,500 in savings after purchasing and rehabing the 4-plex
- $110,000 back from the refinance
- Total of $114,500 ready to invest
- Total monthly cash flow: $2,470
You are now a little over halfway to early retirement!
In the next year, you repeat the process and secure another similar 4-plex. For simplicity, I’ll keep everything the same.
Year 5: Buy 4-Plex #2
- Down payment: $37,500
- Monthly mortgage payment: $2,250
- Rehab: $40,000
- Rent after rehab: $4,400
- ARV: $440,000
- Amount invested: $77,500
- After 6 months of ownership you refinance for $330,000 @ 6% interest
- $110,000 cash out refinance
- New mortgage payment with tax and insurance is $2000/month
- CapEx, vacancy, repairs and property management: $930/month
- Cash flow: $1470/month
By the end of year 5:
Your savings is now:
- $37,000 in savings after purchasing and rehabing 4-plex #2
- $110,000 back from the refinance
- Total of $147,000 ready to invest
- Total cash flow: $3,94
Since you still have 25% equity in each property, and they appreciate an average of 3% per year, your net worth is now significantly improved.
Duplex #1:
- Value at year 1: $113,300
- Value at year 2: $116,699
- Value at year 3: $120,200
- Value at year 4: $123,806
- Value at year 5: $127,520
4-Plex #1:
- Value at the end of year 4: $453,200
- Value at year 5: $466,800
Duplex #2:
- Value at year 2: $164,800
- Value at year 3: $169,744
- Value at year 4: $174,836
- Value at year 5: $180,081
4 Plex #2:
- Value at the end of year 5: $453,200
Total property portfolio value: $1,227,600
Total equity: $307,000
Since 75% is mortgaged, that leaves $307,000 towards your net worth. Add to that your savings and you are now at $453,900 with cash flow close to $4,000 per month. With a little additional adjustment to your monthly expenses you are able to leave your full time job and either retire early or continue to build your real estate portfolio for a more relaxed retirement.
So, can you retire early with real estate investing?
In this example, starting from a nest egg of $25,000, it took a full 5 years. If you start from zero, it will take a couple years of saving $1,000/month in order to build up the initial down payment and rehab fund.
One of the many benefits to real estate investing is that with some creativity, you can get into a home for little or no money down. With creative financing or private money loans, you can get started with very little money. You also don’ t have to wait a full year between investments. For these reasons, your path to early retirement could be even quicker.
Action Step: for more info on how to purchase rental properties for no or low money down, read The Book on Investing in Real Estate with No (and Low) Money Down: Real Life Strategies for Investing in Real Estate Using Other People’s Money
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Also, remember that the amount of passive income required to retire will be very different depending on your lifestyle, family size and cost of living. Those that live in a higher cost-of-living city will likely experience higher expenses overall.
But as you can see, it is entirely possible to retire in just a few short years by taking advantage of real estate investing.
More from Money Crunching Mondays:
- Can You Save and Invest with Just $50 a Month?
- The Power of Compound Interest: Two Real-World Examples
