佛羅裏達duplex or fourplex? more updates

佛羅裏達中等城市,大約有人口30到40萬,主要靠旅遊業/海軍事基地,很白的沙灘. I plan to keep the fourplex for the long-term rental and transform the duplex for airbnb. we have many tourists coming to the whitest beach here. 

這兩個房子哪個是更好deal?

I made an offer to the fourplex. The seller is willing to sell at $395,000 with $10,000 deposit. After thinking it over, I won't go for the fourplex because of the high HOA and water fees (2300+3000 per year). It's easily to tell the housing market is gradually down in FL and better deals will come out.   

	Duplex		fourplex
sqft	2048		3168
year built	1984		1984
wire
asking price	275000		410000
property tax	1670		3,540
water	0		3000
sewage	0
HOA	0		2300
hazard insurance	2000		4500
other fees/repair	2700		4404
last sold			349900, 6/21/22
total expenses	6370		17744
total rentals	27000		44040
cap rate	7.50%		6.41%
price/sqft	137.3877		135.0202

所有跟帖： 

• Duplex,第二個太小了 -pennycomp- ♀ (0 bytes) () 04/12/2024 postreply 05:28:27

• you're right. -盧一拍- ♂ (99 bytes) () 04/12/2024 postreply 05:50:24

• 我買房子通常先考慮如果我是租客·會租·這房子嗎。 -pennycomp- ♀ (0 bytes) () 04/12/2024 postreply 05:52:23

• duplex的cap rate甚至更高，那還有什麽好說的，duplex -kitfrommars- ♀ (0 bytes) () 04/12/2024 postreply 05:51:23

• 是啊。我一看有cap rate數據，其它都不認真想了。用於長租4Plex收益可能好於2Plex -守月- ♀ (0 bytes) () 04/12/2024 postreply 08:56:05

• 但是我感覺升值潛力duplex更強 -kitfrommars- ♀ (0 bytes) () 04/12/2024 postreply 13:03:19

• Any pro forma without repair/maintenance is BS... -borisg- ♂ (0 bytes) () 04/12/2024 postreply 06:20:58

• Thanks for your suggestion. How much% should add for repair? -盧一拍- ♂ (0 bytes) () 04/12/2024 postreply 06:28:20

• averaged over the years it is at least 500 per year per unit -borisg- ♂ (233 bytes) () 04/12/2024 postreply 06:33:38

• sounds great. I will use 10% of rental for repair -盧一拍- ♂ (0 bytes) () 04/12/2024 postreply 06:44:25

• 短租你自己管還是全部外包？自己管很操心，全外包至少管理費20%。並且fl整體短租房過剩現在 -Firefly2023- ♀ (0 bytes) () 04/12/2024 postreply 08:53:00

• 我猜是pensacola desitin 那邊？ -Firefly2023- ♀ (0 bytes) () 04/12/2024 postreply 08:55:00

• great. are you in the panhandler? -盧一拍- ♂ (0 bytes) () 04/12/2024 postreply 09:02:29

• 木有，這裏到我家沒直飛，我是遠程投資 -Firefly2023- ♀ (0 bytes) () 04/12/2024 postreply 09:58:00

• 長期持有4plex 好些，完全的income Property，空置容易調整，duplex多為SFH加建出來。這兩個回報 -老朽- ♂ (172 bytes) () 04/12/2024 postreply 11:34:14

• 多謝版主,很高興能和版主一起吹牛逼 -盧一拍- ♂ (0 bytes) () 04/12/2024 postreply 12:58:30