佛罗里达duplex or fourplex? more updates

佛罗里达中等城市,大约有人口30到40万,主要靠旅游业/海军事基地,很白的沙滩. 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. 

这两个房子哪个是更好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,第二个太小了 -pennycomp- ♀ (0 bytes) () 04/12/2024 postreply 05:28:27

• you're right. -卢一拍- ♂ (99 bytes) () 04/12/2024 postreply 05:50:24

• 我买房子通常先考虑如果我是租客·会租·这房子吗。 -pennycomp- ♀ (0 bytes) () 04/12/2024 postreply 05:52:23

• duplex的cap rate甚至更高，那还有什么好说的，duplex -kitfrommars- ♀ (0 bytes) () 04/12/2024 postreply 05:51:23

• 是啊。我一看有cap rate数据，其它都不认真想了。用于长租4Plex收益可能好于2Plex -守月- ♀ (0 bytes) () 04/12/2024 postreply 08:56:05

• 但是我感觉升值潜力duplex更强 -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? -卢一拍- ♂ (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 -卢一拍- ♂ (0 bytes) () 04/12/2024 postreply 06:44:25

• 短租你自己管还是全部外包？自己管很操心，全外包至少管理费20%。并且fl整体短租房过剩现在 -Firefly2023- ♀ (0 bytes) () 04/12/2024 postreply 08:53:00

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

• great. are you in the panhandler? -卢一拍- ♂ (0 bytes) () 04/12/2024 postreply 09:02:29

• 木有，这里到我家没直飞，我是远程投资 -Firefly2023- ♀ (0 bytes) () 04/12/2024 postreply 09:58:00

• 长期持有4plex 好些，完全的income Property，空置容易调整，duplex多为SFH加建出来。这两个回报 -老朽- ♂ (172 bytes) () 04/12/2024 postreply 11:34:14

• 多谢版主,很高兴能和版主一起吹牛逼 -卢一拍- ♂ (0 bytes) () 04/12/2024 postreply 12:58:30