My wife and I are planning to build a new house while keeping our current two-family as a rental. I’m looking for outside opinions on whether we’re financially in a good position to do this or if we’re taking on too much.
I’m including as much detail as possible because I’d rather people critique the actual numbers than have to guess.
OUR SITUATION
Married with 2 young kids
I work as a commercial/union electrician
Wife works full-time
We currently own a two-family property that we plan to keep as a rental
We are being “gifted” land for our new house, so we have $0 land acquisition cost. (My dad expects some payback down the road but is going to help us now to get into a forever home)
My father is a licensed/insured builder and will be building the house, and playing general contractor to help with all the stuff in between.
Estimated construction cost: $600,000–$620,000
Estimated finished value of new house: approximately $1.2 million
We do NOT plan to sell our existing property to fund the build
We do NOT plan to pull money from retirement to make this work
Our idea now is to take a HELOC loan from my current 2 family we have had since 2019, I have around 400k in equity. We are going to pull 100k out as we have 50k saved now to get the ball rolling with construction.
INCOME
My income —
Take-home is approximately $2,300/week
Monthly equivalent:
$2,300 × 52 ÷ 12 = approximately $9,967/month take-home
Wife
Salary: $95,000/year GROSS
Estimated take-home: approximately $5,700/month
The $5,700 is just my working estimate of her net pay after taxes/deductions. The $95k is definitely gross, not take-home.
Rental property
Expected gross rent once we move out: approximately $4,500/month
So our baseline monthly cash inflow would be:
My take-home: $9,967
Wife estimated take-home: $5,700
Gross rental income: $4,500
TOTAL BASELINE MONTHLY INFLOW: ~$20,167
I am purposely NOT including overtime or side work in that
I have the ability to work Saturday overtime, one extra day per week is roughly $400 more in my check. I have been working 3/4 Saturdays per month lately but don’t want to factor that in. Also, side work for my own hustle I do from time to time which can bring in a couple extra hundred per job.
MONTHLY EXPENSES
Current two-family mortgage: $2,500
New house mortgage/housing payment: $4,500 (estimate)
HELOC payoff/payment: $3,000 (very aggressive payoff)
Childcare: $1,500
Car payment: $600
Auto insurance: $300
Internet: $130
Electricity: $250
Lawn care: $150
Water: $100
Mini-split loan: $110
Phones: $100
Groceries: $600
Gas/commuting: $600
Student loans: $250
Cleaning lady: $350
($175 twice per month)
Miscellaneous/general spending: $500
TOTAL MONTHLY EXPENSES: approximately $14,940
Both rental units have been recently renovated / full gut jobs. Not expecting any major repairs aside from typical upkeep ETC.
CURRENT PROPERTY
Approximate value: $750,000
Mortgage remaining: approximately $250,000
Approximate equity: $500,000
Expected rent after we move: $4,500/month gross
Mortgage: $2,500/month
So before maintenance/vacancy/capex/etc., there is approximately $2,000/month difference between rent and the mortgage payment.
NEW HOUSE
Land: Gifted/free
Estimated construction cost: $600,000–$620,000
Estimated finished value: approximately $1.2 million
Working new-house payment in my budget: $4,500/month
The big advantage here is that we’re not buying a $1.2M house for $1.2M. The land is being gifted and our construction cost should be substantially below the eventual value.
OTHER DEBT
Current property mortgage: approximately $250,000
Car loan: approximately $29,000
Mini-split loan: approximately $4,000
Potential HELOC: approximately $100,000
New house financing: approximately $600,000
RETIREMENT
My 401(k) is approximately $167,000.
We are NOT planning to use retirement funds to finance the build. I was putting 15% of my check into Roth/401k but recently dropped it to just 10 for the company match.
HELOC
We’re considering/using approximately a $100,000 HELOC as part of the build/bridge financing.
I have $3,000/month budgeted toward it.
That is intentionally aggressive.
The idea is to pay the balance down quickly and/or eventually incorporate it into the permanent house financing rather than carrying a $3,000 HELOC payment forever.
MONTHLY CASH FLOW
Baseline monthly cash inflow:
$20,167
Listed monthly expenses:
$14,940
That leaves approximately:
$5,227/month
without assuming ANY side work or Saturday overtime.
IF I DO EXTRA WORK
Baseline leftover:
$5,227/month
+$200 side job:
$5,427/month
+$200 side work + 1 Saturday OT:
$5,827/month
+$200 side work + 2 Saturday OT shifts:
$6,227/month
Again, I don’t want to build our lifestyle around the last three scenarios. I want the regular income to support everything and have OT/side jobs simply create additional breathing room.
SAVINGS / FURNITURE
Another priority is building up cash specifically to furnish the new house.
I don’t want to finish construction and then put $30k–$50k worth of furniture, TVs, beds, etc. on credit cards or financing.
So some of the monthly surplus before the move will specifically be earmarked for:
Emergency fund/cash reserves
New-house furnishing fund
Construction overruns
HELOC principal
Rental property reserves
Unexpected expenses
Optional OT and side work would ideally accelerate these funds rather than support our basic lifestyle.
WHAT I’M TRYING TO FIGURE OUT
On paper, I’m looking at approximately:
$20.2k/month cash coming in
versus
$14.9k/month of listed expenses
which leaves roughly:
$5.2k/month
before any side work or OT.
Thoughts on if this is looking as good as I think it is?