Before you commence looking for a motel you must assess what you can comfortably afford to repay from the cash flow of the motel business.
Say you have $200,000 in cash.
From typical lending ratios LVR (Lending Valuation Ratio) shown below your cash gives you an all up purchasing limit of $300,000.
On this purchase amount, acceptable leasehold motels are available.
Allow $40,000 to $50,000 for purchasing costs, unforeseen expenses and 3 months trading.
Balance in hand is $150,000 and we will assume the motel values for $300,000.
You may be able borrow $150,000 as 50% of the value of the motel business.
Bank basic lending guidelines:
- Leasehold motels they will lend 40% to 50% of an independent valuation.
- Freehold Motels they will lend up to 60% to 70% of an independent valuation.
- Evidence will be required for 3 years previous Profit & Loss accounts submitted to the Taxation Office.
- A forecast of how you are going to operate the motel and expected cash flow for the first three years of operation.
It is extremely important to assess your finance potential with a clear understanding that if you do not get your finance right two things may happen.
- Under-estimate your turnover and expenses your daily existence is stressful.
- Continual pressure will be on you to rectify the position or to sell the motel at possibly a loss.
Don't forget to have additional funds in reserve if the motel is run down at the time of purchase.
Financial Assessment using our basic software:
If we use Industry benchmark percentages, a $300,000 Leasehold motel returns a 30% yield being $90,000 net before GST, owners wages and borrowing costs.
The following software motel analysis will calculate a typical income and expense verifying the turnover and asking price, try it by clicking on the highlighted caption below and inserting $90,000.00 in the yellow box on the first page.
This program is a spread sheet prepared in Microsoft Excel 2003 so, you will need that software on your computer to operate the program. Also, it may ask to activate macros which is in order because you are downloading this program knowing its author.
Insert $90,000 in the yellow box on the front explanation page of the program being the income you would like to earn from the motel.
The results of this entry will show the Leasehold price at $300,000 and the Freehold price at $562,500.
Go to the explanation page and have a look at the margins and the stated rental which should give you an idea of what to expect from a motel at this price.
In the real world it is never as easy as this, however you have to start somewhere.
Remember, motels are a people business and their success is personality driven so it does not matter about the size of the motel it is what you genuinely put into it that generates long-term income and personal satisfaction.
Contact a Professional
Now that you understand the finance process the next step is to contact a professional who specialises in Motel Finance.
When purchasing a Country motel the best choice is to select from one of the major Banks.
They are up to date with lending trends and growth within the Country areas.
The following professionals are available to direct you to the best area within their Bank to assist you.
Stephen Merlehan, Relationship Manager ANZ Tamworth Branch click here to meet Stephen
Michael Gay, Business Banking Manager NAB Tamworth Branch click here to meet Michael