Welcome to Real Deals! It’s always easier to learn from real life so here we share information from actual owner financed transactions. Today’ we are taking a closer look at a deal in Oregon.
Mobile Home Seller Financing Example
A husband and wife decided to sell a rental home to their tenant using seller financing.
The property included a 2-bedroom stick built home, a detached studio, and a 1962 single-wide mobile home on just under an acre in a small town outside Eugene, Oregon.
The tenant had been renting the property for over a year and wanted to purchase the home. The seller and buyer agreed upon a sales price of $110,000 with $11,000 down. The balance of $99,000 was financed by the seller at 10.375% interest per annum payable in monthly installments of $896.35. The note was all due and payable in 5 years requiring the buyer to refinance and payoff the balloon payment of approximately $96,735 in 60 months.
The closing took place through a local title company. The property purchaser received a Warranty Deed from the seller at closing and the seller received a Note and Deed of Trust from the purchaser outlining the terms of repayment.
The seller received the $11,000 down payment at closing (less costs) but desired additional cash. The seller contacted a local note broker to see if an investor would be interested in buying some of the payments.
Enter the Partial Purchase
The buyer had a few credit glitches that were of concern to the note investor but the seller felt confident they would pay based on their timely rental payment history. They agreed upon a partial purchase where the investor bought part of the remaining payments. This lowered the investor’s exposure or risk but still provided the seller with some cash today and the right to future payments.
The seller received $47,000 in proceeds from the investor. The investor purchased the right to receive an amount equal to the remaining 59 monthly payments of $896.35 plus $31,474 of the balloon payment. After the investor received their portion, the seller was entitled to receive the remainder of the balloon payment or approximately $65,261 (full balloon of $96,735 less investor’s balloon portion of $31,474 leaves remainder of $65,261).
The terms of a partial purchase are outlined in a Partial Purchase Agreement, which takes into account important issues such as servicing, early payoff, and/or default. Since the agreement outlines the legal rights of both parties, sellers are encouraged to seek review by competent legal counsel.
Real deals are based on actual transactions completed within the past ten years. Market conditions change frequently resulting in pricing and underwriting changes by note investors. Work with qualified professionals when creating new notes to obtain accurate and up-to-date pricing and investment parameters.
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