Month: January 2025

Organization Push

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It’s the new year, so that means everyone’s pushing to “start fresh” and “get organized.” Someone I follow on Instagram talks about “getting organized” at least once per month. This month, she bought a new electronic tool that her husband hung on the wall to get her organized. Here’s my unpopular opinion: organization happens in your consistency, not in a new gadget or container.

This electronic calendar costs $300, unless you want the biggest one, then it’s $630. I bought a $14 chalk board with calendar boxes on it. Each month, I write the month’s agenda day by day. Then at the end of the month, I erase it and put the next month’s activities on it. It requires about 10 minutes of my time each month, which I acknowledge is more effort than an automatically synced electronic calendar (if you’re even using your electronic calendar), but I believe those 10 minutes per month are worth keeping that $300 in my bank account to use on something else that brings me joy.

Here’s the thing: the $300 calendar is only as good as your commitment to using it. This isn’t a special robot that keeps your life organized and calendar up to date. You still need to input data. Then you need to create an expectation and routine where you check that data. If you can commit to putting items on your electronic calendar that syncs with the system, why can’t you make the commitment to consistency in other areas? That’s all it comes down to – consistency.

I don’t disagree that there are some people who benefit from this product. But I’d venture to say those are the people and families that are already organized and already have systems in place to provide a well-oiled-machine type household.

STRESS AND MESS

I haven’t delved into the topic in detail, but the blurbs I’ve seen have stuck with me. I think they ring true. “A 2009 study found that mothers with cluttered homes had higher levels of the stress hormone, cortisol.”

The people I know who have high levels of stress and anxiety are also the people who have a lot of clutter in their home and office. They’re surrounded by a lot of distractions and don’t keep a routine, have systems, or make an effort to eliminate the mess. Less things to tidy up, means less time putting things away or finding a home for things. Everything having a home and putting things in their home as soon as possible are good first steps.

MY KEYS TO SUCCESS

Everyone has a different way of thinking, so this isn’t a one-size fits all situation. However, I do have a few things that I do that could be little nuggets into improvements in your day.

Room “Sweeping”

Another thing I’ve seen on social media is that expectation that things are put where they belong in one action. The concept seems like a good idea, but to me, it provides for inefficiencies and everything taking longer. If it takes longer to complete a task, then I don’t think it’s something you’d keep up with.

The idea is that instead of placing your keys on the counter, which then need to go on a key rack or in a drawer, you just put them there to begin with.

Where I see a flaw come in, is that when I’m tidying after my family, if I pick up one item that goes to the basement and put it away, then come upstairs and find another item that needs to go to the basement, I’ve waste that time walking up and down the stairs. Instead, I move room to room.

I usually start in the living room. I move items to where they belong. If they go in the living room, they get put away right away. If they go to another room, they just get placed on a surface (e.g., cups and bowls are placed on the kitchen counter, basement toys are placed at the top of the basement stairs). Then once that room is tidy, I move on to the next, which is probably the kitchen table. The table gets cleared and items get placed in the room they belong in, unless it’s the living room, then it gets put away since I already cleared that room.

I do my best to complete this task all at once. I do the kitchen last because I know an unkept kitchen drives me crazy, so it motivates me to complete the other rooms so that I can get the kitchen cleaned up.

I’ve seen basket concepts too. I haven’t tried this out, but it seems to be generally the same concept. The only issue I’ve noticed is that there’s no expectation that it’s cleared out daily. Once the items are in a basket, it doesn’t seem the room is cluttered anymore, so it doesn’t motivate the final step of clearing out the baskets and putting the items away.

Resets

My days are significantly better if I wake up to a clean kitchen and house. If I need to clear dishes from the sink, pick up toys in the living room, and wipe off the table and counters, then I’ve put my ‘morning chores’ 15-20 minutes behind. I learned that I appreciate focusing only on morning chores in the morning, so I make sure I tidy up the house before I go to bed.

My morning routine is simple, but I know it takes at least a half hour. I empty the dishwasher (which is essentially ran every other night), make the kids’ snacks and lunches for school, get their water bottles filled and set on the table, lay out their vitamins, start my coffee, and get the dog ready for the day. It’s the same thing every school day morning.

I also know that I much prefer to have it all done before any children wake up. They create a distraction. Tasks that take me 3 minutes now take me 8 minutes because I’ve been interrupted several times. While I’m trying to empty the dishwasher, they can now see a plate or cup they want, and then they start asking for these things. While I’m trying to make someone’s lunch for school, they’re asking me what I’m giving them and now having an opinion on whether they want it or not. If everything is done and out of sight before they wake up, it eliminates those distractions and I can accomplish tasks quicker and more efficiently. It also gives me the ability to give them attention for their stories and their breakfasts requests once they start waking up, so I’m not flustered or forgetting steps of the morning that make the rest of my day feel successful.

I used to require all dishes be put immediately into the dishwasher. There was no reason to set a cup in the sink when it could have easily been placed in the dishwasher without having it sit in the sink first. Then I had 3 kids. There’s no way I can keep on top of the dishes, and the fact that they even clear the table and put things in the sink at their ages is a huge win. Instead, I just make sure that before I start any meal, the sink is emptied. One, it allows for no distractions in my own head (because I know that I will see dishes and keep thinking about them being there when they shouldn’t be). Two, it clears out the sink so that I have room to fill pots with water or dump dirty things into the drain (I can’t stand when plates are rinsed off on top of other plates, leaving those plates with a greasy film that I then need to touch). Keeping up with a reset before each meal means that it doesn’t get to an overwhelming point at the end of the day that’s taking a lot of focus and time.

SYSTEMS

Organization comes down to systems. You don’t need to spend a fortune to create organization in your life. Sure, bins here and there create a distraction-free, clutter-free environment. But having an aesthetic container that you pour a box of cereal into creates another step for you to be successful, and it doesn’t gain you anything in the organization realm.

My pantry isn’t organized with perfectly matched bins or containers, but it’s organized. I have all our cereal boxes on one shelf. I expect those boxes to go back on that shelf, not left on the counter and not just put anywhere in the pantry. Cereal has a home. Pasta has a home. Appliances have a home. Every once in a while I realize that we could benefit from having a container, and I’ll get a bin to house several tiny things that kept falling on the floor when someone touched something else. Overall, everything has a home in its original container.

Don’t get me wrong, there are clean ups that need to happen in my life. There are 5 of us touching things in that pantry and this house, so things aren’t perfect. However, everything has a home. There’s a well-known expectation that things are put where they belong (especially since mom answers enough “where is…” questions here).

SUMMARY

The general concept is that your desire to get organized is fueled by your own actions and thoughts. It’s not going to be ‘fixed’ with expensive gadgets if you’re not willing to put the effort into the follow through.

Don’t take this as I’m perfectly organized and have everything under control. I cheat. The last load of laundry is in the dryer. If it stays in there instead of on my bed, then I don’t have to deal with it until I really need or want to. This happens about 75% of the time I do laundry… that last load just lays in there until the next time I do laundry and need to move things along. I also have learned that if I fold the clothes during the day, then I can put them away right away. If I fold clothes after the kids go to bed, then they sit on my dresser for days because I couldn’t immediately put them away while they were sleeping, and I’m typically only seeing them and being reminded while I’m in the middle of another task.

So on top of creating systems and expectations for your household, it’s a matter of finding what makes you tick. When you’re successful at keeping the kitchen clean, does it make you feel like you have better control over the rest of the day? Find these little items that you can be successful at so that they snowball into bigger actions – all of which can be done for free.

Rental Profit Calculations

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When we consider purchasing a house to be used as a long term rental unit, we perform a “cash on cash” analysis. I’ve discussed this in the past, and I regularly share this with other people for their use. The gist of this calculation is to determine whether we would get a return on the cash put into the house.

The calculation considers the cost of taxes, insurance, homeowners association fees, vacancy expectation, maintenance expectation, costs to get the place rented, property management, etc. This is compared to the projected rental income. The upfront costs are compared to the annual cash flow projection. That ratio is hopefully in the 8%-10% range to be considered a reasonable cash flow to look further into the purchase.

Since we’re not really looking to purchase properties these days, I use this spreadsheet to consider changes in a tenant’s rent when it’s time for renewal. I kept all the original cash flow amounts to see how things change over the years. As I sat down to determine what changes, if any, are needed in the rents I charge, it was disheartening to see how our portfolio has dwindled in profitability over the years.

A few years back, housing prices skyrocketed, which drastically increased our taxes owed. Unfortunately, I hadn’t increased everyone’s rent consistently. I kept many people level or did small increases every two years, but that means I’m now “behind the 8 ball” in trying to make up for those drastic increases that happened in 2021-2022. In addition to tax increases, we’ve also seen huge insurance premium increases that weren’t projected in our portfolio.

Our total “cash on cash” started at 11.42%. It’s now projected to be 7.58% – if the increases I project actually go into effect over the next few months.

We historically increased long term tenant’s rent by $50 every two years. Some of these tenants have been with us for over 5 years, and the $100-200 changes in their rent have not covered the increases we’ve seen. I hadn’t worried too much about it because the losses on those houses were offset by houses where we saw greater margins. Now, everything has leveled out, so those losses are felt harder.

The table above shows the change from our original “cash on cash” to our current status. In some instances, we’ve been able to increase our margins. But there are 8 instances our margins decreased, with some being drastic. Even though some are drastic decreases, there are only 5 properties that fall below the 8% goal we have.

For Property2, the projection shows that rent would need to be at $2,500 for us to hit our cash flow goal. The rent is currently at $1,600. The neighborhood doesn’t call for $2,500. I also don’t want to be in a position where I’m floating someone’s rent at that price. From the time we bought the house to now, our taxes and insurance have increased by $1575. That number only continues to grow. Our insurance started at $390 and is now at $765. Our taxes started at $1,500 and are now at $2,700.

On top of the obvious ones like that, our maintenance costs have also increased. As one example, our HVAC technician first was charging $125 per site visit. He now charges $325 just to show up. I’ve found someone who charges $200, so I’ve been going with that guy, but just knowing that there’s been such a change in pricing structure needs to be factored into our costs.

These are really big affects on our houses that a tenant and the average public opinion don’t seem to grasp. I don’t get paid hourly or per transaction I perform to manage these properties, so that decrease of 3.8% in our cash-on-cash analysis is actually a net loss in my “income.” In many cases, we catch up when there’s tenant turnover, but watching the rent compared to our expenses are things that I need to be more on top of year-to-year.

January Financial Update

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We’ve done a good job at enjoying time together this past month. We haven’t had a lot of expenses pop up, which was a nice reprieve. However, the market is much lower at this time this month than it was last month, so our net worth actually decreased. I keep focusing on the long term picture though, and our net worth is much higher than a year ago.

RENTALS

We have 13 rental properties. They were mostly purchased in 2016-2019, with one purchased in 2022. Most of them have sustained very little tenant turnover.

I had 4 houses not pay their full rent on time this month. As of this post, only 1 is still outstanding. They’ve had car troubles and have communicated regularly with me. While I’d prefer to see at least something paid towards rent by now, they’ve been with us for 8 years, and I know they’ll eventually be whole. They never take more than the month to get rent fully paid. Of the other 3 that were late, I only charged one a late fee. The others aren’t usual offenders and communicate up front, but this one has been more difficult to get rent paid from the time we purchased the house.

While looking back at last year’s January post, I must note that this past year has been fairly easy on the rental front. We’ve had a lot of frustrations and things to manage, but it hasn’t been as time consuming in the “people management” side of things. We had a few issues with a tenant that first moved in last winter, but they’ve been quiet since. We had 4 houses turnover tenants in 2024, with fairly little loss of rent.

PERSONAL

We have been battling snow for almost two weeks now, which is very unusual in Central KY. We’ve already taken the kids skiing twice this year. Even the baby got on skis! He’s 2, so I guess he isn’t such a baby anymore, but that’s the earliest we’ve put a kid on skis. He’ll slide down the mountain, but he doesn’t stand on the skis; he’s just squatting the whole way.

NET WORTH

Last year at this time, I was sharing that our goal was to reach $4 million. We were at $3.869 million.

Our net worth is about $66k less than last month. I don’t always update the value of our assets, so that’s a fairly static number. Everyone few months, I’ll check on the ‘zestimates’ though. Typically, we expect to see the total decrease in the winter months because there are less sales and less activity to raise the sale prices like you see in the Spring months. On top of that, all of our investment accounts (except one that increased by $22) decreased a bit.

We have a 0% interest credit card that has a balance over $12k on it. We also added a car payment, which we haven’t had since about 2015. Tesla was offering a 0% interest loan, so that monthly payment isn’t going away for nearly 5 years. Overall, our credit cards balances total more than $3k less than last month’s, which makes me happy to see.