Norada Real Estate Investments

How To Invest in Real Estate During a Recession?

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How To Invest in Real Estate During a Recession?

What is a Recession in Real Estate?

It can be scary to invest in anything during a recession. We all carry visions of the great depression and bread lines and people selling apples. The idea of putting your money into anything other than your mattress can be frightening for some. However, real estate should never be looked upon as an ordinary investment. Real estate is one of the few investments that we actually use and need. Everyone needs a place to live and call home. And real estate has systematically and quantifiably proven to have risen in value over the decades.

During an economic downturn, real estate markets typically see a slump in both value and volume of transactions, which is known as a recession. This may arise because of a general economic downturn or because of particular circumstances like an excess of available housing units, a shift in interest rate expectations, or a decrease in demand for real estate.

Many people may find it difficult to make their mortgage payments during a recession, which can result in an increase in foreclosures and a decrease in property prices. A decrease in construction activity and the associated loss of construction and real estate industry jobs may result from this. Recessions in the real estate market can also cause a decline in the value of commercial buildings because tenants may find it difficult to keep paying the rent.

Property values may plummet and commercial real estate may become less in demand as a result. It's also worth noting that a recession in the real estate market can be caused by a variety of factors such as an oversupply of housing, changes in interest rates, or a fall in demand for property. Because there are so many more properties on the market than there are buyers, in other words, supply outstrips demand, the price for property in most areas can fall considerably during a recession.

Do This When Investing in Real Estate During a Recession

Investing in real estate during a recession can be challenging, but there are also opportunities to be found. Here are some strategies for investing in real estate during a recession. Look for distressed properties to buy cheap. Foreclosures, short sales, and other distressed properties can be found at a significant discount during a recession. Look for these properties and consider renovating and reselling them or renting them out.

Do not feel intimidated by a real estate agent who tells you that you are going to “insult” someone if you offer a low price for their property. The real estate agent wants you to spend as much as possible because their fiduciary responsibility is with the seller, and they get a commission based on the sales price. Use your head and take a look at the market.

When you invest in real estate during a recession, consider the following:

Why Are They Selling?

If you're purchasing from a builder/developer then why they are selling becomes less important. But if purchasing directly from the owner in a private sale, you can find out by simply asking the seller or your agent. If the property is in a state of disrepair, chances are that there are financial problems. Don't be afraid to offer a significant amount less. If the owner is buying another home and needs to close on the first one soon, again don't be afraid to offer less than their asking price.

How Long Has The Property Been On The Market?

A few years ago, a home that was on the market for several months was either priced too high or there was something significantly wrong with the property. Today, properties stay on the market for 90 days or more in many parts of the country due to the prevailing market conditions. Avoid making a lowball offer on a property that is fresh on the market unless you know it is going into foreclosure or just about to become foreclosed upon. However, feel free to make low offers on properties that have been on the market for a month or more. Those that have been on the market for over a year are owned by people who are willing to ride out the storm and will most likely not be sold for a low price.

Is The Property In Foreclosure?

If the property is bank owned, you should be prepared to offer a lot less than the asking price. Don't allow a real estate agent to sway you when it comes to making an offer. If they say, “I do not want to present such a low offer,” tell them that you are prepared to find someone else who will. There are many real estate agents looking for a sale, especially in today's market. If the property is in foreclosure, offer at least 20 percent below the lender's asking price.

Invest in Multi-Family & Commercial Properties

Multi-family properties, such as apartment buildings, can be a good investment during a recession. They can provide a steady stream of rental income and are often more stable than single-family homes. Commercial properties, such as office buildings and retail spaces, may also be a good investment during a recession. These properties can provide a steady stream of rental income, and as businesses may struggle, it can also lead to lower rental rates and better negotiation terms.

Look for Undervalued Markets

Some markets may be more affected by a recession than others. Look for markets that have been hit hard by the recession and may be undervalued as a result. Real estate markets can take time to recover from a recession. Be patient and don't be discouraged if you don't see immediate returns on your investment. Consult with a real estate professional or a financial advisor before making any investment decisions. They can help you evaluate the risks and potential returns of different real estate investments.

Contrary to what you may have heard, the recession is the best time to buy a property. Always do your homework and don't be afraid to invest in real estate during a recession. It's important to remember that investing in real estate during a recession is not without its risks. It is important to do your research and understand the market you are investing in and have a long-term perspective. It's also important to have a good financial plan and a diversified portfolio.

Risks of Real Estate Investing: What You Can Do About Them?

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Risks of Real Estate Investing

Risks of Real Estate Investing

Everyone would be a millionaire if real estate investing were 100% risk-free. No one would have any reason not to invest. Real estate investing, like any other form of investing, comes with risks. Only those investors who are willing to take on these risks and have the knowledge and skills to manage them will be successful in the long term.

Real estate investing requires a significant amount of knowledge and understanding of the market, the property, and the financing options available. Investors who are not well-informed about these factors may not be able to effectively manage the risks associated with their investments.

For example, an investor who is not familiar with the local market may not be able to accurately predict changes in demand and property values, which can lead to a loss. Similarly, an investor who is not familiar with the property they are investing in may not be aware of property-specific risks such as structural problems or zoning changes, which can also lead to a loss.

In addition to knowledge, investors must also have the skills necessary to manage risks. For example, an investor who is not able to effectively manage tenants may have difficulty collecting rent or may have to deal with costly repairs and maintenance. Furthermore, an investor who is not able to effectively negotiate financing terms may end up with a mortgage or loan that is not favorable, which can lead to additional risks.

Here Are Some Real Estate Investing Risks and How to Manage Them

Market Risk:  Market risk in real estate refers to the potential for the value of a property to decrease due to changes in economic conditions and supply and demand. Economic factors such as recession, inflation, and unemployment rates can all affect the demand for housing and, as a result, the value of properties.

During a recession, for example, unemployment rates may increase, and people may have less disposable income, which can lead to a decrease in demand for housing. As a result, property values may decrease, leading to a loss for the investor. Similarly, if there is an oversupply of housing in a particular area, it can lead to an excess of properties on the market, which can also lead to a decrease in property values.

It's important to note that market risk can be mitigated by investing in a diversified portfolio of properties, which can spread the risk across different types of properties, locations, and economic conditions. As well as, doing proper research and due diligence to identify properties that are likely to hold their value or appreciate in value, and investing in areas that are likely to be in demand in the future.

Rental Risk: Rental risk in real estate refers to the potential for a loss of income from rental properties due to a variety of factors. One of the main risks is that the property may not be occupied, meaning that the landlord will not receive any rental income. This can happen for a variety of reasons, such as a lack of demand for rental properties in the area, a lack of suitable tenants, or difficulty in finding tenants.

Additionally, if the property is only occupied for a short period of time, the landlord may not be able to charge enough rent to cover the costs of the property, leading to a loss. Another risk is that tenants may not pay rent on time or at all. This can lead to a loss of income for the landlord and can also lead to additional expenses, such as legal fees and court costs if the landlord needs to evict the tenant.

Property damage caused by tenants can also lead to a loss of income. Tenants may cause damage to the property through neglect or misuse, which can lead to repairs and maintenance costs for the landlord. Moreover, if the landlord is not able to find suitable tenants, the property may be vacant for a long time, which can lead to additional expenses, such as property taxes and mortgage payments, which will further decrease your income.

To mitigate rental risks, a landlord should screen tenants carefully, using credit checks, employment and landlord references, and background checks. Also, it's important to have a solid lease agreement that clearly outlines the rights and responsibilities of both the landlord and the tenant, as well as the consequences for not following the lease agreement. Additionally, landlords should keep the property well-maintained to attract and retain tenants and should have a plan in place to handle vacancies and non-payment of rent.

Potential for Negative Cash Flow Risk: Like many other investments, real estate has the potential to create losses. Whenever you complete a deal with less money than you started with, you've created negative cash flow. And too much negative cash flow can leave you broke. So you must know how to find and analyze a good real estate investment. If this is a skill you are working on, you can reduce your risk and save some time by using the services of a real estate investment firm.

Availability of Funds: One of the primary barriers to investing in real estate is the lack of funding. Even though you can invest in real estate without using your own money, you still need to have money from somewhere. There are many creative ways of getting other people's money (OPM) to complete a transaction, and many good books have been written on the subject. One of the latest incarnations of OPM has been the use of corporate credit.

Interest rate Risk: Changes in interest rates can affect the affordability of a property, which can affect the demand for that property. This can also affect the value of a property. For example, if interest rates increase, it may make it more difficult for buyers to afford a property, which can lead to a decrease in demand and a decrease in property values.

Property-specific Risk: Issues with a particular property, such as structural problems, zoning changes, or environmental hazards, can all negatively impact the value of the property. For example, if a property is found to have a serious structural problem, it may be difficult to find buyers or renters willing to purchase or occupy the property, which can lead to a decrease in value.

Leverage Risk: Real estate investing often involves borrowing money, which can amplify potential losses. When you borrow money to invest in real estate, you are increasing your risk of losing money. If the value of the property decreases, you may owe more on the property than it is worth, which can result in a loss.

Time Constraints: Some types of investments require more time than others, for example, distressed and rehab properties. Other types of investments require you to be available during business hours. If your regular job demands most of your time, you might find it difficult to make time to invest in real estate. Understand the time involved with the various types of real estate investments so you can plan your schedule around your investing.

Need for an Exit Strategy: Before you go into a deal, you need to have a feasible plan for getting rid of your investment property. Note the word “feasible.” Your exit strategy has to be logical and doable; otherwise, it's not a very good exit strategy. Your plan may be to fix and flip the property right away, or it may be to lease and hold for 10 years.

Be sure to invest with a clear and specific exit strategy in mind. And always have a contingency plan in place in case situations come up that are out of your control. Real estate investing, like any other form of investing, has some potential risks. On the positive side, these risks are associated with the potential for high returns. But with proper planning and ongoing education, you will be successful as a real estate investor.

In summary, real estate investing is a risky business, and only those investors who are willing to take on these risks and have the knowledge and skills to manage them will be successful. It's important for an investor to thoroughly research and understand the market and the property before investing, and to have a solid plan in place for managing risks.

3 Things Every Real Estate Investor Should Know

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3 Things Every Real Estate Investor Should KnowReal estate investment isn't like any other kind of investment. Yes, at the core of all investments, there's money and risk involved. But the major difference is that in real estate investing, you are responsible for the work required to make a return on your investment. If you want to be successful in real estate investing, there are some key pieces of information you need to know. This information holds true no matter what area of investing you get involved with.

Unlike stocks or bonds, real estate investments can generate income through rent, can be leveraged to increase returns, and have the potential for appreciation in value over time. Additionally, real estate investment can also require a significant amount of time, effort, and capital to manage, maintain, and improve the property, especially when compared to other forms of investment like stocks or bonds.

Another unique aspect of real estate investment is that it can be done through different strategies like buy and hold, fix and flip, turnkey and vacation rental, each of them has its own set of advantages and disadvantages. As a result, real estate investing requires a different set of skills and knowledge than other forms of investing, and it may not be suitable for all investors.

Here are 3 Important Things Every Real Estate Investor Should Know

How to Locate Properties

Location is crucial in real estate investing. Properties in desirable areas are more likely to appreciate in value and be in high demand for renters or buyers. Properties are the lifeblood of real estate investing. Without them, there's no money to be gained. Your success hinges on your ability to find and evaluate properties. Not just any property, but solid investment opportunities, better known as “deals”.

Just because a property is up for sale doesn't mean it's a good real estate investment. You'll need to find out a lot more about each potential deal before you can say with certainty whether it's a good investment or not. For example, what condition is it in, how much work is required, what is the cash flow and return on investment, and what is attractive about the local area and economy? Cash flow is key to long-term success as a real estate investor. It is important to ensure that the income from a property is enough to cover expenses and generate a positive cash flow.

How to Negotiate Deals

Due diligence is essential when considering any real estate investment. This includes researching the property, the neighborhood, and market conditions, as well as understanding the financial and legal aspects of the investment. Once you start finding investment properties, you must be able to negotiate a deal that works in your favor. Otherwise, you'll make little or no profit, and in some cases, you might even incur a loss.

If you're not good at negotiating, take some time to read a few books on the subject. Once you learn core negotiating skills, you'll have the ability to go into a deal and work out the terms so everyone walks away happy, mostly yourself. If you're saving yourself time by working with a real estate investment firm, then the deal will have already been negotiated for you. This is a great way for novice investors to get started because it helps minimize risks while they learn the business.

As a real estate investor, negotiating deals can be a complex process, but there are a few important methods that can help you succeed:

  1. Understand your market: Knowing the local real estate market circumstances, including previous sales and current listings, will help you determine the value of properties and the terms that buyers and sellers are likely to accept.
  2. Be prepared: Bring to the bargaining table all the information necessary to make a compelling case for your position. This contains financial details, comparable sales, and any additional pertinent data.
  3. Communicate effectively: Communicate clearly and directly with the other side. State your stance clearly and be open to listening to the opposing viewpoint.
  4. Be flexible: Be flexible and willing to make concessions in order to reach an agreement that benefits both parties.
  5. Use a specialist: Have a real estate attorney or agent who is familiar with the local market and laws assist you with negotiating and closing the deal.
  6. Have a clear walk-away point: Know your bottom line and be prepared to walk away if the other party is unwilling to meet your terms.

Knowing Different Ways to Invest in Real Estate

In its simplest form, investing is all about putting money in and getting more money out. In real estate investing, there are quite a few ways to do this. Some investors like fix-and-flips, some like new and pre-construction, while others invest in distressed properties or foreclosures. It's best to decide the strategies you'd like to use early on.

Investing in fix-and-flip real estate involves buying a property that needs repairs or renovations, making those improvements, and then selling the property for a profit. Here are some steps to follow when investing in fix and flip real estate:

1. Research the market: Understand the local real estate market conditions, including recent sales, current listings, and what types of properties are in demand. This will help you identify the best properties to target for your fix and flip projects.

2. Find the right property: Look for properties that are priced below market value and need repairs or renovations. These properties are often found through real estate auctions, foreclosure sales, or by working with a real estate agent who specializes in fixer-uppers.

3. Create a budget and scope of work: Once you have identified a property, create a detailed budget and scope of work that outlines the repairs and renovations that need to be done. Be sure to factor in contingencies for unexpected expenses.

4. Secure financing: There are several options for financing a fix-and-flip project, including traditional mortgages, hard money loans, or private money loans. Be sure to choose the option that makes the most sense for your situation.

5. Hire a contractor: Hire a reputable contractor to do the repairs and renovations. Be sure to get detailed estimates and timelines, and be prepared to manage the project effectively.

6. Sell the property: Once the renovations are complete, list the property for sale. Be sure to price it competitively and market it effectively to attract buyers.

7. Close the sale: Once you have a buyer, work with a real estate attorney or agent to close the sale. Remember to pay the closing costs and pay off any outstanding loans.

8. Analyze the deal: After the sale, be sure to analyze the deal to understand what you did well and where you could improve for your next deal.

Investing in turnkey rental real estate involves buying a property that is already fully renovated, rented out to tenants, and managed by a professional property management company.  Here are some steps to follow when investing in turnkey rental real estate.

1. Research the market: Understand the local real estate market conditions, including recent sales, current listings, and what types of properties are in demand. This will help you identify the best markets for turnkey rental properties.

2. Find the right property: Look for properties that are fully renovated and already rented out to tenants, often called “turnkey” properties. These properties are typically found through real estate agents or turnkey property providers.

3. Analyze the cash flow: Before making an offer on a turnkey property, be sure to analyze the property's cash flow to ensure it will generate a positive cash flow. This includes estimating the monthly rent, vacancy rate, expenses, and other income.

4. Review the lease and tenant history: Review the lease agreements and tenant history to ensure that the property is generating a stable income and that the current tenants are paying their rent on time.

5. Secure financing: There are several options for financing turnkey rental properties, including traditional mortgages, cash, or private money loans. Be sure to choose the option that makes the most sense for your situation.

6. Hire a property management company: Hire a professional property management company that will take care of the day-to-day management of the property, including rent collection, maintenance, and tenant relations.

7. Close the sale: Once you have completed all the necessary due diligence, work with a real estate attorney or agent to close the sale.

8. Monitor the performance: After the sale, monitor the performance of the property by reviewing the statements of the property management company, and analyze the performance to understand if there are any areas you could improve.

By following these steps, you can invest in turnkey rental real estate with confidence, knowing that you have done your due diligence and that the property is generating a positive cash flow

Learn as much as you can about those strategies. The better you understand the strategy, the easier it will be to invest in real estate. There's a lot of information available in books, magazines, and on the internet. Use as much of it as you can to learn the skills you need to be successful in real estate investing. The sooner you learn these key skills, the sooner you can start making money in real estate investing.

What is Cash on Cash Return in Real Estate?

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Cash on Cash Return

Cash on cash return (CoC) is a measure of the cash flow from a real estate investment, expressed as a percentage of the initial cash investment. It is used to evaluate the profitability of a rental property or other real estate investment. A high cash-on-cash return indicates that the investment is generating a good return on the initial cash investment.

Low cash on cash return indicates that the investment is not generating as much cash flow as expected. The cash-on-cash return of an investment property is a measurement of its cash flow divided by the amount of capital you initially invested. This is usually calculated on the before-tax cash flow and is typically expressed as a percentage.

Cash-on-cash returns are most accurate when calculated on the first year's expected cash flow. It becomes less accurate and less useful when used in future years because this calculation does not take into account the time value of money (the principle that your money today will be worth less in the future). Therefore, the cash-on-cash return is not a powerful measurement, but it makes for an easy and popular “quick check” on a property to compare it against other investments.

For example, a property might give you a 7% cash return in the first year versus a 2.5% return on a bank CD. It's worth noting that cash on cash return is a short-term metric, it doesn't take into account the long-term appreciation of the property, and it doesn't include tax benefits. Therefore, it should be used in conjunction with other metrics, such as the cap rate, to evaluate the overall performance of a real estate investment.

The cash-on-cash return is calculated by dividing the annual cash flow by your cash invested:

       Annual Cash Flow / Cash Invested  =  Cash-on-Cash Return

The annual cash flow is the net income from the property, which is calculated by subtracting the annual operating expenses (such as mortgage payments, property taxes, insurance, and maintenance) from the annual rental income. The initial cash investment is the total amount of cash invested in the property, including the down payment, closing costs, and any other expenses.

Let's make sure we understand the two parts of this equation:

  1. The first-year cash flow (or annual cash flow) is the amount of money we expect the property to generate during its first year of operation. Again, this is usually cash flow before tax.

  2. The initial investment (or cash invested) is generally the down payment. However, some investors include their closing costs such as loan points, escrow and title fees, appraisal, and inspection costs.  The sum of which is also referred to as the cost of acquisition.

Let's look at an example. Let's say that your property's annual cash flow (before tax) is $3,000. And let's say that you made a 20% down payment equal to $30,000 to purchase the property. In this example, your cash-on-cash return would be 10%.

     $3,000 / $30,000  =  10%

Although the cash-on-cash return is quick and easy to calculate, it's not the best way to measure the performance and quality of a real estate investment. Future articles will introduce you to better ways to evaluate your real estate investments.

What is a Good Cash Cash Return in Real Estate?

There are no hard and fast rules for determining a specific figure that should be considered a good cash-on-cash return. Most investors, however, agree that a projected cash-on-cash return of 8% or higher is the ideal figure. It also relies on the investor, the local market, and your future value appreciation forecasts. Some real estate investors are happy with a safe and predictable CoC return of 7% – 10%, while others will only consider a property with a cash-on-cash return of at least 15%.

Cash on Cash Return Vs ROI

Cash on cash return (CoC) and return on investment (ROI) are both measures of the profitability of a real estate investment, but they are calculated differently and provide different information. Cash on cash return is a measure of the cash flow from a real estate investment, expressed as a percentage of the initial cash investment. It is used to evaluate the profitability of a rental property or other real estate investment.

Return on investment (ROI) is a measure of the overall profitability of an investment, expressed as a percentage of the total investment. It takes into account both the cash flow and the appreciation of the investment.

The formula for ROI is: (Net profit / Total investment) x 100

The net profit is the total return on the investment, which includes the cash flow, any appreciation, and any other income from the investment. The total investment is the initial cash investment plus any additional costs, such as closing costs, repairs, and improvements.

For example, if an investor purchases a property for $200,000 with a $40,000 down payment, the property generates $12,000 in annual cash flow and the investor sells the property for $220,000, the ROI would be: ($12,000 + $20,000 / $40,000) x 100 = 80%

Cash on cash return provides information on the short-term cash flow of the investment, while ROI provides information on the overall profitability of the investment, including both cash flow and appreciation. It's important to use both metrics to get a full picture of the investment's performance.

Cash on Cash Return Vs Cap Rate

Cash on cash return is a measure of the annual cash flow of a rental property as a percentage of the initial cash investment. The capitalization rate, or cap rate, is a measure of the rate of return on a real estate investment property based on the income that the property is expected to generate. While both measures are used to evaluate the performance of real estate investments, they are calculated differently and provide different information about the potential returns of a property.

Although there are many variations, the cap rate is generally calculated as the ratio between the annual rental income produced by a real estate asset to its current market value. Cap rates are measures used to estimate and compare the rates of return on multiple commercial or residential real estate properties. In contrast to the cap rate formula, which should only be used to compare similar properties in the same market, the cash-on-cash return formula can be used to compare potential cash returns across real estate markets.

To calculate the cap rate for a rental property, you will need to know the property's net operating income (NOI) and its purchase price or current market value. The formula for calculating the cap rate is:

Cap Rate = NOI / Purchase Price (or Market Value)

For example, let's say you are considering buying a rental property for $300,000 and the projected net operating income (NOI) is $30,000. To calculate the cap rate, you would divide the NOI by the purchase price:

Cap Rate = $30,000 / $300,000 = 0.1 or 10%

So in this example, the cap rate for the property is 10%. This means that the property's projected net operating income is 10% of its purchase price. A higher cap rate indicates a higher rate of return, so in this case, you would likely see the rental property as a good investment opportunity.

Benefits of Investing in New Construction Real Estate

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When it comes to investing in residential real estate, there are only two basic types of property you can invest in – new construction and resale. Resale properties are more often than not purchased directly from the homeowner who has been living in it themselves or has been leasing it to tenants. They are typically not purchased from a builder or developer.

New construction properties are those that are purchased directly from the builder or developer who constructed the property. They are the owner and seller. They do not have a residence and have never lived in one before. In short, they are considered brand new. Investing in new construction real estate can provide a number of benefits to investors. They tend to appreciate value faster than older properties, as they are often built in growing areas and offer modern amenities.

Due to their modern amenities and energy-efficient features, new development might attract greater rentals than older residences. Buying a newly constructed home may also provide tax advantages, such as a reduced property tax rate for the first year and the option to claim mortgage interest and property tax deductions.

If your investment focus is on pre-foreclosure, foreclosure, bank-owned property (REOs), or probate sales then you are likely to be purchasing resale properties. Occasionally, however, REOs are new construction properties because the bank foreclosed on the builder or developer who built the property but could not sell it prior to the foreclosure.

Benefits of Investing in New Construction Real Estate

Here are some of the many benefits of investing in new construction real estate: 

Small Deposits

Builders will typically require a very small deposit to secure a contract for a newly built property. Upfront deposits can range from as little as $1,000 to as much as 10% of the purchase price. This is sometimes negotiable and is a major advantage for investors who prefer to minimize their out-of-pocket cash until the actual closing date.

This is true for both new construction and pre-construction real estate where the property is constructed after the acceptance of your purchase contract and deposit.

During real estate booms where there is higher than normal appreciation, a small builder deposit allows some investors to profit by “flipping” or assigning their purchase contract to other investors for a fee. This only makes sense when the second investor is benefiting from the property's equity through discounts and appreciation during construction. This however is not common in today’s market.

Low Maintenance and Repair

New construction properties require less maintenance and repairs than older properties, which can help to keep expenses low. Unlike resale property, new construction property comes with a builder’s warranty which is required by law. Typically, warranties cover materials and workmanship as well as all systems (electrical, plumbing, heating and air conditioning, etc.) for up to two years.

There is also a 10-year warranty covering major structural elements such as the foundation and basement walls. Resale property rarely includes a home warranty unless one was purchased by the seller. However, these warranties carry limitations and are not as extensive as warranties on new construction real estate.

Additionally, resale property that has undergone renovations may not meet current-day building codes. They may be less energy efficient and contain hazardous building materials like asbestos or lead paint.

Growth and Emerging Markets

New construction can always be found in growth and emerging markets. As a real estate investor, this is where you want to invest to reduce your risk and maximize your long-term appreciation. Although you could also invest in resale property in these same growth markets, you would be giving up the other benefits outlined in this article.

As always, be sure to do your research and study the markets you're considering. Purchasing a new property in areas where employment, shopping, and other important amenities are a long commute away may put you too far ahead of the curve and dampen your investments rental prospects.

Appreciation

More than one real estate expert has concluded that, as a whole, new construction properties tend to appreciate at a faster pace than their resale counterparts. As new developments see an increase in residents, retail establishments, schools, and other amenities quickly pop up to service the growing population. This helps increase property values as more residents continue to move into the area adding to the demand and establishing the community.

Discounts and Instant Equity

There are situations where purchasing new construction from a builder in the early stages of development can provide you with early bird pricing or significant discounts. It is not uncommon to purchase property from a builder at 5% to as much as 20% below market value.

Why would the builder sell your property at a discount? One reason is to keep their sales up and debts low in order to be able to attract lender financing so they can build more property. Having buyers lined up to purchase the builder’s product reduces the lender's risk on loans they provide that builder.

Customization and Cost Control

If you are purchasing a pre-construction property you get the added benefit of being able to customize the property to suit your needs. An obvious benefit of buying pre-construction property is that you can choose many of the features such as flooring, cabinetry, lighting, plumbing, and fixtures. This is useful when you want to keep your costs down while making it as durable and appealing to future tenants as possible. You can even choose your lot location in most new subdivisions.

Newer Technology

New construction properties offer better construction and more advanced, longer-lasting building materials than resale properties. Insulation technology is far better than in years past providing better comfort and energy efficiency. Additionally, due to advances in heating and air conditioning systems, indoor air quality is far better.

Overall, newly constructed real estate is better suited as investment property than resale homes. They are simply more energy-efficient, healthier, and lower maintenance. They can be purchased in growth markets using small upfront deposits and often at below-market value. There are no surprises, and that translates into less worry and stress for you.

It's important to note that investing in new construction real estate comes with its own set of challenges, such as dealing with construction delays and unexpected costs. It may also necessitate more upfront capital, but the end result can be a high-demand property with a high return on investment.

Absorption Rate and Months of Inventory in Real Estate

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Absorption rates and months of inventory in real estate. What are they, and why are they significant? This information is useful since it represents the liquidity of a market. As a real estate investor, you can help maximize your profits by knowing the liquidity of a given real estate market. By knowing the liquidity of a market, you will better understand that market and therefore be able to take advantage of the various buying strategies afforded by it.

One of the measurements frequently used to gauge the liquidity of a given market is the absorption rate. This is basically the rate at which a specific segment of a real estate market sells in a given time frame. These segments are usually categorized by price range but may also be categorized by property type. The absorption rate can assist sellers to determine the optimal price for a property. The absorption rate is useful information for buyers as well because it indicates the extent to which a seller may be willing to lower their asking price or make other concessions.

Absorption Rate Formula

The easiest way to understand absorption is to put it in more tangible terms and measure it in “Months of Inventory”. In other words, we take the number of active listings and divide it by the total number of sold transactions within the same month to give us the months of inventory.

To calculate the months of inventory for any given market:

  • Find the total number of active listings on the market last month.
  • Find the total number of sold transactions for last month.
  • Divide the number of active listings by the number of sales to determine the number of months of inventory remaining.

Supply-DemandAs a general rule, 5 to 6 months of inventory is considered to be a normal or balanced market. Over 6 months of inventory and we have a buyer’s market. If it is less than 5 months and we have a seller’s market. The smaller the available inventory, the tighter the market is. Keep in mind that these are simply guidelines and will differ from market to market.

For example, let’s say there were 8,000 active listings last month and 1,000 closed transactions. That leaves us 8 months of inventory remaining on the market and also tells us that we are in a buyer’s market.

If you are in the market looking to buy, calculating the months of inventory can give you an indication of how negotiable sellers might be. A large number, say 12 months or more, would mean that sellers have a high level of competition and will probably be more flexible on their sales price and terms.

On the other hand, if you are a seller trying to sell your property, the months of inventory will give you an indication of the level of competition you will face. Selling in a buyer’s market will require you to put some serious thought into your pricing strategy and any incentives you may want to offer.

8 Tips To Becoming A Successful Landlord

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How To Become A LandlordHow To Become A Landlord

The ultimate goal of investing in rental property is to turn a profit.  To ensure that you achieve that goal it is essential that you follow several critical guidelines. Most of us dream of becoming a landlord but it an easy or a difficult job? Before you start searching for a home to rent, you should think about the responsibility that comes with being a landlord to your tenants. If you’re interested in investing in real estate, the single-family rental market might be a good option. Being a landlord can be a profitable venture that provides a steady income stream while your property appreciates in value. You might also be able to enjoy certain tax advantages while you build equity in the home.

Here are 8 valuable tips for becoming a successful landlord and start a rental property business.

1. Screen Your Tenants

First, always make sure that you check tenant references. This is the first step of becoming a successful landlord. This can be a burdensome step and many landlords overlook it because they feel as though they have good instinct when they meet with the tenant.  But not checking references can lead to a number of problems later on.  You will uncover a wealth of information about potential problems before you rent to a prospective tenant. It’s also worth the time to do a background and credit check on all potential tenants. There are several online tenant-screening services available, and you should be sure to check potential tenants’ credit scores. You should also conduct an interview to make sure you’re comfortable interacting with them, and check references, especially from employers or past landlords.

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Phoenix is Facing a Housing Shortage

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A Phoenix home with 95 bids is just one example of a housing market entering a new and unprecedented phase.  Experts at Arizona State University School of Business say Phoenix is headed for a major housing shortage.

Long gone are the days when Phoenix was riddled with available, well-built single-family homes in the wake of the 2008 housing market bust.

Five years after the crash, the desert metro is facing lagging home construction, predictions of population growth and rising land prices, according to real estate experts with ASU.

The end result could be a significant housing shortage in the near future, experts contend.

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The Real Crash is Coming!

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Well, well, well… what an interesting year 2013 is shaping up to be!

The U.S. is still, at least according to the U.S., the world's largest economy. Super!

Of course, U.S. gross national production includes the value of goods and services Americans produce regardless of their location – even overseas!  But where do those employees live, rent homes, and spend money with local businesses (who rent homes and office space locally)?

Real estate investors typically care where the people are because people and their income is what gives real estate its value.  After all, there's lots of land on the moon, but it isn't worth much because there aren't any people there… at least not yet!

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Mortgage Interest Deduction on the Chopping Block?

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A tax break that has long been untouchable could soon be in for some serious scrutiny. Many home buyers deduct their mortgage interest when assessing their tax bill, a perk that has helped bolster the income of millions of families – and the broader housing market. But as President Obama and Congress try to hash out a deal to reduce the budget deficit, the mortgage interest deduction will likely be part of the discussion.

Limits on a broad array of deductions could emerge in any budget deal.  It is likely that any caps would be structured to aim at high-income households, and would diminish or end the mortgage tax break for many of those taxpayers.

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(949) 218-6668
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