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Results, No Excuses

Rental House Investments Beats Investing In Stocks

After seeing the stock market and real estate market decline so significantly the past few years, many investors are wondering whether now is a better time to buy stocks or invest in real estate and which would be a better investment?

Real Estate Investing vs. Stock Market Investing

Consider the following facts about a recent rental house purchase which was purchased a few weeks ago. The house in question was purchased in Port St Lucie, Florida and was a bank owned REO property which was purchased directly from the bank.

Purchase Price _________________$47,500
Monthly Rental _________________$800

Annual Rental Income____________$9,600
Less Annual Insurance___________$1,045
Less Property Taxes_____________$1,300
Less Vacancies_________________$800
Less Repairs __________________$800

Net Annual Income (NOI)_______$5,655

Cash on Cash Return__________$11.9%

If we assume that the property is vacant 1 month out of every twelve and that we spend another 1 months rent on repairs, we would still net a very healthy 11.9% return. Where else can you get almost 12% on your money with very little risk? This house previously sold for almost $200,000 and buying it at less than 1/4 of that price has obviously significantly reduced the downside risk.

The Real Value of Your Rental Property

The current market value of this property is around $77,000. So while this investment yields a current yield of 11.9% I have the added luxury of knowing that there is around $30,000 worth of equity in this property. And considering that historically most rental property in Florida sells at around 140 times rent (this number changes based on market conditions), the fair market value for this property could be somewhere around $112,000. That is how much I would sell this property for if I were to sell it to a Rent to Own Buyer with an FHA mortgage.

Zillow estimates the value of the property at $124,000. The insurance company has the property estimated at $125 per square foot replacement cost. Since the property is 1,176 square feet that puts the valuation at $147,000. I think the property is worth around $77,000. The fact that properties are selling at such a discount to replacement cost should be a huge red flag. That is the builder’s way of letting you know that you should be buying real estate now.

The real replacement cost is around $75 per square foot which would put the properties value at $88,200 which is probably fairly accurate. However this is the value if the house was constructed new and without the land. The lot is worth $25,000 so the house built new would cost around $113,200 to build. Existing homes need to be depreciated since obviously they are worth less than new homes so the $77,000 to $88,000 is probably a healthy range for what the house is really worth. If we are conservative and assume $77,000 that is still a definite $30,000 in equity.

Return on Investment For Rentals

At a purchase price of $47,000 that represents 63.82% return on my money when I purchase ($30,000/$47,000). In addition to this $30,000 in instant equity I also receive almost 12% annually as mentioned previously. And this is all without utilizing any leverage whatsoever.

Imagine what the return would be if I borrowed 90% of the purchase price ($42,750) at 7% on a 30 year fixed mortgage. My monthly payment would then be $281.09 for both principal and interest which adds up to a total of $3,373.08 for the year.

If I deduct this $3,373.08 from the $5,655 net operating income above then I would be left with a net annual income of $2,281.92. Consider that if you put down 10% ($4,750) that would work out to be a “cash on cash” return of 48%. Where else can you get this kind of return?

Less Risk Investing In Rentals

There is no other investment that can do this with any certainty. Keep in mind that in these calculations I am still factoring in all the expenses of owning property including vacancies, maintenance, taxes, insurance and repairs. I have not factored in the “headache” factor which is basically the headache that comes along with being a landlord.

The “headache” factor is without a doubt the biggest downside to being a landlord. Being a landlord is a lot more hands on that looking at your monthly mutual fund statement. In my opinion that is the biggest issue that a potential landlord should consider before investing in rental properties.

Going back to the example of the $47,000 house, investing this same $47,000 into stocks would be a much less secure way to invest your retirement money. I should know. I spent fifteen years as a stockbroker and money manager before becoming a distressed real estate investor. And I am here to tell you what many other real estate investors and landlords like me already know. The best place to invest your money is in single family rental properties.

Why Investing In Rental Properties Beats Stocks?

Any landlord will tell you that being a landlord can be a headache too. Chasing after dead beat tenants, lost rent, damage to properties, maintenance and repairs are all part of being a landlord so you need to make sure that you have the time, desire, inclination and patience to become a landlord. But if you do and you hold for the long term you will be rewarded very well.

Unless your name ends in Buffet or Soros you are probably much better off investing in single family rental properties than you are investing in the stock market. Investing is about getting as much cash flow or yield as possible, without risking your nest egg and doing so in the most secure way.

Anything else is not investing. It is speculating. And speculating is anyone’s guess. If you are looking for a sure thing then you should go out and find a single family rental house that is way below current market value and you should buy it, fix it up and rent it out. If you hold that house until the mortgage is paid off you will have a good investment.

Position Realty
Office: 480-213-5251

Apartment Investing Basics: 6 Warning Signs of a Bad Deal

Apartment properties are preferred by many investors as they bring in passive income (and its my favorite type of deals to do!). When buying apartments, it is normally a longer-term investment, but you need to make sure your money is used in the right place. Below are a few factors that may help in deciding which property to invest in.

Buy an affordable property
One should always choose a rental property they will be able to afford; it’s not just about being able to buy a piece of land. Investors calculate that the rent will be able to payoff the debt of the loan and provide extra money at the end of the month for their own pockets. Until a unit is rented out, the owner (that’s you!) has to pay the mortgage, so he or she should have enough monthly income to settle the payment. Apart from the mortgage, other expenses also need to be fished out from the owner’s pocket. One should have enough funds raised so an investment does not end up in a loss.

Neighborhood and surroundings
A good neighborhood ensures how soon a property goes on rent. As an investor, one should purchase a property in a safe and reputable neighborhood. Neighborhoods are generally categorized into A, A-,B+, B, B-, etc. properties Properties near colleges go on rent easily, as every season students enroll and they look for a cheap residence. The surroundings of the property should have all the basic amenities like schools, parks, shopping malls, supermarkets and so on. A property that is far away from these basic requirements might not be able to hold tenants for long.

Get the information
Get know-how of the area, and before signing the deal, visit the area for a few days and at different times. This way one will get to know about the area and the crowd that lives there. Getting information from those who already live there will be a deciding factor in the purchase.

6 Early Warning Signs of a Bad Deal

Your job as a real estate “rainmaker” is to find the deal and make it happen. Leave the building management and operations to others. The big money is made in the deal and that’s where your time is best spent.

Obviously you want to focus only on stellar deals. Forget the marginal ones. It takes just as much time to work on a deal that brings in peanuts as it does to lock down a deal that makes you wildly rich. There are 6 red flags that tell you quickly if a deal will be a time-waster. If you spot just one of these 6 warning signs, move on to the next potential property.

1. The Numbers Don’t Add Up
The bottom line is you want to make a lot of money. If the numbers don’t add up and the seller won’t drop the price, or you can’t get better terms, move on.

2. Missing Numbers.
If the seller can’t provide you with the year-to-date profit and loss statements, plus the actual numbers from the previous two years, move on to another deal.

3. Made-up Numbers.
Pro forma numbers are pure guesswork. They may be educated guesswork, but they are still a projection. Lenders won’t give these made-up numbers any weight and neither should you.

4. Troubled Property.
A property may look good on paper: The numbers are real and they add up. But a site visit paints a different picture. Major repairs are needed because the seller has been deferring the maintenance hoping to pass the headache on to the buyer. Don’t let it be you.

5. Wrong Area.
Don’t spend your money trying to reverse a trend. If the neighborhood is in decline, the property carries that stigma. Tenants will be moving on, and so should you.

6. Months on the Market.
Good properties go fast. Bad properties linger in the listings for month after month. With detective work you can figure out why it’s a dud. And that’s a viable learning experience. But your time will be better spent going after good deals.

You create a beautiful garden by getting rid of the weeds. It’s the same with building a real estate portfolio: you must quickly weed out the lousy candidates and focus only on the prime properties.

Position Realty
Office: 480-213-5251

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