position realty

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

The Truth About 4-Family Investment Properties

Many of 4-family properties sell at a price where the purchasers will not see a dime in positive cash flow for 10 years or more. Why? In my humble opinion, there are several reasons. First, 4-families are very much in demand among newer investors who, in all honesty, don’t have the first idea how to properly evaluate cash flow. These buyers fall into the trap of determining the value by looking at what other people have paid for comparable 4-families to determine value, rather than doing a cash flow analysis to see how much money they’ll make at a particular purchase price. As a result, they pay what everyone else is paying—which, as you’ve already seen, is often more than one can pay and make any money!

Compounding the problem is the fact that many 4-families are sold by agents who also have no investing expertise. I’ve had many an agent “prove” to me that a 4-family is a good deal because it has a positive cash flow after mortgage payment, taxes, insurance, utilities, vacancy loss, and maintenance fees are taken out. What they don’t seem to understand is that, as the owner, I would also have to pay for extermination, evictions, mileage and wear-and-tear on my car, bank fees on my business account, accounting fees to keep my taxes straight, turnover and advertising costs associated with those vacancies, and the all-important replacement reserves for items that wear out slowly, such as boilers, roofs, and so on. When I show an agent that my real, true-to-God expenses on a particular building will outstrip income by 25% or more, they invariably tell me that I’m exaggerating—after all, the CURRENT owner makes money hand over fist! (Sure he does—he paid $20,000 for the building in 1954!)

Another reason for the gap between selling price and price at which a buyer could make money is that 4-families seem to be a favorite of super-conservative investors, many of whom pay all cash or a very hefty down payment, and, as a result, are able to get cash flow out of even the most overpriced properties. Think about it: if you didn’t have a mortgage payment on these properties you’re looking at, would they make money? Of course! Would they make a decent return on your investment? Heck no! But some investors aren’t looking for double-digit returns; they’re looking for an attractive, easy-to-manage property where they can sink their money and get a (more-or-less) guaranteed return.

My suggestion is this: leave the 4-families to the under-educated and over-conservative, and focus on the slightly larger properties that small investors like yourself can both afford and actually make money on. Five to 12 unit buildings give you the benefits of size plus eliminate the competition from over-paying amateurs and the better-funded corporate investors (who want much larger properties. And as an added bonus, it’s much easier to negotiate owner financing on these properties!

Office: 480-213-5251

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