Posts

Fast Selling Duplexes – on Market Just Days…

Cash Flow Investments are going Fast..!

On May 7th I wrote about 3 duplexes that I thought were great deals.   If you missed my last post here are the 3 properties:

10414 South White Rock Road, Rancho Cordova, Ca 95670 – Pending Sale – On Market Just 6 days

6335 Sorrell Court, Citrus Heights, Ca 95621 – Pending Sale – On market Just 6 days

5006 Sunshine Lane, Sacramento, Ca 95841 –  Back in Escrow 4 days after I posted it on my Blog here.  This one still has a chance of falling through since it has already a couple of times.

If you are looking for a CASH FLOW investment…  Come back here again soon and I’ll some more information and prospects posted.

 

In the mean time…?

 

MAKE IT A GREAT DAY

Bank Owned Duplexes – Come & Get ’em….

Some of the best I’ve seen in a while !!

Hey you investors…    I’ve found some decent Bank Owned Duplexes that are all unique and very much worth the time to pick up – one maybe even a “flipper”

I’ve got two Bank Owned Duplexes have just come on the market and one that has been for sale for quite some time.

I have previewed all of them and have put together some information including pictures.   Click the links below and you’ll pull up a PDF file with my projected income and expenses.

10414 South White Rock Rd, Rancho Cordova, Ca 95670 – 3 Bedrooms 2 Bath on each side – Court Yard entries and each unit has recent updates in the kitchens and bathrooms.   Mirrored Closet Doors in the Master Bedrooms and Sliding Glass doors to the rear yards.  Listed at $124,839 – I know this is going to sell for much more.  These units are just about “rent ready”…  The Bank knows this and this will have “multiple offers” for sure….

Other than maybe some painting and general cleanup, the only major problem I see is part of the roof system.  The area over the bedrooms is a “flat top” type that is leaking in one of the back bedrooms.  I estimate it can be fixed for about $7,000.   I’m a part owner of a duplex with a configuration like this and that is what it cost us about 2 years ago for the same problem.

I like Rancho Cordova…It’s a sleeper area with a commitment to community preservation.  Lots of new construction going on around this area.  Elementary school is just down the street.

Here’s my attempt to do a “video”.. Click the links below to see video of each side.

10414 South White Rock Road, Rancho Cordova – “left side”

10414 South White Rock Road, Rancho Cordova – “right side”

6335 Sorrell Court, Citrus Heights, Ca 95621 – This is a nicely located Duplex on a Cul-de-Sac street that is right off of Zenith and Antelope Roads.  Neighborhood shopping is very close by along with access to Hwy 80.  Great commute location for either Roseville/Rocklin or Sacramento.  I’ve run the comparables and they go for about $175,000 in this area.

The back yards are huge with little or no landscaping…  I think this is one area many investors put a low priority on.  Some landscaping here would be a great inhancement for this property.  Inside…?  They aren’t bad.. paint.. carpet.. cleanup.. = Rent Ready…   Roof is good shape…

Here’s an old favorite below here that has been on the market for a long time… it’s been in and out of escrow I think a couple of times.  It has my special “designation”…. a “Beater”… in other words… a Fixer upper…  Check it out…!!

5006 Sunshine Lane, Sacramento, Ca 95841 – I’ve seen this one inside and it’s in need of some TLC as they say.  It’s Listed at $134,900 but I have the cash flow analysis at $115,000.  That’s what it should and probably would go for if some one came in with an all cash offer.   I estimate it would take about $20,000 to really fix this up nicely.  It’s in a great location.. kind of unique.. and it’s just around the corner from American River College.

I’ve got more coming.. come back later…

In the mean time…?

MAKE IT A GREAT DAY

Secrets To Buying a Bank Owned/REO Property

Why it’s not always best to be the 1st one there.

Just a couple of days ago I posted the Cash Flow estimates for 2 duplexes in the area.  If  you go to:  10069 Nebula, Sacramento  and  10390 South White Rock, Rancho Cordova you’ll get the figures.

The secret…?   is that both of these properties have been in and out of escrow and when this happens in this market, I know it’s not because the Buyer couldn’t qualify. 

In my opinion, a Buyer looked at the property more closely and after reviewing the condition and what was needed to bring it up to a “rent ready” condition, the price the Seller was asking is not what “the market” will pay.  This is what has happened to both of those properties above.  They have both been on the market for quite some time.

If you are looking for an investment property such as,  a Duplex, Four-Plex or Multi-Unit Apartment Complex, contact me for a quick “Cash Flow Analysis” and a “Comparable Market Analysis”.    In addition to that, I’ll give you the “history” of this property, especially the recent history because if’your prospective property has been in and out of escrow, you’ll be able to make a much better deal.

REO/BANK OWNED Sellers and their Brokers hate it when a deal falls through and when this happens, the next deal will be at a lower price in most cases.  The Banks and their Brokers know this…. AND NOW….? SO DO YOU…!!!

Call me at 916-203-1260 or just send an email my way.  It doesn’t mater what kind of property you are thinking about purchasing, I’ll have the best analysis to help you make the right decision especially “the history”.

In the Mean Time…?

 

MAKE IT A GREAT DAY

Secrets To Buying a Bank Owned/REO Property

They Call Me “Mr Ed”… The Best Darned Real Estate Blog Period

March 1st, 2009 4:37 PM

Sunday, March 01, 2009

Why it’s not always best to be the 1st one there.

Just a couple of days ago I posted the Cash Flow estimates for 2 duplexes in the area. If you go to: 10069 Nebula, Sacramento and 10390 South White Rock, Rancho Cordova you’ll get the figures.

The secret…? is that both of these properties have been in and out of escrow and when this happens in this market, I know it’s not because the Buyer couldn’t qualify.

In my opinion, a Buyer looked at the property more closely and after reviewing the condition and what was needed to bring it up to a “rent ready” condition, the price the Seller was asking is not what “the market” will pay. This is what has happened to both of those properties above.

If you are looking for an investment property such as, a Duplex, Four-Plex or Multi-Unit Apartment Complex, contact me for a quick “Cash Flow Analysis” and a “Comparable Market Analysis”. In addition to that, I’ll give you the “history” of this property, especially the recent history because if’your prospective property has been in and out of escrow, you’ll be able to make a much better deal.

REO/BANK OWNED Sellers and their Brokers hate it when a deal falls through and when this happens, the next deal will be at a lower price in most cases. The Banks and their Brokers know this…. AND NOW….? SO DO YOU…!!!

Call me at 916-203-1260 or just send an EMAIL my way. It doesn’t mater what kind of property you are thinking about purchasing, I’ll have the best analysis to help you make the right decision especially “the history”.

In the Mean Time…?

MAKE IT A GREAT DAY

Update on Rental Market – Nice Units Rent Fast – Even in Slow Market…

 This article was original posted on Tuesday, March 31, 2009 at our old website

Update on my March 20, 2009 post – It’s Back to Basics.

I’ve been in the Property Management business for going on 20 years now.  I actually got into it by accident because clients that lived out of the area especially wanted someone here local to watch out after their investment.

Over the years, the practice of property management has given me many insights into “what to do… and what not to do”…

So while I was a little nervous about the rental market as reported in my last two posts, I was reminded again that when you have a property with great curb appeal, that is updated and bright & clean inside…?   You just don’t have to worry too much if you have priced it fairly, which we did.

Click Here for a look at the WebFlyer we used to attract new tenants.

Our clients had purchased 2 duplexes on this street, each one with a 3 bedroom, 2 bath and a 2 bedroom, 2 bath side.  We now have “approved applications” with “holding deposits” for move in with rents are $1,200, $1,250 for the 3 bedroom sides and  $1,100 for one of the 2 bedroom units.  

In addition we have two applications pending for the last remaining 2 bedroom.

The bottom line in my opinion is that if you the investor provide a great curb appeal and a nice unit inside, you’ll have many happy prospective tenants wanting to live there and pay you top $$$.

 

In the mean time…?

 

MAKE IT A GREAT DAY….

A Nice Rental Unit Does Get Attention Even In a “Down Market”….

Friday, March 20, 2009

UPDATE ON MY LAST POST – Rents – Flat/Falling…?

As you may have read from my post a couple of days ago I had some concerns regarding the current Rental Market in the region.

To bring you up to speed, we have approved a tenant for the 2 Bedroom/2Bath side on Trovita Way and have an application that looks good on the 3 Bedroom side, a young couple with 3 kids.   The rents that we will get are $1,095 for the 2 Bed/2Ba side and $1,250 on the 3 Bed side.

We’ll update you as soon as we have received the Holding Deposits for these tenants, which is what we consider to be a firm commitment to rent.

In the mean time….?

MAKE IT A GREAT DAY….

I Think Rents Might Be Going Down a bit… But so are interest rates…

Some Anecdotal Stories – is this a trend.?  I don’t know for sure.

We’ve been experiencing a little downward pressure on rents in some areas.. I think.

Remember when someone tells you the words, “I think”… it really means they don’t know for sure. Let me explain further here… and I’ll let you be the judge…

EXAMPLE #1 – RENTS FLAT/FALLING…?

Last November we closed escrow with a young couple that purchased their first investment property which was a Duplex located at 2721 El Caprice, Rancho Cordova, Ca.

They elected to do much of the work themselves and had one side ready for us to show about the end of November.  Even with the holidays we had a tenant in place on the completed side for $1,100 per month that moved in on December 5th.

The other side was not completed until about the middle of December or later.  When we hadn’t rented it up by the end of January I didn’t get too worried because historically it is a little slower during those months of December and January.

It wasn’t until the middle of February that I began to notice other units we manage were taking a little longer to rent so we decided to lower the rent to $1,000 per month to see if we couldn’t get a little more action, which has been what was needed.

While we still haven’t placed a tenant in this unit yet, we’ve had 3 applications given to us but the 1st two didn’t qualify because of credit or income issues that we discovered during the “screening process”.

EXAMPLE TWO – RENTS FLAT/FALLING…?

Last August we leased up for a client a 3 Bedroom Duplex unit at 6834 Woodmore Oaks in Orangevale that is next to a 7/11 Store for $1,250 per month.

Fast forward to this year we are now marketing for rent a 3 bedroom 2 bath unit at 6826 Trovita Way, Citrus Heights that is only about a mile away from the Woodmore Oaks property above.

The Trovita Way Duplex has the exact same floor plan as the Woodmore Oaks property with Trovita having just about a total remodel/update that included:

  • New carpet,
  • New two color paint scheme in & out along with new 6 panel colonial doors
  • New appliances,
  • New tile shower enclosures and new tile floors in all the high traffic areas,
  • New sod in the front with new shrubs to accent some of the mature plants already there and a big clean up and upgrade of the backyard landscaping as well along with other items to long to list here.

While we did try and market this property while the “fix-up” was in progress, it wasn’t until we lowered the “asking rent” from $1,250 down to $1,200 per month that the phone started to ring a lot more often.

In the last few days now, we’ve shown this unit to 4 or 5 prospects.  We’ve already received an application on the 2 bedroom unit next door.  As of today, March 18th we’ve had a lady that saw the unit last night call and say she was going to send in her application and pay her application fees so we’ll see.  In the meantime, we’ve scheduled another showing at 5:30 this evening.

EXAMPLE THREE – RENTS FLAT/FALLING…?

We had a nice 2 bedroom 2.5 Bath TownHome on Briar Ridge in a great area of Citrus Heights that stood vacant for about 2 and 1/2 months.   Now keep in mind,  we got this back vacant in the middle of November of last year.  I hate it when a tenant moves out during the “holiday” period because it does slow down then as I said above.  The rent for this Town Home was $1,250 for over 4 years, but when it didn’t rent up right away, the owner did give us the authority to lower the rent to see if that helped.

So to make a long story short when I was showing a single story town home in Folsom, to a prospective tenant, he wasn’t satisfied with the size of this place and asked if I had something else in a good area.  Well,  he’s the one that ultimately rented the Briar Ridge Town Home at $1,150 and he wasn’t afraid to negotiate a deal.  We gave him 1/2 off the 1st month’s rent as well.

Conclusion…?

I’ll have a better feeling in the next couple of weeks when we have some more inventory come up to be shown, but it looks like it’s become more of a “tenant’s market”.

Come back for ideas of how to keep your rentals filled in a down market later.

As For Interest Rates…?

Our company shares some space with Sunrise Vista Mortgage Corporation and a Credit Repair company.   One of their loan officers came into my office today and let me know that the Fed is driving down rates to the point that he feels we’ll be in the 4% range soon…

NOW…..In the mean time…?

MAKE IT A GREAT DAY…

I Can’t Believe How Lenders are Now Treating Well Qualified Buyers..!!!!

Friday, January 16, 2009

HIGH NET WORTH INVESTORS TAKE NOTE….

I know most of you folks by now have heard in the news how screwed up the “financial markets” are and how it’s “frozen”…haven’t you…?

You also keep hearing about the lousy economy, you know,  the big recession we’re in and you wonder is it ever going to get better…?

Folks,  from my very recent experience in working with  “Bank Owned Properties” and “Investor Financing”, I think I know how to really move things forward a bit.

I think these Financial Institutions have really gone too far, frustrating investors & home buyers by tightening credit which has slowed down the economy.

Check it out….

Here’s a profile of two partners, gentlemen in their early 50’s and succesfull with FICO scores in the 800’s… and a net worth of at least $2 Mil or more each.. They live off of their investments.  Yea I know.. I’m jealous too….!!!

Now I ask you… “How much paper work and verification do you think the “financing institutions” need to qualify these men if they put a Down Payment of 25-30% on a Duplex and a loan for the rest…?”

Here’s more….

  • Each of these duplexes will give them a “Cash on Cash” return of at least 15% the first year.  This return comes after paying all expenses which include; professional property management & landscape maintenance, taxes, insurance and “mortgage payment”, reserves, etc…  Not bad huh….
  • The loan amounts are about $112,500 for one & about $180,000 for the other.
  • Their interest rate on each loan will be 6% when “owner occupied” rates are in the 4.75% – 5.25% range.
  • They will pay higher fees and costs to get the loan.

OK, alright,  they are fine with paying the higher rate & costs because that’s just the way it is and they know lenders want more from investors versus home owners.

So…..?   Would you agree with me that in “ordinary times”, with all these assets and credit history,  the banks would have jumped all over them to get their business…?

If you said yes…?  you’d be wrong…   Oh they qualify alright, but the fact is the banks will no longer accept, just a credit report, a financial statement (FNMA-1003) and  maybe copies of your bank & asset statements.  Oh No….!!!

These loans are all now FULL DOCUMENTATION…!!

John Arvanitis, from Sunrise Vista Mortgage Corporation told me and the investors,  “The days of Low Doc/No Doc Loans are over…!”  Little did I realize.

They had to submit tax returns,  partnership information, partnership returns and k-1’s… and explanations from CPA’S because some income was received from this partnership in a differant “fiscal year” then the “fiscal year” of the partnership.. you know stuff like that.. It seemed endless..and frustrating, but this is the way the market is today.

John went on to say later that “the Bottom Line now is loans will be harder to get”.

Therefore, the lesson here is when you get ready to buy, get all your records together because the banks aren’t in the mood to take risks.

So what do you think…?  Do you agree with me that they might have gone a little too far…?

INVESTOR LOANS

If you are thinking of investing and you need some financing, please give John Arvanitis a call at 916-729-2000, or his direct line at 916-676-4700.  John knows his stuff and he’s got a staff of loan agents and processors that will process your loans quickly and professionaly.

and… finally if you are thinking of investing in a property in this region, please email me at favinger@rwnetwork.com or call anytime at 916-203-1260.

MAKE IT A GREAT DAY