Jul 21

As investors, we do not want surprises at the closing table.  Knowing how line items are pro-rated on the closing statement is quite important.  It’s probably a bit of an over-statement to say that the surprise will happen at the closing table, as the investor buyer will realize they have problems before that point.  However, it may not be long before closing, and it’s usually very much too late to do anything about it.  That is, anything except bring a bigger check with you.

 

The first thing to know about pro-rating rents, taxes and other items, is to know if they are paid in advance or in arrears.  If they are paid in advance, then generally the seller may be owed a credit for sums they have paid for periods of time after the closing.  If paid in arrears, the buyer should get a credit, as they will need to pay for obligations prior to closing.

 

So, once we know how an item is being paid, in advance or arrears, we can calculate who owes who, and how much.  There are a couple of more wrinkles before we can jump to the calculations:

 

·         Are we pro-rating “to” or “through” the date of closing?  The purchase contract should spell this out.  If “to”, then the buyer is picking up the tab for closing day.  The seller is paying if it’s “through.”

·         Are we using a banker’s or calendar year?  As we’re bringing our calculation down to a certain date, with an obligation for a number of days payment by one of the parties, we need to know how many days in a month.  Bankers use a 12 month year with 30 days in each month, or 360 days for the year.  A calendar year is, of course, either 365 or 366 days.  Though the difference is usually small, it isn’t insignificant.

 

OK, we now know what type of year we’re using, whether it’s “to” or “through” closing day, as well as which items are paid in advance and which are paid in arrears.  Now it’s just a matter of doing the math.

 

·         Rents are a major consideration.  As they are generally paid in advance, the seller will get to keep the amounts “to” or “through” closing, while the buyer will receive a credit for the pre-paid rents through the end of the month of closing.

·         Property insurance is also normally paid in advance, and either for six months, or more likely a year in advance.  The buyer will owe the seller a credit for the amount from closing through the end of the policy period.

·         Taxes could go either way, depending on when property tax bills are issued.  However, they are usually paid in arrears, so the seller would normally owe the buyer a credit for taxes they’ll be billed for periods before closing.

Jul 15

Back in the late 1970’s, the Hunt brothers tried to corner the silver market by buying up silver at an amazing pace.  Their activities were solely responsible for the rise of silver prices to around $50 per ounce.  This was an astounding price for silver in those days.  It is the classic example of supply and demand.  Demand increased with their buying spree, as well as supply decreasing as they added to their hoard.

 

May real estate never be that volatile, though we know that we can’t “mine” any more land.  The reason for the example is to help real estate investors to realize that there are supply and demand factors at work in the real estate market.  The most obvious is the tendency of a building boom to go too far too fast.  Times are good, people are moving in, and home builders crank out houses as fast as they can build them.  At some point, the demand pendulum begins to swing the other way, but there is still a group of unfinished houses that will add to supply as demand weakens.  That’s when we see price drops.  Though they are usually temporary, the astute investor will avoid buying at the top of the price curve.

 

That’s a good negative example, but what about trends or activities that can reduce supply, thus bringing about price increases and appreciation for the investor?  Government activities, such as dedication of land for public use, can decrease supply of building space, thus bringing about price appreciation over time.  Nationwide, there is increased activism to slow building and increase green space for the good of all.  If you already have a home in the area, it’s probably something you would support.  If you’re trying to buy in, it means you’ll pay a higher price.

 

Government or subdivision restrictions and covenants can also cause building cost increases.  Any increases in costs normally contribute to price increases at sale time as well.  Minimum square footage requirements, laws requiring wider streets that reduce space for homes, stricter building codes and environmental rules can all cause significant increases in the costs to build homes in an area. 

 

As investors, we want to watch more than just housing price numbers that follow the activity.  We want to be aware of current trends, as well as proposed new laws or restrictions in an area.  If an activity is likely to lock up land for uses other than building, or if the costs to get a new home built are going to go up significantly, it could be the right time to buy.

Jul 07

Whether you’re in the market for a personal residence or an investment property, it’s all about location.  In every area, there are neighborhoods that are sought out by home buyers.  These are the neighborhoods that experience better appreciation over time.  It could be due to proximity to education facilities, city centers or recreation.  Whatever the reason, these neighborhoods should be investigated for real estate investment.

 

The challenge when evaluating homes for purchase in these desirable neighborhoods is to locate or negotiate a bargain.  Successful real estate investment begins with the purchase price.  Sellers in these neighborhoods rarely are in the dark about the desirability and market prices.  So, how do we buy into a great area at a below market price?  We look for the worst home in the area.  It could be due to condition, size, location or style, but it is not up to the “standards” of the neighborhood.  This is where opportunity lies for the astute investor.

 

The fact that this is a popular area in which to live draws our interest as investors just as it draws many buyers who are stretching their ability to afford to live in this area.  If we can locate a home at a below-market price, rehabilitate it to be a better fit for the neighborhood, then we have the potential for a successful investment.  Dean Graziosi, in Be A Real Estate Millionaire, clearly advises to “Buy the worst house in a great neighborhood rather than the best house in a bad neighborhood.”  The quality of a neighborhood can raise the value of just about any home, no matter the shortcomings.

 

How do homes fall into this “neighborhood sub-standard” category?  Sometimes it is because owners have moved away, and they are renting out the property.  Tenants have let the home fall into disrepair, and the cost to bring it to its original condition will be in line for a good return on investment.  The seller just wants to end their landlord status, and they don’t want to do reparis.  Perhaps all the homes in the area have garages, and this one doesn’t.  Couple that with condition issues, and it could indicate affordable improvements for an excellent return on investment.  Whatever the reasons, if you can locate a home that is clearly beneath the neighborhood norms, but has the potential to become a “fit” for the area, you’ll likely have a candidate for a very successful investment.

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