Why should I rent your apartment versus all others out in the marketplace? Keep in mind this is a question that is going to be in the back of your tenant’s minds when you’re looking for tenants and also your existing tenants. You see there is competition for the tenant you’re looking for and that will always be the case. However, if you answer this question effectively for the new tenant that would be coming into your apartment or commercial investment property, you will not have a problem in getting good tenants and keeping your space filled more often than not. Remember, it’s not always about price. Price is important and tenants do have budgets, etc., however, many other things into it for a tenant as well: cleanliness, nice neighbors, convenience, close to things they like to do, (movies, shopping, etc.), close to their home, desirable location, prestigious location, etc.

We could go on and on regarding reasons why a tenant should lease your apartment property. However, make no mistake they’re not only asking this before and when they move into your space, but they’re also asking it when they’re in the apartment as well. When you get a good tenant, you want to keep a hold of them as long as you possibly can, of course, raising the rent over time. Obviously, if you have an apartment building that has six tenants and you can keep those six tenants for a number of years without any turnover, you have saved a substantial amount of cost and a substantial amount of time, because remember your time is worth money.

for new tenant acquisition prepare a “special report” of all of the mistakes that tenants in your market should avoid and how by renting your apartment you are answering those mistakes. What this does is give the tenants a little doubt in their mind about what’s out there and what they have to get into and how by leasing our apt., we erase those doubts and by renting our apartment property, they are much better off and will not make any of those “mistakes”. Use a free bonus and/or gift just for them applying for your apartment. Everybody likes free gifts, free goodies, and free bonuses. Most tenants are used to paying a fee when they have to apply for an apartment and/or commercial investment property space and that’s understandable because sometimes it does cost a little bit of money to run credit reports, take time checking out the tenant, etc.

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Old Magnolia Apartments, a 16-unit apartment complex on Maxwell Road between Ga. 9 and Hembree Road, recently sold for top dollar to a California investor. After a brief inspection period and entertainment of multiple offers, Selina Chao closed on the property at just more than $77,000 per unit, or more than $1.2 million.

The complex was built in the 1960s and renovations were completed in 2000 for conversion to condo units. Renovation work included the installation of new kitchen and bathroom sinks, new furnace and air conditioning compressors and new electrical upgrades throughout. Each unit has two bedrooms, one full bath and a small kitchen located off of a family room.

However, the units didn’t sell and the project was re-converted to apartments.

Rents range around $750 per month for each unit.

The property has a rare zoning classification for Alpharetta, R-10M, which allows 10 residential units per acre. The zoning also allows conversion or redevelopment into townhomes, condominiums, new apartments or duplexes. Following a national market trend of re-conversion from condominiums to multi-family, the new owner intends to maintain the property as an apartment complex and capitalize on the strong rental demand for affordable housing in Alpharetta.

Chao, the California investor, saw strong potential in the property with its steady cash flow and a North Fulton market that is difficult to replicate small multi-family properties. That was a reason to invest in the area, she said.

“The Alpharetta/Atlanta market compared to that of California’s fundamentally comes down to fiscal prudence. The Alpharetta/Atlanta market has seen good growth and price gains in recent years but an investor can still get in the game or stay in the game at reasonable prices and make good returns,” Chao said.

Adding comments on the latest mortgage industry problems, she said residential sub-prime foreclosures are at an all time high. Banks from coast to coast are scurrying to calm the secondary markets. Residential home mortgage interest rates continue to rise and show no real signs of coming down, putting the entire financial market under stress.

“This stress has good and bad effects on different market sectors. Multi-family investments will continue to gain “good stress” from these market challenges. It is in this vein that we believe the multi-family market will continue to outperform other real estate investments in the next three to five years,” Chao said.

So, with the combined growth of the area and reasonably priced investments, along with uncertainty in the mortgage industry, investors are finding multi-family investments a good bargain. And, much to the delight of Atlanta property owners, they are choosing to invest their dollars in our local market.

Exchanging is important because it is a method of marketing property that is not limited just to tax deferral. The all important tax deferral concept of exchanging is still valid especially in cases where depreciation basis may not be a factor. A taxpayer who is exchanging vacant land for a larger tract of vacant land and is interested in preserving equity by deferring the gains, will often desire a 1031 tax deferred exchange. Older taxpayers may seek out the 1031 exchange when the holding period may exceed their lifetime and offer stepped up basis after death. Ultimate tax deferral at death may be a motivation to exchange for certain older taxpayers. A complete discussion of the 1031 tax deferral concept is beyond the scope of this text and the emphasis is on marketing and not on tax deferral. 2 However we will briefly examine the general concept of tax deferral. Assume a sale nets the owner $100,000, creating a tax liability of $20,000. If the owner exchanges his property for a qualifying like-kind property and complies with the rules of Section 1031, the entire tax may be deferred. An outright sale would reduce the equity by $20,000, leaving the investor only $80,000 to invest. Given the opportunity to invest the proceeds in an investment with an after tax return of ten percent on the equity invested, the following after tax cash flows to the investor would be
realized.

There are three general methods appraisers use to value commercial real estate:

1. Cost Approach
2. Sales Comparable Approach
3. Income Capitalization Approach

The Cost Approach arrives at a value by determining what it would cost to replace the property being assessed. The appraiser will conduct a study which will determine what it would cost to buy a similar piece of land and construct a similar building. This value is also referred to as the replacement cost.

The Sales Comparable Approach analyzes recent sales on comparable properties and makes assumptions based on the sale price per foot and then applies that sale price per foot to the subject property in order to arrive at a current market value. The Income Capitalization Approach analyzes the income and expenses generated and incurred on the property and then capitalizes the Net Operating Income (cash flow before debt service) in order to arrive at a current market value. Typically, appraisers will conduct all three approaches and then perform some sort of reconciliation analysis in order to arrive at a single final concluded market value. Despite what the appraisal states however, lenders will still conduct their own valuation analysis.

The most popular and heavily relied on by lenders today, of the three methodologies listed above, is the Income Capitalization Approach. (This assumes of course the property does in fact generate income. Some commercial real estate loans are made on development or construction projects for instance that do not generate income and therefore this approach would not apply. The appraiser’s analysis only serves as a means of checks and balances to the lender’s own analysis. This is a common misconception among borrowers. Some borrowers feel that the appraised value should be the value underwritten by the lender. Unfortunately for borrowers that is not always the case.

Reverting back to the definition of the Income Capitalization Approach, we know that in order to arrive at a value, a cash flow figure is capitalized using a capitalization rate. The definition of a capitalization rate “cap rate” is expressed in terms of the following formula:

Cap Rate Net Operating Income / Value (or Purchase Price)
A cap rate is merely an expression of the unleveraged annual return on one’s investment. It measures the borrower’s cash flow before debt service (NOI) in terms of a percentage of the value of the asset. In terms of underwriting however, the cap rate is an assumption that is used to back into the underwritten value of the asset. From an underwriting standpoint, lenders restructure the formula as follows:

Value Net Operating Income / Cap Rate (input)

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Borrowers can now more easily observe that the higher the cap rate used, the lower the underwritten value. What the lenders are analyzing is how to capitalize the net operating income. After analyzing the income and expenses on a property and then arriving at a net operating income (NOI), lenders must then determine what type of return on the investment should that NOI be representative of. Riskier projects are typically subject to higher underwritten cap rates and vice versa. By using a higher underwritten cap rate or in other words a higher rate of return , lenders are thereby decreasing the value of the project in accordance with the type of return the lender feels an investor should be receiving given the risks and rewards of the project.

Lenders have very strict leverage constraints. Typically lenders, Commercial Properties, will lend a maximum of approximately 75%, and at times 80% of underwritten value. Therefore it should be clear that when lenders underwrite a loan using a higher cap rate, thereby decreasing the underwritten value of the asset, that the maximum loan amount offered will likely be reduced. Although, Commercial Properties approach the valuation analysis using the same basic methodology, the Income Capitalization Approach, it is important for Borrowers to understand that the underwriting cap rate may be substantially different than the market cap rate (the cap rate properties are currently trading hands at in the market). This can be a difficult concept for some Borrowers to get their arms around but it is the foundation to understanding how there can be such a big disparity in maximum loan proceeds offered by Commercial Properties. In the current commercial real estate market where cap rates remain at forty-year lows, lenders find themselves in the precarious position of addressing the sometimes vast disconnect between low cap rates and weak real estate fundamentals.

When striving to reach the full loan dollars sought by borrowers, lenders are conflicted with the idea of using market cap rates or artificial cap rates. Market cap rates are cap rates that can be supported using data from other transactions currently taking place or recently achieved in the marketplace. Note however, that just because a certain cap rate is achieved in today’s market that that is not necessarily an indication of the cap rates to be achieved in the marketplace at various points throughout the loan term. If you recall from the discussion above that compares the two types of Income Capitalization Approach, the Direct Approach, which is the most commonly used of the two, only kicks out a single NOI figure. Therefore, unlike the Indirect Approach, which can account for specific, future annual adjustments in the NOI analysis, the single NOI derived using the Direct Approach must be representative of the average of what is expected to take place over the life of the loan term. And therefore the cap rate applied to the NOI in the Direct Approach must also take on that same philosophy. That should through the real estate loans. Therefore, in order to sell (securitize) the loans successfully there has to be sufficient evidence that the loans can support the coupon payments promised to the bond investors.

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Fisher Island real estate options are known to be one of the most outstanding options in Miami today. If you happen to be someone who would like to purchase a home or condo within Miami, you should take the time to discover the distinctive features that set these options apart from other options available within the region.

Amazing Oceanfront Location

Property buyers will often be told that location is of utmost importance when it comes to any property purchase. Now, Fisher Island real estate options are located in one of the most amazing oceanfront locations in Biscayne Bay where a fabulous selection of waterfront properties are situated.

People can easily look forward to waking up to the warmth of the sun while being in the midst of such majestic surroundings which is simply perfect for people of all ages which is unlike other areas which only seem to cater to specific age ranges.

But aside from its direct views of the Atlantic Ocean, the community is also located just minutes away from prime areas such as the neighborhood of South Beach and the dynamic city of Miami which makes it convenient for residents who are looking forward to the chance to explore everything that the region has in store for them.

Private Island Community

The private island community is one of the most exclusive areas within the Miami region as there are no roads or causeways that connect the island to the mainland since it is only accessible by private boat, ferry, or helicopter.

Also, in making sure that all of the residents are given the highest degree of security, the community implements strict regulations when it comes to letting people get past the gates of the island. The only way that you can step foot on the island is if you are a resident, or if you have been invited by one.

The Fisher Island Club

In addition to the exclusivity that is offered by the secure community, residents of the island are also entitled to experience and indulge in the first-class amenities offered at the Fisher Island Club which include the island’s very own 9-hole golf course, tennis courts, swimming pools, deep-water marinas, polo field, and country club.

Over a decade the aim of providing world class living and residential facilities has inspired Sobha developers Bangalore to serve its customers with luxurious flats, apartments and villas. Building comfortable residential buildings and real estate properties has enabled it to develop quality oriented living for its customers. Today this real estate tycoon is proud to announce and work on new and highly prospective residential projects like Sobha Sunscape and Sobha Amethyst. Having attained excellence at par in the field of engineering, this real estate developer is reputed to maintain cost savings and keep up the quality of its residential buildings for sake of its customers. By driving continuous dedication in its work this real estate brand has made its mark among residential developers. It has firm moral values, ideal professionalism in all transactions with uncompromising work ethics. This organization came into being in the year 1995 with Mr. PNC Menon as its founder. He had stayed for a long time in Middle East and earned great reputation for making beautiful house interiors and designing residential facilities. His intuitive capabilities and creativity led him to his home land and put the foundation of Soba developers. Doing continuous research work and transparency has led it to become the most preferred housing developer.

Residential Projects & Facilities:

This housing specialist has launched its latest residential real estate project known as Sobha Sunscape under dream series. Its project has successfully taken coverage over a plot of 9 acres. 362 apartment units have been designed on the map of this project. Customers will be able to buy a reasonable price flat of their choice on this skyscraper building consisting ground floor +14/15 floors. Located in Bangalore at off Kanakpura Road, this housing and residence site is offering 2 bedroom flats covering an area of 1276-1318 Sq.Ft and 3 bedroom flats built on 1375 to 1563 Sq.Ft. All flats have been divided into categories of A Type, B Type, B2 Type, B4 Type and B5 Type. Each apartment category has luxury living amenities like living room, dining hall, kitchen, bathroom and toilets, 2-3 bedrooms, terraces and gardens.

Sobha Amethystis another luxurious building with abundant flats and apartments, located at Whitefield main road, Kannamangla. It comes under exclusive residential series of luxury apartments. This project covers a plot area of 263788.18 Sq.ft. Total number of apartments set in this building is 368. It consists of double basement, ground floor + 17 & 18 floors. Most apartments in this project have 3 bedroom facilities. These residential units have been divided into type, B Type, C Type, D Type, E Type, F Type and G Type. Comfort oriented facilities like living room, dining room, kitchen, bedrooms, bathrooms, toilets, foyer, private garden and terraces have been well set in all living units.

Sobha Developers is looking forward to setup appreciable residential units in Bangalore and other major metropolitan cities in India. Cost effectiveness of budget according to paying capacity of customers and high quality interior designing is its major aim.

In a recent article, I talked about the value of multi-family real estate in the current economy. Does the same reasoning apply to commercial apartments? You bet it does as, after all, apartments are just larger examples of multi-family real estate investments. The primary differences between what one would commonly call multi-family real estate and apartments relate to the number of units.

Apartments, at least by my definition, are buildings with eight or more rental units. This is technically multi-family but, when I think of multi-family dwellings, I’m thinking more of two, three, or 4-unit buildings. Why is this difference significant? It has to do with volume of inventory. In most markets, there are large numbers of multi-family buildings and comparatively fewer apartments. See the difference?

The ramifications for you are that to effectively evaluate, make offers on, and select apartments as investments, you are much more likely to need to move out of your primary real estate market to find the kind of deal that meets your criteria as a real estate investor. You might have several dozen multi-family buildings to choose from in your market (among those listed for sale), but only 2-3 apartment buildings, making the ability to play the numbers game a little harder to play.

Here’s the good news. There is a high volume of motivated sellers of apartment buildings, when you expand your search nationwide. With the ability to check out properties online, there are few markets that are out of bounds, and you can tackle the numbers game issue I just alluded to by embracing modern technology.

Naturally, there are also some fundamental principles of apartment investing that you will also need to consider. Is there a demand for rental real estate right now? You bet there is, especially given all of the recent economic challenges face in our country.

Are there good deals on apartments to be had? Also, yes. Because apartments are valued on their income, recent economic challenges have tended to deflate apartment building values across the country, making it an ideal time for you to strike as an investor, and pick up some bargains.

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It seems as though apartment hunting in Los Angeles could easily be a full time job. With the economy as it is there are many more vacancies than usual. California has recently experience its highest unemployment rate since World War II. Real estate is viewed as a pinnacle of indicating economic trends and thus far it is viewed as very unstable in the Los Angeles and entire California area. With the instability, the choices for apartments increase as does the negotiating influence of the apartment hunter.

The cost of living in Los Angeles is estimated to be approximately 33 percent higher than that of the national average. It is not cheap to live the City of Angels. Depending upon where you get your statistics from, the average rent could be anywhere from $735 to $1680. You have to realize how large L.A. is and what a variety of lifestyles there are in one city. There is extravagant living in the upscale communities like Malibu and Santa Monica. There is also much more economical living in Long Beach and Glendale. This one city occupies more space than the smallest state in the United States.

Who Can Help?

Although not all real estate agents actively participate in the rental industry, there are many that do. It may prove well worth your while to seek out a reputable realtor to assist you with this project. Ask around to find a reputable realtor. If you are brand new to the Los Angeles area and simply have no one to ask, be certain to ask for references when you contact a realtor. Don’t stop at asking for references, but actually follow through and contact the references.

When you contact the realtor’s references, don’t be timid in questioning the reference. Here are some questions you may want to ask:

· Are you related to the realtor and how do you know him?
· How long have you worked with this realtor?
· Have you ever worked with any other realtor and please compare?
· What services did the realtor provide to you?
· Have you particularly worked with the realtor regarding rentals?

Get the Best Realtor

Once you’ve collected a list of potential realtors, interview the realtor? Find out how many renters he has helped find a home recently. How many landlords does he work with? Do you have to sign any kind of agreement to secure his help? What kind of fees are there and who pays them?

With the smorgasbord of rentals now available, you may find that you have the ability to negotiate the price of rentals down, have the first month’s rent waived, reduce the security deposit, etc. If you decide to work through a realtor to filter your selection down a bit, be sure that they understand what you are looking for and that you intend to secure the best possible deal. A highly respected realtor can significantly reduce your legwork involved in finding a great deal on a rental.