by Shawn Boday | Dec 23, 2020 | Business, Home Buying Process, House Flipping, Real Estate, Real Estate Investing, Real Estate Tips, Seattle, Shawn Boday, Washington
An essential skill in making a house flipping profit in the real estate business is knowing how to value a house properly. For individuals who are in the industry to make profits from low purchases. Here are ways to determine worthy homes to flip.
Average Value Determination: The house post-rehab value is determined by considering the cost of the houses in the general vicinity and the price of recently sold homes similar to the post-rehab vision. The final worth after repairs is the value you use for determining the worth of the house.
Standard cosmetic rehab: A general rule to estimate repair costs is $20 for every square foot. Based on this assumption, adjustments can be made upwards or downwards depending on the individual house’s specifications. This value will help determine whether to select the house for flipping.
Transactional expenses: Purchase closing costs are usually paid by the seller and account for 0.5 percent of the purchase price. The selling closing costs range between 1-6 percent, with an additional 1 percent as attorney fees. Holding costs such as property taxes, insurance, utilities, and maintenance costs should also be considered.
Offer price-setting- There are formulas to determine what offer price will be stated. One way is to get 70 percent of the average repair value deducting the repair costs. Another way is to subtract the repair costs, closing and holding expenses, and desired profit from the ARV to get the right offer price.
Geographical setting: Proximity to facilities such as shopping malls, transportation services, and school increases the property’s value while highways and airports decrease it. Different locales may have various school taxes, municipal and private trash collection companies with different days.
Physical attributes: As much as the seller wants the house to stand out, it shouldn’t be so significantly marked up in features that it overshadows the neighboring houses. It will only lead to a scenario where it will be too costly for that neighborhood. The most successful house flips are those that have the most work. However, if structural issues are suspected, it would be wiser to buy a house in better condition.
Lenders- Rehab lenders give between 65-70 percent of the ARV. This factor is because an investment is made with the anticipation of making money in the end. If the lender advises otherwise, then there will not be enough equity for the investing party to make money in the end.
by Shawn Boday | Nov 5, 2020 | Home Buying Process, Real Estate, Real Estate Tips, Shawn Boday, Uncategorized
There can be little doubt that the purchase of a new home can be one of the most meaningful and exciting events in a person’s life. But there are certainly several steps that most potential homeowners will need to take before signing off on a big mortgage. Here are just four important considerations to make before purchasing a new house and why buyers must always beware in the housing market.
- Where is the House Located?
In the current housing market, there can be little doubt that a house’s potential value over time will be in large part determined by its location. To illustrate this fact, simply consider that a vacant lot in Palo Alto, California recently went on the market for $9 million. Indeed, the going wisdom in real estate circles for decades has been that the least impressive house in a good neighborhood is better than the most impressive house in a bad neighborhood.
- Foundation Damage
If there is visible damage to a house’s construction, potential buyers may want to give a home purchase a miss. For example, cracked concrete or uneven and lopsided floors can both be signs that a house has suffered serious foundational damage over the course of its history.
Moreover, fixing these issues can be a major post-purchase investment that can add tens-of-thousands of dollars to a home’s “real” cost. If you don’t want to add to the already-sizable budget constraint of taking out a mortgage, in other words, it is important to be certain that there won’t be hidden repair costs to deal with once you’ve bought a new home.
- Water Damage
In addition to foundational damage, it is very important for potential buyers to determine whether a house has sustained significant water damage. Issues related to water damage can severely affect both future repair costs on a home and the well-being of the house’s structure itself. To put it mildly, no one wants to be forced to move out of a house that they’ve just purchased! Before you finish your first inspection on a house, be sure to examine ceilings and floors for permanent stains or other signs of flooding.
- Mold Issues
When given the chance to examine a house, potential buyers should definitely be on the lookout for issues related to the growth of mold. Red or black spots around sinks, toilets, tubs, or tiling can be signs that a house is suffering from serious mold issues; indeed, dealing with these problems can be expensive and time-consuming. More importantly, issues related to mold can also affect the health of you and your family.
While it may be tempting to sign off on a house that seems like a dream home, savvy homebuyers should always take a critical approach to invest in real estate. Adding huge repair costs to a mortgage can often strain a person’s financial resources to the limit. Certainly, that’s no way to start a new chapter in your life.
by Shawn Boday | Nov 4, 2019 | Business, Real Estate, Real Estate Investing, Shawn Boday
by Shawn Boday | Jun 1, 2018 | Real Estate, Real Estate Investing, Shawn Boday
House hunting can be a fun, yet frustrating experience. While it’s exciting to look for a home of your own, you also have to recognize that sellers are trying to put their homes in the best possible light. By recognizing common phrases, you’ll be better equipped to know which homes should be avoided altogether.
“Pride of Ownership Shows”
At first glance, this phrase implies that the owners have taken good care of the property. However, in most cases, it also means little, if anything, has been updated. You can look forward to decades-old tiling, antique appliances, and more than a few rooms that need a remodel.
“In One of the Hottest Neighborhoods”
If you see a descriptive phrase that uses words like “hot” or “up and coming,” be aware that you’re expectations may fall short of the reality. Often, sellers will use these terms to describe neighborhoods that are expected to take a good turn and attract developers. Typically, these neighborhoods will lack nearby amenities and may only show the promise of improvement.
“Attention: Investors”
Even if you are an investor, you might want to stay away from properties with this as a headline. It indicates a property in distress most of the time and suggests you will need to make several updates just to make the property welcoming. If you’re looking for a home, this may not be the best choice for you.
“Offered as Is”
This is another one that would be best avoided. Often, “as is” suggests the owner knows there’s a great deal wrong with the property and he’s hoping to pass his problems onto an ambitious buyer. By the time the needed repairs are complete, you may have spent more money than the home is actually worth.
“Condo Alternative”
Think condo, but smaller. If you’re on the market for a single-family home, you’re probably looking for something roomy and something with potential for expansion. You’ll find neither in homes that are marketed with this phrase. These are typically very small homes that won’t suit your needs.
“Natural Landscaping”
This is a deceptive phrase indicating you’ll probably spending a few weeks just getting the yard presentable. The current owner probably hasn’t put much effort into maintaining the “curb appeal” of the home. Of course, if you love the rest of the home and want to spend the money, you can always hire professional landscapers to do the dirty work for you.
These are some common phrases used in real estate marketing. While you should be wary of them, not every one of them is the kiss of death. Be aware that you may be getting more than you expect, but also keep an open mind. You may end up getting that diamond in the ruff.
by Shawn Boday | May 22, 2018 | Real Estate, Real Estate Investing
If working with a real estate appraiser feels like a frustrating and complicated matter, you’re not alone. There’s a reason it feels as though your appraiser is keeping something from you and that’s because he or she is keeping secrets. Here are a few things you probably didn’t know about your appraiser.
- Appraisers are Under Pressure
When the housing bubble burst a few years ago and created the Great Recession, mortgage lenders weren’t the only ones that took the heat. Appraisers also came under fire and the Dodd-Frank Wall Street Reform and Protection Act of 2010 now requires the government to keep a closer eye on all real estate appraisers. This is why the process is so much more complex and takes more time.
- Appraisers are No Longer Local
Those same reforms have created a situation in which appraisers are often sent to regions with which they have no familiarity. Since they don’t know the markets that are local to the properties they’re appraising, their estimates may be either too low or too high. This can keep a homeowner from getting the true value for their home and, conversely, can prevent a buyer from affording a home that should be within their range.
- Who Does the Appraiser Really Work For?
In a normal home-buying scenario, the buyer pays the fee for the appraiser, which can fall anywhere within the $350 to $500 range. Even so, the appraiser doesn’t work for you and his reports go directly to the lender. This means that neither the buyer nor the seller will likely see the appraisal firsthand. According to federal law, you have to be given a copy of the appraisal, if you submit a written request for it. However, most people aren’t aware of the law, so they never see the appraisal for which they paid.
- Always Get a Second Opinion
It can be beneficial to get an appraisal of your own in advance, so you’ll have something to compare to the official appraiser’s findings. This can be fairly simple by asking your real estate agent to deliver a broker’s price opinion. While your lender may not accept the broker’s opinion in place of the appraisal, it does provide that point of reference. A difference in estimates can end up saving you as much as $20,000 on a home purchase.
Appraisers won’t tell you everything about their jobs. This is partly because they have to react to pressure from banks and that affects every appraisal. By staying alert and seeking outside advice, you may be able to better ensure your appraisal is fair and on point with the area market.
