Rents Rise, Vacancies Go Down
No comments Wall Street Journal, Real Estate, July 7, 2011
Vacancies … fell in 72 of the 82 markets during the second-quarter vacancy rate to 6%, the lowest since 2008 and compared with 7.8% a year earlier, according to Reis. [...]
The average effective rent, the amount paid after discounting, was $997 in the second quarter of the year, up from $974 a year earlier [...]
Landlords filled a net 33,000 units in the second quarter, a slowdown from the 45,000 units they filled in the first quarter. [...]
Meanwhile, supply remains constrained. Roughly 8,700 new apartment units opened during the second quarter, the second-lowest quarterly tally for new completions since Reis began collecting data in 1999.
A few key points:
- Vacancy rates are falling fast (the excess supply is being absorbed). Note: The excess housing supply includes both apartments and single family homes.
- A record low number of multi-family units will be completed this year (2011). Only 8,700 apartments came on the market in Q1 (in the Reis survey area). This is the second lowest quarter since Reis has been tracking completions – the lowest was 6,000 last quarter.
- The falling vacancy rate is pushing push up effective rents. This also pulls down the price-to-rent ratio for house prices.
Wall Street Journal Article Link
13Jun
No comments In one of the last posts here at Buying Property in USA blog, I shared with you my file for keeping track of each individual investment property incomes/expenses and other data. There is one more file you will need though, if you have also founded an LLC and have a CPA (accountant) who is preparing your taxes. I have again just created an excel spreadsheet table for this purpose, nothing fancy. It can just save you a couple of hours figuring out the best way of keeping track of these numbers.
On the image below (click to enlarge) you can see the sample table:
30May
No comments In this post, I will just republish data put together by Zillow. It is always important to do the market research before
buying real estate in USA, because the market decision is sometimes even more important than the decision about the particular property. Anyway, thanks to servers like Zillow, the market research is quite simple.
According to Q1 2011 Zillow® Real Estate Market Reports, here are the declines in 25 largest metro areas.
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24May
6 comments so far Following my Las Vegas property 1-year break down, I am going to present to you the numbers for my second property in Phoenix, AZ. I also bought this condominium on N Cave Creek Rd during my 3week trip to the USA in the summer 2009. It was much easier to find the investment property in Phoenix (in fact it took me just one afternoon), but how did this property do during the first year of operation? Here is the table (click to enlarge):

As you can see, I already started with some rehabs in October 2009, but since it was from the middle of the month, I counted November as the first month. Therefore the official first year of operation is ending by the end of October 2010 the same as my Las Vegas property. You can see again, that I was charged initially for the property management fee by RPM Phoenix Metro. This property however was in worse shape than the one in Las Vegas. We needed to put new windows in, change a couple of doors, cabinets and paint the whole place. This rehab project was, in the end, quite expensive and you can see these expenses in the repairs column.
Read the rest of this entry » 12May
2 comments so far I owed you guys who are following the
Buying Property in USA blog this post already for a few months. It has been 1 year since I bought my properties in Las Vegas and Phoenix already last October (2010). However I was in the middle of purchasing a new property in Topeka, Kansas and also working on my property analysis tool, and therefore I didn’t write a proper post and haven’t done the calculations. Finally it’s here though, and it should be something important for all investors who followed my journey and my articles or are thinking about investing in the United States.
Why? Because, now I will be able to do an exact comparison of the returns I was expecting more than a year ago (when I went to the US and purchased the 2 properties) and the actual REAL results, after one year of ownership – the real incomes, real expenses and maybe the not so glorious TRUTH.
Las Vegas
So let’s start with my first property, Condominium located on E Sahara Ave in Las Vegas. Below you can see the table for the first year of operation (click to zoom in):
The closing was in the end of October 2009, so I counted November as the first month of operation. There were some “repairs” in November, but basically it was just carpet cleaning, a few fixes and touch up paint for $400. Otherwise the unit was ready to be rented out.
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06May
3 comments so far 
Even though I have already written the next post, for my calculations of the first year returns on my 2 properties (in Las Vegas and Phoenix), it happened that I am changing again a property manager in Las Vegas. When looking for a new one, I have read my old posts to remind myself what I should be asking them, but also I have read this good article at Biggerpockets blog. It can help you guys, who will need to find a good property management company for your investment property.
1. The first thing I always want to know is how many properties (units is a better measure) are they managing. This is followed up with how many employees are managing these units. Here is what I have found based on our experience building our property management capability internally and then handing the entire portfolio over to property managers: a trained employee with the right tools and proven processes can manage between 30 and 40 units – assuming the accounting function is not included. So, if you are qualifying a property manager and they have no employees and are currently managing 37 units and you want to hand them 7 more, how good do you think their service to your portfolio will be?
2. Do they own any rental properties themselves? For me this can be a deal breaker! Here is what I have experienced: while it may seem like a benefit for a manager to own properties because they can better relate to what an investor experiences, I see it differently. The way I see it is my properties and my tenants are in constant competition with the managers and their properties. If the manager has a vacancy at the same time you do, how can you know that your property will be filled first? You don’t!
3. A critical component in managing both properties and tenants is getting into those properties on a routine basis. As part of your discussions with prospective managers, you want to get a commitment from them how often they will conduct formal inspections of your properties. In some cases, managers will be very accommodating. In most, however, they will balk at this requirement or use it as a way to increase the fee they will be charging. I am not too impressed with property managers who believe that conducting routine property inspections is an extra – not part of their normal package of services. I would be very leery of this type of property manager.
Continue reading here:
http://www.biggerpockets.com/renewsblog/2011/02/25/hiring-best-property-managers/
02May
1 comment so far Today’s post is not providing anything revolutionary, and for some people may be almost unimportant. However in the previous articles here at “
buying property in USA” blog, I promised to show you guys how I keep track of my property incomes, and expenses (and any other operation data and information) – in a simple and free way.
I know that there are various software solutions (most of them paid), which can provide you with a similar result, but for my needs (3 properties), it’s more than what I need. What I use is a simple excel spreadsheet, which I have developed over the first months of ownership of the first 2 properties. From both of the property management companies, I get property statements every month in a form of PDF documents, including all the numbers. However it isn’t easy to look for certain information in dozens of these PDF documents I have in my folder, and also I can’t add any notes in it.
Therefore I always rewrite the values from each monthly statement into my own spreadsheet tables. You can see an example of this table below (click to enlarge):
I have similar tables on separate sheets of the spreadsheet file, for each investment property. The columns are following:
- Month
- Rent Income
- Property Management fees
- Repairs
- HOA (Home Owner Association fees)
- Insurance
- Net Operating Income without insurance = reported by property management (NOI definition)
- Balance (staying at the property management account every month)
- Owner draw (check from the property manager)
- Tax (monthly portion only)
- Net Operating Income (including insurance and taxes) (NOI definition)
- Notes (my personal notes, explanation etc.)
- TODO (to do list)
This way, it makes it really easy to look and find out that: the major repairs were done in October, and the tenants haven’t paid full rent in January etc… [continue reading]
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11Mar
No comments 
As you all probably know, I am the author of a free
property analysis tool called
Real Estate Analysis FREE. I am happy to announce some new features which I have been developing in the past few months. As always, this tool is free for anybody and I will be just happy if more people will be using it, instead of paying the crazy amounts for the commercial
real estate investment software. I am trying to make this tool better and better in my free time, so if you have some suggestions for new features or changes, just let me know, and I will try to add them in the new release! So are you wondering what is new in the second version of the real estate analysis free software?
I have been working on the following things:
- Optimizing the whole application to make it work and crunch the data faster, I have almost doubled the overall speed of the software!
- I have created new financing options – mainly the so called “Creative financing” – which includes balloon payments, interest only financing, refinancing after a certain amount of years.
- You can enter Rehab costs into your investment – this will be used only in the first year of operation, and you can choose if and how the rehabilitation will influence the value of the property (this is very useful for fixer upper strategy)
- Expenses and incomes can be now entered not only as annual values, but also as a percentage or monthly amount
- 50% Rule – introduced at BiggerPockets Forum, it’s a great way for investors to estimate the expenses and check the overall investment
- Social media sharing! Requested feature by some of the investors. Facebook, Twitter and Email sharing of the property analysis reports is available!
I have also added social sharing on the main page of
Real Estate Analysis FREE, so people can easily share this tool among their friends on facebook and twitter. I want people to find out about this free app and so, if you like the tool, please press the facebook “Like” button, or “tweet” button – to tell about Real Estate Analysis FREE to your friends. You can even become fans of the facebook page. I would never ask for money for the tool, but this is something which would really help me to spread the word around. I appreciate it if you “Like” Real Estate Analysis FREE!
Visit:
http://www.RealEstateAnalysisFREE.com
Btw I moved to Australia, I know that lot of you guys reading this blog are Aussies!
11Feb
9 comments so far As I promised in earlier post at
Buying Property in USA blog, I have calculated price to rent ratios and gross rental yield of all the US states. I am currently writing an article with more details how I exactly got the numbers etc. However for the most of foreign investors is interested mainly in this table:
Read the rest of this entry »
22Jan
11 comments so far 
As I described in the last post at
Buying Property in USA blog, I was quite lucky, because I found a great real estate agent, who presented me with a few investment properties, with possible seller’s or so called owner financing. I have read a lot of things about seller’s financing before, but it was still something really new for me. I had to offer and negotiate the terms before I could again
buy house in usa.
I knew that the seller was quite motivated to sell the property, since it was more than 180 days on the market. That was definitely quite a big advantage. Disadvantage on the other hand was that the seller still had an unpaid mortgage on the property, with quite high payments and she obviously wanted me to cover the payments fully.
First, I needed to get all the information possible about the property. I requested details about the leases of the tenants (4 of 5 of the units were occupied), the utility bills (seller was paying all the utilities – this was very important information, possible deal breaker), time period of major repairs (roof, hot water heater etc) and also the information about the owners underlying loan. Marta (my real estate agent) helped me with most of that.
Second, I had to put together an offer. It’s hard to calculate how much the terms of the mortgage matter, and therefore I created an excel spreadsheet, where I could test all different scenarios (various down payment, balloon length, interest rate and amortization periods). I had some kind of benchmark (70%LTV @ 6% 20y) and I have calculated Net Present Value of this financing. Then I was comparing all the other scenarios and I chose one with similar NPV (very good one for me).
Third, I put together the offer, with a closing date in the
beginning of the month (2nd or 3rd). This is very important, especially for occupied multifamily properties. The trick is in the fact, that the rents (but also utilities) are always pro-rated. That means, if you close on the 2nd, you will get almost a full month of rent. However the mortgage payments are usually on the 1st of each month (or you make sure they are). So you will have all this extra money at closing, but your first payment will be almost one month from that date.
Then I sent in the offer and waited for the seller. We had a few rounds of negotiations, mainly because the seller wanted ARM (adjustable interest rate) and I wanted fixed. Her reasoning was simple – the underlying loan was ARM as well, and she wanted to be sure that I will be always able to cover it with my payments. In the end I have agreed on the 6% ARM, but at least I got 80% LTV (20% down only) and price under the listing one.
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July 23rd, 2008 at 7:07 pm Nice looking bike, but too fancy for training…
Is there an alloy / alu version for this entry level from look ?
How much ?
July 24th, 2008 at 9:24 pm Beautiful!! Any info on geometry specs? The video mentioned a shorter TT and taller HT, is that relative to the 555? Also, I’m assuming the Rival version will be 2009 Rival? If so, @ $2499, this could be one of the best bang-4-the-buck bikes available, and from a renowned bike builder to boot!
July 24th, 2008 at 11:54 pm I updated the photo slide show with the geometry chart. The Rival version of the bike is the new ’09, and will be on the black and white frameset.
July 26th, 2008 at 2:40 pm surprisingly that bike looks like it should cost mucho more. I’m looking forward to reading a full review.
July 27th, 2008 at 7:46 am >>surprisingly that bike looks like it should cost mucho more. I’m looking forward to reading a full review.
Great comment! That’s exactly what I thought when I saw that frame in person. I thought it was their new $4k frame! There’s a lot of tube shaping and the finish is very nice
July 27th, 2008 at 10:37 am Is this replacing the 555? Also is the Rival only available on the white with the SL only on the red? I want a white one with Rival but my LBS is checking to see what kind of ship times we’re looking at. If it’s too long may end up going with the 555…
July 27th, 2008 at 2:32 pm Yes, this is the replacement for the 555. And it was my understanding that the white and black one would be available as a full bike with rival, and the red and black with ultegra SL. How firm they are on that, I’m not sure… but at just $500 more for the Rival, it’s a pretty sweet deal.
August 6th, 2008 at 8:28 pm When would this beautiful machine be abelable?
is there just frame sets?
August 11th, 2008 at 9:54 pm Well I must be honest that while it does look like a more expensive bike than the retail price, and is nice looking, I prefer the looks of the 2008 555, either the red or white of which I am a owner. If this is replacing the 555 then will you have to go up to the 585 in order to get a more racier geometry? I guess we’ll have to see.
August 12th, 2008 at 1:29 am That is an UGLY bike – marketing clowns gone crazy
August 12th, 2008 at 11:56 am Too bad the frameset is so overpriced compared to the complete bike. I like the looks and would like to do the build myself with a campy groupset. If the price was closer to $1200 for the frameset which I thing would be more reasonable compared to the complete bike, I would be tempted to order one.
Landau
August 16th, 2008 at 6:34 pm i just demo’d the look 555 today. i currently have a khs 6061 alum w/ 105 comps. the 555 seemed so smooth i wasnt sure about it. so then i took out a felt4 carbon -alum and wasnt to impressed. in the end i thought the 555 was much smoother, faster, an overall a better ride. the nude carbon look of the 07 frame was really sweet lookin’ also. price was 2800 with the ultegra components. they had an eddy mercyx with similar price range but campy centaur comps but didnt get a chance to ride it(red and black frame with with white lettering, dont know the model) any comments? later, paul t.
September 2nd, 2008 at 11:02 pm it’s shame it isn’t made in france
September 5th, 2008 at 2:15 pm This looks great and I really like the white/black. The design would suit me fine as a more comfortable fast club ride bike, and given its looks and Look’s known customer service and support for their products I’d be very tempted to get it. But look at the wacked geometry: (http://www.cyclesuperstore.ie/shop/pc/viewPrd.asp?idcategory=0&idproduct=22906).
Why such a steep seat tube? The headtube is also really slack, but pared with a 43mm rake fork it would provide the higher trail/nicer stability I favor.
September 14th, 2008 at 5:14 pm Does anyone know what wheel sets will come with the Rival or the Ultegra grouppo?
September 16th, 2008 at 2:30 am I think the ultegra sl version is coming with fulcrum racing 5 wheels. I’m not sure about the rival, but i think the mavic ksyrium equipe wheels.
It could also be the other way around.. my LBS is looking into it.
September 23rd, 2008 at 6:14 pm I have been looking for all info I can get on this bike, I found a website that is showing a Blue and White frame (http://www.bellatisport.com/shop/category/159/product/1071/Look_566_Origin.html), very unlike Look. Anyone know if this is true? If it is will it be available in the U.S.?
September 28th, 2008 at 4:08 pm I’m curious how this compares to the Cervelo RS, Trek Madone 5.2 and Look 586 for that matter. I need a taller head-tube geometry but these often are relegated to “entry-level” so you don’t get much snap under the pedals. I don’t want a spongier bike, but I have very long legs and don’t want to have the saddle so high above the bars. Roads here are terrible and at least the idea of vertical compliance is attractive.
November 12th, 2008 at 2:36 pm Ben, may I suggest taking a Specialized Roubaix for a test ride if you haven’t yet. Not as boutique as Cervelo or Look, but the geometry and design may be a good fit for you. They do have a taller head tube and ride well over poorer roads. I don’t find them spongy at all, either.
November 13th, 2008 at 3:29 pm Wowzer. Been looking around, really liking the Specialized Tarmac in this range, but will definitely have to take a strong look at this one when it hits a dealer in Atlanta. If it rides like it looks, it may even get me up hills!
Coming from a current CAAD3, which I have ridden the hell out of, any of these newer bikes should be awesome.
It’s a smart move for Look, which for me, has always been an expensive boutique brand I wouldn’t have considered. I am considering it now!
December 4th, 2008 at 6:25 pm I did a build through my LBS with the Red/Black frame, SRAM Rival, FSA carbon bars/seat post, and Easton EA90 Aero wheels. Picking it up tomorrow morning. I am so psyched.
I test rode a floor model and was sold instantly.
December 21st, 2008 at 2:14 pm Picked mine up friday, it was a complete suprise present from my wife.
January 10th, 2009 at 12:17 pm The prices on here need to be updated.
the rival model should be $2699.99
and the Ultegra SL should be $3199.99
April 2nd, 2009 at 9:18 am The idea of flattening the seat stays and providing a tall head tube was done back on the Lemond Triomphe series of bikes from 2007-2008. As an owner of a 2007 Lemond Versailles, I must say this geometry works very well for me, a weekend warrior at 6’2″ with relatively long legs. The beefy bottom bracket keeps the acceleration very responsive, while the taller head tube gets the bars up to the perfect height without 2″ of ugly spacers. I also suspect that making the head tube taller rather than using spacers adds to the structural integrity of the bike. Steering feels solid, and it’s the most comfortable bike I’ve ever ridden.
June 10th, 2009 at 2:42 pm I recently rode the 566, built with all SRAM Rival components, along with a few friends of mine. We each have a different background in cycling and were able to give some interesting perspectives on it. Personally, I thought it was great. Check out what everyone thought at bikerumor.com. http://www.bikerumor.com/2009/06/09/bikerumor-review-look-566-origin-road-bike/
June 11th, 2009 at 11:24 am I’ll give you a little background, I’m about 6’4″ and weigh 245 lbs, a bigger guy to say the least. Anyways I was looking to upgrade from my current Aluminum 105 roadie setup and take the next step, which for me was Carbon. I wanted to spend way less but after looking at the Cannondale Synapse 4, Scott Addict, Specialized Roubaix and Tarmac, i went with the Look 566. With that said I recently purchased this bike from the LBS and have to say after the 3 week wait to have it delivered, LOOK, USA was out in the XL and had to have it shipped from overseas, it was well worth it. I went with the white and black SRAM Rival setup and switched to some Mavic rims, I also upgraded the shifters to SRAM Red levers, well worth it for the extra money, and it really wasn’t that much more. Compared to all the other models i looked at this bike blew them away, it is fast and comfortable. The tarmac was nice but to aggressive for my type of long rides. The other models, felt too soft and slow, not the getup i still wanted. My maiden voyage was last weekend, we did 60 miles and it was great, I’d have to say i’m a good 2mph faster on this bike, with no difference in effort. I would recommend this bike to anyone considering you can do high mileage and still race it if you want, as they describe it, plus its gorgeous to look at. Also LOOK shipped me the 2010 model which i was told has gone up about $300 from the $2699 MSRP, they changed the paint job a bit but ultimately the same.
June 20th, 2009 at 11:52 am Also looking at the Madone 5.2, the Felt F3SL and Felt AR4. I haven’t ridden the Look yet but the lack of internal cable routing on the top tube is a bummer, even though this bike is less expensive than the other 3 I mentioned.
June 30th, 2009 at 10:35 am wow “entry level” road bikes go for $2500 nowadays? nice lookin out for the workin’ stiff, Look!!
April 28th, 2010 at 2:53 pm Cool! I am impressed…nice looking bike.
May 31st, 2010 at 5:12 pm I just bought 6 for all of my friends…
WAT a steal..
June 3rd, 2010 at 6:32 pm @ Rick: \Too Fancy for training. Is there an aluminum version?\
Are you kidding? Have you read the description of the bike? The entire point of this bike was to offer recreational cyclists the opportunity to get into CARBON for the type of riding they tend to do–centuries, fitness training, the occasional club ride or CAT 4 race while keeping it affordable. The carbon stays and top tube have been flattened in areas that allow for flex and comfort that a strictly race frame don’t offer. An aluminum frame, even an alu front triangle would defeat the entire purpose of this bike.
I think labeling this an entry level bike is misleading. Most entry level road bikes are cheap, heavy, bikes perhaps with race geometry and graphics that do little to help average riders get the most of their ability. This bike is unique in that it is actually designed for the needs of the type of rider that will buy it, unlike many racer copies in this price range that hold their rider back with too aggressive geometry and inferior componentry. I have this bike but with Campy Record/Chorus and Mavic Ksyrium SLs. It is now a 15.5lb. machine and is the perfect bike for me. It does what I need it to do better than any other bike out there and leaves me nothing to want in my bike. The only limitation I have now is me.
November 30th, 2010 at 7:45 pm i looked @ this bike during the summer was 2,500 looked like a good deal but still a lot of money, just bought it last week @ realcyclist.com for 1,249 they then reduced it to 1,001 two days later and honored it, VERY HAPPY. Deal of the year.
February 8th, 2011 at 9:59 pm I have owned my LOOK 566 for 6 months after my previous bike being a Colnago C50, and honestly, I love the LOOK 566. The feel of the bike is very rigid and responsive and great looking in white & red with 50mm carbon wheels…westie from OZ…