Wednesday, July 19, 2017

THE REAL INVESTORS ARE BACK! TIME TO INVEST AGAIN IN ARIZONA.


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 Phoenix Real Estate Update. Show me the money.

By: Payam Raouf
Owner/Investor/Designated Broker
THE REAL INVESTORS ARE BACK! TIME TO INVEST AGAIN IN ARIZONA.
I am so excited to report that THE REAL INVESTORS ARE BACK!
(NOT SPECULATORS)
This time it is all about long term investment, up to 10 years or so. They are NOT buying just ANYWHERE. They are buying QUALITY homes in SELCTED AREAS of the market. It is easy to generalize and say buy in N. Phoenix for example. However, that is not going to cut it any more. Where in N. Phoenix? Which subdivision? What are the school ratings in the area? Who manages the H.O.A.? Who is the builder? What is the percentage of the owners' vs tenant occupied? Floor plan, Location, Location, Location.
Tenants have not seen rents so high in Arizona EVER. $1250 is the norm plus lots of $1500 to $2000 even some up to $3000 a month for single family home rentals. I have never seen so many 700 credit score applicants fighting over $1500+ rental in the past 10 years.
We were renting the same homes 3 years ago for $250 to $350 less per month and rents keep going up along with the prices.
Individual Investors, or a pool of them, are buying rentals in the low to mid $300,000 range. It makes a lot of sense!
A)  They get top dollar for it from more qualified tenants. Good tenants take care of the property better. They have less maintenance charges, less turn overs and more money in their pocket.
B)  They get better yield in the long run, higher percentage of return and highest appreciation.
C) Desirable areas sell faster for more money so when they want to cash out, it’s quicker.
D) Fewer headaches mean more time to make more money.

Grnprpcrdsuk

These are the most desirable properties which bring you the most rent on Monopoly Game.
I read the following report below - very informative. I would  like to share with you this:
"According to WalletHub 8 Phoenix-area cities hit top 50 healthiest US housing markets. The website had 14 criterias to determine rankings. Those criterias included pricing, days on market, affordability, and other factors.
Texas topped the healthiest markets list with the number 1 positions for large, midsize, and small markets. Those cities were Austin, Plano, and Frisco. Overall Arizona had a good showing on the list. Seattle and Denver were #2 and #3 for large cities. 
Here are the Arizona cities that ranked among the healthiestreal estate markets


·        11 Midsize - Gilbert

·         22 Midsize - Chandler

·         28 Midsize - Tempe

·         35 Midsize - Peoria

·         36 Midsize - Scottsdale

·         40 Large - Mesa

·         46 Large - Phoenix

·         49 Large - Tucson

·         55 Midsize - Glendale

·         88 Small - Surprise

·         123 Small - Yuma

Overall Arizona rental market has seen an increase in rents since January 2015 and inventory is low. This has increased demand all throughout the Phoenix area including Tucson. Particularly areas of strong demand where schoold districts are ranked high among National average.
With the surge of rental prices investors are finding tenants quicker that pay a premium. Average annual return on investment has stuck around 9% but we have seen better tenants and have been able to minimze investment risks. It is a great time to buy and hold investment properties in Arizona. 
Not every home in the valley is a good investment. Look for desireable areas that have good school districts, low crime, shopping close, and good neighborhood zoning. These factors can help attract the right tenant for your home."

Please give us an opportunity to help you with all you rental investment properties from acquisition to leasing, managing and sale. Thank you.



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Sunday, January 15, 2017

Phoenix Real Estate Update. Show me the money.

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 Phoenix Real Estate Update. Show me the money.

By: Payam Raouf
Designated Broker

I don’t want to be misleading but I have to be honest, this is a tough market to predict. I have over 70,000 readers and in the past 10 years this is the first time I am going back to the basics!!!!

Overall, rents and home values have substantially gone up  throughout the valley in the past 6 to 12 months and you never know what the BEST price to buy, sell or rent is till you do extensive research and try it out. 

I would not rely as much on Zillow, Trulia and other zestimator web based real estate companies to figure out the true value of my properties as I would on MLS. On MLS, you can get down to the differences or similarities of all the homes that were sold in the past six to 12 months. Take EVERYTHING into consideration,  the floor plan, subdivision, the  builder etc, etc, etc. Then you must go see the house, drive the neighborhood maybe even pull over talk to a resident or two... to come up with as close as a market value you feel is right and up that by a reasonable percentage just to be safe. Of course you MUST take into account the buyers/sellers or tenants it may attract and have your marketing plan A, B and Cs in Place. 

It is such a mixed market, some of our investors are selling and quite a few are buying!!!  Most of the ones selling are the ones that were upside down in the past 7 to 10 years on their mortgages.  The ones buying are pretty solid investors. They are buying location, location, location! Homes in the mid 2500 to 3000 sq ft with all amenities in $275000 to $400000 range. N Peoria, N Phoenix, Gilbert, Chandler, Scottsdale are among a few to mention.

The other group buying homes are the first time home buyers or tenants who have been  renting for the past 5 to 6 years. They have got the home prices in the $150000 to $275000 going through the roof.  30% of tenants are buying homes and the same ratio of landlords seem to be selling as well. There are a lot of grants available for the first time home buyers and sellers make a decent contribution towards their closing costs.

Too many apartments are either build already and or are in the process of and that market is not looking as good right now. It looks like rents are leveling off and are heading down a bit from their highs. On the other hand, with 30% of investors selling and the lack of affordable single family homes, many tenants see apartment living specially the new ones as an alternative and that may level things off or even raise the rents in the future. We will see.

Older buildings in the central Phoenix may not be the best rentals but may be good flips. Downtown Phoenix, Tempe, Arcadia Area, Scottsdale are in play to name a few. If you can find a deal and have the right contractor to team up with, go for it otherwise, be careful. That market is softening a bit as prices have skyrocketed and real comps are hard to get.

We have managed up to 1600 properties throughout the valley in the past nine years and as a hands on Owner/Designated Broker, my team and I can help you accomplish any residential real estate goals you may have throughout the valley. We can help you buy, remodel/fix, rent/lease, maintain/manage and sell your properties. Please either give me a call directly at 1-888-777-6664 ext. 111 or give me your information and ask me any specific questions you may have. I will be happy to share my thoughts with you. Thank you for your business.

________________________________________

Realtor.com: Phoenix will be No. 1 housing market in 2017

 Catherine Reagor , The Republic | azcentral.com 

Real estate website predicts Valley home prices to climb 5.9 percent, and sales to jump by 7.2 percent next year; LA is No. 2

Drum roll please….
The top housing market in the U.S. in 2017 will be metro Phoenix, according to a new realtor.com
forecast.
It’s about time.
The Valley’s steady growth in sales and price increases, tighter new home market and short supply of foreclosures make it one of the healthiest in the country. Plus a wise housing analyst who tracks home sales and trends every day told me last year that 2017 would be the big year for the Phoenix-area housing market. Realtor.com, a national real estate website, is predicting Valley home prices to climb 5.9 percent, and sales to jump by 7.2 percent next year. That’s not the biggest projected price increase on its list of top 10 markets in 2017, but it’s the biggest sales increase.

It makes sense since one of the Valley’s top selling points for buyers is more affordable home prices, particularly in the West. And that’s the intro for Los Angeles, which ranked No. 2 on the list with a predicted 6.9 percent rise in prices and 6 percent increase in sales. Two other cities in the West, Sacramento and Riverside made the top five for housing market gains. All are pricier to buy a home in than the Valley.

There's also good news for Phoenix’s southern neighbor Tucson. The real estate group ranks it as the ninth best housing market in 2017 with an expected 6.1 percent jump in prices and 5.5 percent gain in sales.

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Thursday, September 15, 2016

Should You Invest In Arizona Real Estate?


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Forbs (Business)
Contributor


Quick Hits: If you’re planning to buy a home in Phoenix, Flagstaff or Prescott, do it now, because prices are going up for the next few years. Investments in single-family rental properties have good potential mainly in Phoenix. Apartment developments have the best potential in Phoenix, where splitting homes into rental units is also attractive, and in Tucson. Mortgages and construction loans have average risk. Best bets for investments in retail are Phoenix, especially the southeast suburbs; worst bets are Tucson and Prescott.
Investing in Arizona no longer means dubious retirement projects in the desert – a kind of Florida West with sand instead of swamp. You can find those too, if you like taking a flyer, but Phoenix and Tucson have grown up and offer investors a range of  possibilities. In addition to the big cities, Prescott does cater to retirees, Flagstaff has a younger demographic, and Yuma has a heavily immigrant population; all have different housing needs.
The strongest economic growth, and therefore strongest demand for housing, is in Phoenix, where jobs are being added at twice the national rate many of them in healthcare, retail, and the large finance sector. Job growth has also been strong in Prescott, mostly in the retail and healthcare sectors as you would expect from the retiree population. Growth in Tucson, on the other hand, has recently been slow. Flagstaff depends heavily on the cyclical tourist trade.
Home prices in all Arizona markets rose and fell sharply in the boom and bust; but afterwards prices in Phoenix – and somewhat in Prescott – went through a mini-boom of speculation in foreclosed properties. It looks like those have now been flushed through the system, so we can take at face value the recent price increases – strongest in Phoenix, Flagstaff and Prescott, weaker in Tucson and Yuma. I expect Phoenix prices up at least 25 percent over the next three years, which means you shouldn’t wait if you plan to buy there. Prices have been strongest in Phoenix itself, slightly weaker in the southeast suburbs.
Flagstaff, Tucson and Phoenix have a high proportion of renters, almost 40 percent, but because home prices in the former two are high compared to rents, investing in single-family properties to rent them out is most feasible in Phoenix – where the ratio is much more favorable and where housing needs encourage splitting single-family homes into multiple rental units. The relatively lower pay in the growing retail and healthcare sectors will expand renting in future years.
Mortgages are a good investment right now. Because home prices will keep rising the next few years, the equity cushion for new mortgages will grow quickly; yet prices are in balance with local incomes, so the risk of default will stay average. Construction loans also will have average risk in the growing markets, especially Phoenix, where I expect 60,000 new single-family homes built over the next three years and 60,000 apartments. In Prescott I expect a modest 5,000 homes built and in Tucson 5,000 apartments. In Flagstaff and Yuma I expect less than a thousand new housing units, mainly apartments.
Because of the rapid population growth, investments in retail stores and restaurants are favorable in Phoenix; the suburbs in Pinal County are greatly underserved for both. Such investments in Flagstaff face stronger competition and the cyclicality of tourism. The retail sector has been flat in Prescott and has actually shrunk in Tucson. The large growth of finance and healthcare in Phoenix will probably call for more office space.



Should You Invest In Arizona Real Estate?
Arizona Property Management and Investments
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Tuesday, July 5, 2016

Blackstone Tenants Get a Shot at Buying Their Rental Houses

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Dear Subscribers, If you are planning to take some profits off the table or can no longer afford hanging on to your rental propertiy(ies), this could be the right opportunity to sell it.

Home values have substantially gone up in Arizona since it bottomed out in 2010. In some areas we have surpassed the values at the height of the market in 2005!!!

There are approximately over 300,000 rental properties in Phoenix Metropolitan Area. Majority of them are held by large Equity Funds. They have now quietly started taking some profits off the table by selling to our #1 buyers, the tenants. This trend will accelerate next year and as fierce competition amongst these equity funds heat up, they are going to flood the market with thousands of unsold inventory driving prices back down again.

If you are planning to sell your property, you should price it according to the market and offer the right terms to avoid getting caught at the exit. We have years of experience selling rental properties with or without tenants in place and short sale.
 

 _____________________________________________________________
 
Blackstone Tenants Get a Shot at Buying Their Rental Houses
 
BY: Heather Perlberg
July 5, 2016 

Firm’s Invitation Homes unit is selling in Arizona, California

Single-family landlords have been losing renters to home buying

Melissa Suniga and her mother had been renting a three-bedroom Phoenix house for less than a year when their landlord, Blackstone Group LP’s Invitation Homes, gave them the chance to buy it.
Suniga, a 40-year-old childcare worker, used her security deposit and $2,000 she’d saved from her income-tax refund, along with a county grant and a credit from Invitation Homes that together provided her with $10,600 more for her down payment and closing costs. She expects to complete her purchase of the $150,000 house this week.
“When I started renting, I thought, ‘I wish I could buy this home,’” Suniga said in an interview.
U.S. landlords who built rental businesses by buying homes en masse are now consolidating and streamlining their operations, in part by selling for a profit properties that have soared in value or no longer fit their business models. Invitation Homes is the first of the large rental companies to give residents a shot at owning their houses, seeking to benefit from having its own pool of ready buyers who are constrained by a market starved for affordable homes.
Blackstone has amassed about 50,000 rental houses in the past four years. While Invitation Homes is still buying selectively, spending about $5 million a week, it expects to cull about 5 percent of its properties annually, Chief Executive Officer John Bartling said.

Staying Put

Selling rental homes to tenants is a way for investors to make more money than they would selling in bulk, and saves them the costs of renovating and carrying the properties until they sell on the open market. It’s also a way to help people stay put, keep their kids in the same schools and stabilize neighborhoods, according to Bartling.
“This is an important part of the maturation of the industry and for Invitation Homes as we grow over time,” he said in an interview.
About 25 percent of Invitation Homes renters who move out each year are leaving to become buyers, according to the company. That’s similar to what the industry’s other large firms are experiencing. Colony Starwood Homes has reported losing about 23 percent of departing tenants to homeownership, and American Homes 4 Rent has said its figure is about 30 percent.


American Homes 4 Rent, the No. 2 single-family landlord, with about 48,000 houses, didn’t respond to requests for comment about whether it would be selling homes to tenants. Colony Starwood, the third-largest, with about 31,100 homes, declined to comment, spokeswoman Caroline Luz said.

Homebuying Option

Selling homes to renters is “an evolution of the business model,” said Jade Rahmani, a Keefe Bruyette & Woods Inc. analyst. “The differentiating factor in this industry is they can sell to an owner-occupant as well as an investor.”
Renters may have better luck buying a home from their landlords than venturing into the open market. Inventory is tight, and home prices nationally are up 32 percent since the 2012 low -- and have risen even more in areas hit hard by the housing crash, with increases of greater than 50 percent in Phoenix and Miami from their troughs. And soaring rents are causing some tenants to view homeownership as more economical.
Invitation Homes started selling houses to renters in Phoenix and Sacramento, California, this year, with plans to expand the program, to be called “Resident First Look,” in all 14 of its markets across the U.S. in the next few months.
The company’s decision to sell a home is based on a variety of factors, including the concentration of properties it wants to have in individual markets, prices and whether it wants to reallocate funds in other parts of the country, Bartling said.

Rising Prices

Invitation Homes bought Suniga’s house for $83,000 in 2013, according to property records. Values in Phoenix have since risen about 25 percent, and rents in the area have climbed 15 percent in the same period.
Now, Suniga is buying the renovated place for $150,000 with a loan from the Blackstone-owned Finance of America Mortgage LLC. A bankruptcy from more than a decade ago, along with a past sale of a home for less than what was owed on it, had raised flags with other lenders Suniga talked to, even though she’s brought her credit score up to 660, she said.
While Invitation Homes said its renters-turned-homebuyers are free to use any lender they want, the company is working with a small number of mortgage providers that are more familiar with the new buying program, including Finance of America.

Similar Payment


Suniga’s monthly mortgage payment will be $920, about $65 less than her rent, she said. Her down payment wouldn’t have been large enough without the help of the Maricopa County, Arizona, homebuyer-assistance program, which required both her and her mother to take an eight-hour online course. She also received a $5,000 credit from Invitation Homes for closing costs and used her security deposit toward the down payment.
That kind of help might lead to questions from lawmakers and regulators in Washington, according to Isaac Boltansky, an analyst in Washington with Compass Point Research & Trading LLC.
“There’s inherent skepticism in D.C. regarding Wall Street’s motivations in the mortgage-finance market,” he said. “Novel forms of credit access are going to be scrutinized closely even though they purport to increase homeownership.”
Some housing advocates have pressed rental companies to allow renters the opportunity to buy their homes before properties are sold to investors.

‘Help Households’

“A first look for renters, as long as the renter can afford the home and purchases it on fair terms, could help households get on the road toward building equity and limit turnover in the neighborhood,” said Sarah Edelman, director of housing policy at the Center for American Progress in Washington. “It’s important, though, that they shop around for a mortgage.”
Smaller investors, such as Axonic Capital LLC, have been offering renters the chance to buy their homes for years.
“We definitely see it as one of the best ways to sell, because there’s no down time or rehab cost between tenants,” said Jonathan Shechtman, portfolio manager for residential strategies at the $2.7 billion investment firm.

More Flexibility

Like Invitation Homes, Axonic -- which owns fewer than 1,000 properties, all in Florida -- has more flexibility on timing when selling to existing residents, many of whom are getting low-down-payment loans insured by the Federal Housing Administration, Shechtman said.
Suniga, the Blackstone tenant, is planning to replace some carpeting and upgrade the kitchen cabinets once she officially owns the rental home she had thought was unattainable.
“I’m thankful for the opportunity,” she said. “It’ll be a shock until I know it’s mine.”