Rentals in Condos Communities?

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If you are looking to add to your portfolio, town homes and condos are a likely target. Most non-single family homes that are newer (1980 or younger) will be in a town home community.

Many investors buy older housing stock, and avoid this issue. Older housing is not subject to HOA’s the way newer housing is. However, the the older stock takes a great deal more upkeep. They also may not attract high quality tenants.

If you go looking for newer attached housing, navigating the issue of where rentals are allowed in these communities can take a lot of time.

Home owner associations must follow guidelines from Fannie Mae and Freddie Mac if they desire to keep up the ability for owners to obtain traditional financing.

Their guidelines include

-No more than 10% can be owned by the same entity

-More than 50% must be owner occupied

-The Homeowners Association is not involved in a lawsuit

-No more than 25% can be commercial space

Communities that meet these guidelines are called ‘Warrantable’, and ones that do not are ‘Non-warrantable’.

Because of these guidelines, the Associations will limit these factors to ensure their owners have access to financing.

It is in the best interest of a Landlord to buy in a community that is warrantable, and meets these guidelines. The property values take a significant nosedive if conventional financing cannot be secured on the homes.

While the rental rate may be the same, the future value is inhibited by the lack of financing options. This may provide a attractive price up front to an investor, but it is important to think about your exit strategy when you buy.

If the community does not have access to traditional financing, there will likely be many more foreclosures and distressed sales. Coupled with the downward pressure from lack of financing options, it keeps appreciation temped down, and may result in depreciation.

For these factors, it is generally better to look for warrantable condos or town homes where the fees are reasonable.

The exception to this is if the investor intends to purchase a large chunk of all the homes in a non-warrantable community. This allows you as the owner to monitor upkeep and help to uphold the integrity of the community for all the owners.

If you are looking to add to your portfolio with a keen eye on value, contact us for local information on communities on both sides of this spectrum.

Naomi Brown 717-819-2825

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3 Reasons to Build Rentals in Central PA

What is the hardest part of being a Landlord? If you have good tenants, the hardest part is staying on top of maintenance and dealing with the calls of a broken toilet late at night.

If you could avoid that headache, buying more rental property would be an easy choice, right? The best solution is to purchase newer rentals, to minimize the cost and frequency of repairs.

Just one problem: finding good newer property to purchase! Most newer single family homes sell at a price that is not cost effective for rentals. Individual townhomes are not an easy solution, as many condos and townhomes restrict rentals. If you do find townhomes that are not restricted in rentals, then the condo/HOA fee can make it less efficient of a rental.

Solution? Find a community and build some rentals yourself. This is easier than you think. If you have a good builder partner, they can handle the work, while the investor handles the capital.

If you are interested in working on a development project, the time to build that stock is now. During the recession, building almost ceased, so now there is pent up demand for new housing stock in rentals and sales. This provides the investor the opportunity to enter a hot market and build future appreciation.

The reasons Central PA makes the ideal place for an multi-family development right now:

  1. Cap rates are higher in smaller markets. Contrast a CAP Rate of 6.36% (10 Year average) in Philadelphia with 6.91% in Lancaster and 7.34% in York County

2. The demand for rentals are strong. With many manufacturing and supply chains       housed in the area, jobs are plentiful which boosts the housing demand.

3. A low inventory of newer units means the developer will be rewarded when time comes to sell with a healthy investor demand.

For a list of options to build rentals in Central PA, and builder partners,  contact us for further details. Call Naomi at 717-819-2825 or email naomibrownhomes@gmail.com

Comparing CAP rates in Central PA

As investors, we are always looking to make a smart purchase. You have heard the saying: ‘The money is made when you buy, not when you sell’.

Weighting the CAP rates on an investment is an art. As the ‘Artist’ for your painting, the decision of what CAP rate to apply takes into account the factors of the area around it. Considering the CAP rates of the different Counties in Central PA is a useful tool to use as you paint your future.

Here is a look at the prevailing economics for Multi-Family Investments.

Dauphin County

-Currently at 8.16% average. The 10 year range is 8.99%.

Cumberland County

-Currently at 7.70% average. The 10 year range is 7.83%.

York County

-Currently at 10.04% average. The 10 year range is 11.04%.

Lancaster County

-Currently at 9.60% average. The 10 Year range is 10.48%.

Interesting to note, both York and Lancaster County are at the lowest point of their 10 year average range. This reflects the rising prices in the market and improving economy.

All counties show a lower than average CAP rate, which means that the deals are harder to find and in higher demand than ever before.

If you are looking to maximize your profit and find better than average returns, call for a consultation. Together we can create a masterpiece for your future.

Naomi Brown 717-819-2825

Hit me: Investments 101

Just starting out as an investor?  Have no fear, it is simple.

Why choose real estate as your investment? Here are a couple reasons:

  • -It is inflation protected, and grows in value as the inflation rate increases.
  • -Once a loan is paid off, you enjoy ongoing cash flow for years to come.
  • -Costs to operate and own the real estate are all deductible.
  • -‘Passive Income’ from investments are subject to less tax.

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So you are ready to go find a property? Here a a few things to know first:

  • -Loans will require a 25-30% down payment, plus closing costs, and funds needed to fix the home up when needed. If you have cash, a discount can be expected.

 

  • -It is a wise idea to have your property in an LLC, so plan ahead. They are easy to create, but it will take a little time.

 

  • -Consider your strategy first: will you manage it yourself? Hire a property manager? If you will manage yourself, being close by makes it much easier.

 

  • -Research what rental rates are, so you know how much you will make on your investment.

 

  • -Learn to figure a CAP rate. This is a simple calculation where the money made after expenses is divided by the sale price. The ratio is your CAP rate. Rates vary in this area from 6-12%.

Make THIS YEAR the time you take action to ensure your future financial freedom.

Call or text with questions and get started making money!