アメリカ/米国不動産投資日記

緊急案内：表面利回り25%・超お買い得差し押さえアパート物件

超緊急（2月中旬クローズ）の案件の案内です。米国在住の方でしたら30%ダウンで2週間でBridge Loanを組めるます。銀行が差し押さえた物件の銀行から直接購入で、90%の回転させればほぼ倍の金額で売却できる案件です。表面利回りで25%、キャップレートで15%です。興味のある方は[e-mail]にメールください。

 

SUMMARY OF THE DEALS

• Quail Creek Apartment is conveniently located inNorth Central Austin near the intersection of US Hwy 183 and Burnet Rd.
• The property is approx. 9 miles from the CentralBusiness District and only 2.5 miles from the Arboretum and The Domain, Austin's twomost prestigious shopping centers.
• The surrounding area includes other apartmentbuildings, public schools, parks, office buildings, neighborhood shops,restaurants and single family homes.
• 44 units in two story walk up garden stylebuilding. Built in 1983.
• Approximately 17,700 sJ. N.RA
• Masonry and wood exterior; pitched, standingseam metal roofs.
• Amenities include laundry room, frost-freerefrigerators, disposals, mini-blinds and hard tile flooring.
• Purchase Price is $800,000 at $18,181 per unitwhere average per unit price for apartment in Austin Tx is $50,000, at around36% of regular price.
• At $45.00 per SQF where average constructioncost for apartment in Austin Tx is at $100 per SQF, at 45% of replacement cost.

 

TRANSACTION DEAL

• Purchase price of $800,000 net to REO Bank.
• Closing Target date is February 15^th2011 (maybe able to extend until end of February 2011). 
• All Cash Preferred (but hard money for anyone orbridge loan for qualified buyer is available with 30% down)

 

EXIT SCENARIO (see details on attached Excel file ---forecast ONLY)

• Scenario 1 - Cash Purchase and Sales in 1Year:  Cash on Cash Return      39%
• Scenario 2 - Bridge Loan Purchase (30% down) andSales in 1 Year: Cash on Cash Return               278%                    
• Scenario 3 - Cash Purchase and Refinance in 12month:  Cash out of $959,000 (11%), then annual cash flow of $51,504.37
• Scenario 4 - Bridge Finance Purchase (30% down)and Refinance in 12 month:  Cash Out of $399,000(124%) and annual cashflow of $51,504

 

Austin Tx Apartment Market Statistics

• Based on Marcus Millichap 2011 Apartment Report,Austin Tx is forecast to have 1) fastest employment growth at 3.7% and 2) is 9^thbest Apartment Index among 44 US metropolitan Area (see attached report).
• Time Magazine’s Video ---  Austin Shows Howto Make New Jobs - Video http://bit.ly/fjdhks
• WSJ says "apartment rent price surge hasnow spread to markets including  Austin. "Housing Woes Fuel ApartmentSurge" http://on.wsj.com/iaFWwV
• Washington Post says "Austin, Tex., keepingit weird" http://wapo.st/dLipx8
• Austin apartment rents rising as occupancytightens http://bit.ly/gfFe3C
• The recession and shifting demographics willswell the ranks of people who will rent, not buy, housing over the next five http://bit.ly/hlySHC  http://bit.ly/9KXn53
• Amid Downturn, Sunbelt Gains College Grads - WSJ.comhttp://on.wsj.com/dEgH2U
• Austin Leads Country in Job Growth: http://www.cbsnews.com/video/watch/?id=7224282n
• Austin = Best performing Metropolitan Area inUSA after Great Recession http://bit.ly/hOz2gw

5.5%の無審査ローンつき一軒屋

売主ファイナンスつき物件です。$12000ドルの頭金で5.5%のローンを売主から譲り受けることができます。場所も、発展著しい、Cedar Parkです。来年に向けてHighwayが開通したり、大型ショッピングモールの建設、通勤電車の開通など、大型プロジェクト目白押しです。興味ある方は↓へ：

[e-mail]

SUMMARY
- ABSOLUTELY NO QUALIFYING --- The seller will provide attractive financing (5.5%) for 5 years! Bad or lack of credit history is ok.
- Starter family house in well-regarded High Meadows Subdivision in Cedar Park TX.
- Excellent Leander ISD school district.
- US 183 Highway will be completed within 12 month, which will make this subdivision more attractive.
http://www.texasfreeway.com/austin/construction/183north/austin_construction_183north-2004-05-04.html
- Located closed to in-development light rail station with large scale shopping malls.
http://www.lightrail.com/maps/austin/austin.htm
http://www.austinsmartbuy.com/resources.asp?id_resource=3457
- The property can be rented in the range of $1050 - $1150 a month (depending of degree of repair/upgrade and season).
- All you need is $12,000 down payment (closing cost included).
- Building cost is sky-rocketing ---- equivalent brand new property is sold at $165,000.

PROPERTY INFORMATION
- Address: 609 Columbine Ave Cedar Park TX 78613
- Purchase Price: $137,734 ($12,000 Down Payment + Taking over $125,734) mortgage)
- 3 bed room/2 bath
- Cedar Park - High Meadows Sec 7
- Built in 2001.
- 1,665 sq ft.

FINANCIAL INFORMATION
- Down Payment: $12,000
- Seller Financing: $125,733 @ 5.5% (Principal & Interest)
- $1185.69 a month payment (Including PITI + PMI)
- Tax: Approx. $3,686 a year
- Insurance: Approx. $600 a year
- Closing to be handled by Wally Tingley & Associates, Escrow Company.
www.wallytingley.com

TIMING
- $1000 earnest money with one week contingency period.
- Closing Date: August 31st 2006
- First Payment: October 1st 2006

REQUIRED COST
- $12,000 Down Payment (closing cost included).
* Please allow $3,000 reserve for 2 month mortgage, 1st year insurance and inspection fee.

PROPERTY CONDITION
- Very good.

RENTAL INFORMATION
- My lease agent expect $995 - $1150 a month in rent (depending of degree of repair/upgrade).
- Rental Comps to be supplied.



EXIT STRATEGY
1. You can lease it to tenants and enjoy steady appreciation, especially upon highway and shopping mall completion.
2. Immediately sell this property to end users for $157,000 for 3 year wrap around mortgage and lock in $15,000 capital gain.

3年利回り250％がいけそうな新築Duplex

以前も紹介しましたが、University of Texas at Austinの近くの新築Duplexです。この物件の契約保有者がなんと、Heart Attackで購入できなくなってしまいそうなので、案内してます。この手の物件の建造は正式に禁止されたんで、相場は一気にあがりました。しかしながら、2006年1月のPre-Construction価格で購入できます。6万ドル近い含み益＋3年後のリターンは250％が予測できます（年間、7.5％で物件上昇したばあい）。

興味ある方は、[e-mail]まで連絡ください。ROIチャート、記事、契約、もろもろの文書お送りします。

SUMMARY
- 5502 Evans is Brand New Duplex under construction, located in Central Austin. Very hot real estate location, right by upscale Hyde Park neighborhood and near University of Texas Austin (50,000+ students).
- Duplex is 3,241 square foot with high quality constructions for affluent students. Expected rent from August 2006 to July 2007 is between $4000 - $4500. However, for August 2007 to July 2007, expected rent is around $4900.
- This property will be Pre-Leased early in the year in 2007 for students. Once you are on this cycle, you literally do not need to worry about vacancy.
http://www.mykeyproperties.com/what_is_leasing.htm
- INSTANT EQUITY! Your purchase price is $610,000 was set in December 2005. Due to appreciations and enforced moratorium on the development of this kind of Duplex , I expect there is approx. $60,000 equity already.
http://blogs.yahoo.co.jp/sfscottiedog/38782269.html
http://blogs.yahoo.co.jp/sfscottiedog/38646016.html
- This property is only Two block from UT (University of Texas) Shuttle (No.1 Duval line).
http://www.utexas.edu/parking/transportation/shuttle/austin-bus.html
- Take look at articles from Austin's American Statesman. Central Austin market is SUPER HOT and appreciating 10%+ annually and I think this trend will continue for next 3 years.

PROPERTY INFORMATION
- Address: 5502 Evans Austin Tx 78751
- Purchase Price: $635,000 (including $10,000 buyer closing cost credit)
- Year Built: August 2006
- Tax: Approx. $4,000 a year but it will be go up in 2007
- Lot size is approx. 6250 sqf per survey
** Unit A: 2401 total heated area (just interior of home does not include garage or porch/patio) 5 Bed plus study + 4.5 Bath
** Unit B: 850 sq ft total heated area 2 Bed / 2 Bath
- Tenant pays for all utilities
- 12 month builder warranty.
- Scheduled to complete in mid-August.

LEASE INFORMATION
- 2006 Expected Rent: $4000 ~ $4500 for August 2006 - July 2006
** Unit A: $2800 ~ $3100
** Unit B: $1200 ~ $1400
- 2007 Expected Rent: $4600 ~ $5200 for August 2007 - July 2008
** Unit A: $3500 ~ $4000
** Unit B: $1300 ~ $1600

FINANCIAL INFORMATION
- Assignment Fee: $5000
- Inspections Prior to Moving In: $600 ~ $700
- $10,000 earnest money
- Mandatory to use mortgage broker that I introduce.

PROPERTY MANAGEMENT
- I have my property manager manage this property for SPECIALLY-AGREED 5% on month rent.

TIMING
- Completion of Construction/ Certificate of Occupancy: Early August 2006
- Closing Date: August 15th 2006.

Central Austinほほ新築のキャッシュフローDuplex。

セントラルオースティン、University of Texas（学生数5万人）近くのDuplexです。現時点で$4200の家賃、2007年8月からは$4500〜$5000の家賃収入が見込める物件です。2004年築なので、メンテ・手間があまりかかりません。また、この地域の賃貸物件は、学生向けに毎年8月から翌年の7月までのサイクルで賃貸でき、毎年6月ごろにはその年の8月からの賃貸契約がPre-Leaseされるので、空き部屋の心配があまりありません。3-4万ドルのEquity（含み益）付。

あと、2006年2月にCity of Austin（オースティン市役所）一般住居区域にこの手の大型Duplexを立てるのを禁止する条例を可決しました。これから価格上昇がかなり期待できる物件です。

興味のあるかたは、[e-mail]に連絡ください。

注、添付の写真は実際の物件とは異なります。

SUMMARY
- 401 Nelray is 2004 built Duplex, located in North-end of Central Austin.  Very hot real estate location, right by upscale Hyde Park neighborhood and near University of Texas Austin (50,000+ students).
- Duplex is 3251square foot; 2041 Sqf 5 Bed/5 Bath + Study and 850 sqf 2 Bed/2Bath.
- It is currently leased around $4200 ($600 per bed room). Upside in rent in future as many of the similar properties are leased $700 per bed room. In addition, average rent in Area 4 (based on Austin MLS) is $1.3 per square foot or $700+ per.
- These students properties' lease are from August 1 to July 31st of following year and tenants usually "Pre-Lease" around May/June each year --- No need to worry about Vacancy!
- This property is only one block from UT (University of Texas) Shuttle (Guadalupe/Lamar line). http://www.utexas.edu/parking/transportation/shuttle/austin-bus.html
- This property is specially designed for high-end student use with High ceiling, hardwood tile, etc….
- All utility is separately metered --- landlord does not pay any utility bill.
- City of Austin put MORATORIUM on this type of duplex --- so there will be no more competing properties (that will boost appreciation of this property).
- Take look 2 attached articles from Austin's American Statesman.  Central Austin real estate is SUPER HOT and appreciating 7~10% annually and expert believe think this trend will continue for next 3 years.

PROPERTY INFORMATION
- Address: 401 Nelray Austin Tx 78751
- Purchase Price: $610,000
- Year Built: 2004
- Tax: Approx. $10,000 a year
- Closing to be handled by Texas American.
- Total 3,251 square feet
- Unit A: 2401Square Foot (5 Bed + Study / 4.5 Bath)
- Unit B: 850 Square Foot (2 Bed / 2 Bath)
- Electric, Gas and Water separately metered.
- Central Air-Conditioning
- Ceiling Fans
- Dish washer / Refrigerator
- Hard Tile + Carpet
- Programmable thermostat.

LEASE INFORMATION
2006 (until July 31st 2006)
- Unit A: $3000
- Unit B: $1200

2007 (from August 1 2006 to July 31st 2007)
- Unit A: $TBD
- Unit B: $1250
* By marketing early in advance, significant upside in rent $4500 - 5000 per month)

PROPERTY MANAGEMENT
- I have my property manager (Lee Property) manage this property for SPECIALLY-AGREED 4% on month rent.

MORTGAGE INFORMATION
- While contract states 20% down payment, because this is duplex, you can get 100% mortgage with good credit and income.

TIMING
- Contingency expires:  June 1 2006
- Closing Date: June 30 2006

ASSIGNMENT FEE
- Negotiable

PROPERTY CONDITION
- Very good – See attached photos.

FINANCIAL REQUIREMENT
- Earnest Money is 1% of purchase price due immediately to Title Company.
- Option Money is $250 until June 1 2006
- Inspection Fee is around $500
- Mandatory to use Ms. Kim Rager, mortgage broker at Center Point Mortgage.
http://www.cpmortgage.net/

エクイティ付、Austinダウンタウンの高層コンド

NOTE
- This is NOT seller financing property.
- I am purchasing Unit 1702, right next to Unit 1701.

ATTACHMENT
- Property Descriptions Unit 1701 & 1702 of Westgate Condo and other listing in Westgate condo
- Leased Unit Comps

SUMMARY
- 1122 Colorado Street is called Westgate Condominium. This is one of the most prestigious and pioneer High-rise Condo, located right next to Texas State Capital Building.
- Gorgeous view of Hill Country from 17th floor.
- Because of its prestige and location, Westgate Condominium is very popular among Texas Congressmen/women, lobbyists and state officials.
- High-rise Condominium has finally become popular in downtown Austin. Starting price for high-rise view units in downtown Austin is $350 per square foot and it goes beyond $500 per square foot.
- Your purchase price is $175,917 ($179,509 minus seller pays up to $3590 in closing cost). Since Unit 1701 is 635 square foot, per square foot price is $277 per square foot.
- Unt 1602 is listed at $338 per square foot and Unit 2202 is listed at $410 per square foot.
- This units can be rented approx. $1500 (depending on season and property upgrades --- see attachment).

PROPERTY INFORMATION
- Address: 1122 Colorado St. Unit 1701 Austin Tx 78701
- Purchase Price: $175,917 ($179,509 minus seller pays up to $3590 in closing cost).
- Year Built: 1965
- Tax: $4,500 a year
- Insurance (included in HOA fee)
- HOA Fee: $276.00 (including Base Assessment, Building Renovation, Hallway Renovation and Reserve Replacement)
- Utility (Water, Gas, Garbage, Basic Cable and Electricity) is charged back from Condominium Associations. As of Sept 2005, allocation for Unit 1701 is $116.50 a month.
- Closing to be handled by Wally Tingley & Associates.
- 635 square feet 1 bed room/ 1 bath
- Amenity includes roof top terrace, roof top pool, 24/7 doorman and full size gym.

MORTGAGE INFORMATION
- This purchase requires 20% down payment

PHOTO
Please contact me for photos of building and this unit.

INSPECTION REPORT
- Completed inspection report and property is in good shape -- ask me for copy.

TIMING
- No contingency allowed.
- $5500 earnest money by May 10 2006.
- Closing Date: May 21 2006

ASSIGNMENT FEE
- Negotiable.

PROPERTY CONDITION
- Prior to the closing, permanent wall has to be installed between Unit 1701 and 1702. Cost to be split between buyers of these units. Please allow approx. $1000 for wall installations.
- While it is in good shape, I highly recommend to spend $5000 - $10,000 to make this unit VERY highend shape (kitchen, bath room, floor finishing, recessed lighting, etc..).

FINANCIAL REQUIREMENT
- Earnest Money is $5500 of purchase price due immediately to Wally Tingley and Associates by May 10 2006.
- Require 20% down payment.
- Mandatory to use Ms. Kim Rager, mortgage broker.