達拉斯地產投資者故事9:投資一套1970年代高檔物業

這個客戶只尋找高價值的投資機會,投資的物業大約是30萬之間,他主要追求好學區的社區,但避開新開發的社區。這是他投資組合其中之一物業:

問:你為什麼選擇這個地區?有什麼特色?

客戶:Richardson是個成立已久的社區,這社區環境優雅,有小溪,公園,高中就在這社區內。高中和小學都在步行距離之內,還有德州大學達拉斯分校也在步行距離之內,許多學生都住在附近的區域。然後附近有很多商場,它靠近3個超市和許多商店,非常的方便,。

問:這個物業的投資策略是什麼?

客戶:主要是升值,這種社區的房屋早在1980年代就已經開發完成,所以買家要買也只能買二手房。這個社區也是供不應求的現象,經常會收到信件詢問是否有人要賣房,而這社區一年上市房間也就2,3間而已。我了解這房的租金收益不會太高,但物以稀為貴,升值的幅度會超過其它地區。投資以來,它的市價已經升值30%。 另一未來會考慮的策略可能是出租給大學生,這可以增加該物業的現金流。

問:請您介紹一下這個物業的格局?

客戶:該物業的面積大約2400平方尺,它有3間臥室,主臥室和主浴室的空間良好而且都經過全面裝修。它的廚房格局也很好,擁有飯廳和第2用餐區。房屋的後方有另一間客廳,也可以將它改成第4臥房或是書房。

問:有什麼裝修上的建議嗎?

客戶: 我們完全沒有做任何的整修。前屋主是一位老先生,70多歲,整個房的整修都是他自己親手完成。他的確使用了非常高品質的材料,像歐洲進口的瓷磚等,然而,他也偏好深色,很多材料缺乏現代感。 還有冷暖氣系統,由於美國都是用中央空調系統,還有美國家庭經常不開窗,空調機是全年不斷的開著,如果維修太貴不如更換一個新的系統,美國廠商之間競爭非常激烈,有很多品牌可以考慮,有的還會提供12個月或24個月的0利率的付款方案。

Thomas Su

Team Leader – Team Thomas Su

Keller Williams Realty Dallas Preston Road

Email: rwpglobal@gmail.com

Phone: +1 469 347 1839

WeChat: thomassu16889

達拉斯投資者故事6:是否應增加一個衛生間?

這個客戶簡介

合作多年的一位投資者,他具有豐富的投資經驗。他經常購買需要整修的房屋,我們和他合作過很多次投資,他主要是尋求那些可以增加價值的物業。

這個物業的介紹

這物業位於達拉斯東南邊的MESQUITE區,一個安靜的社區但大多數的房屋面積較小,這區的房屋的房齡大多是在50年代和60年代之間所建。這社區的其中特點之一是,不少屋主把他們的車庫改為附加的客廳或臥室。這區的學區一般,這區的住戶並沒有太在乎學區,租金大約在1100到1200之間,屋價在10萬到13萬之間。

這之前的屋主已經將車庫改成第二個客廳,房屋總面積大約1100 SQFT,房子雖小,但空間的運用良好,廚房設計不錯,擁有2邊的檯面,這也是客戶決定購買這個物業的主要原因。

我們做了哪些裝修?

我們在交屋前就已經找到租客,所以在第一年的時候,並沒有做出什麼裝修。但是,交屋後不久後,下水道管完全堵塞了,我們決定一勞永逸的把前院的下水管更換。而為了往後下水管的問題,我們也請人把前門的大樹砍掉,以免樹根跑到水管內。

幸運的是,這也是在第一年內全部的維修,住戶已經在那裡住了一年多,在2017年續約,但因為家庭的關係必須提早解約,也因此需要賠償2個月的解約金,我的客戶也因此多出了3000多塊錢的資金可以運用在第2步的裝修項目上。

客戶因此考慮了以下的2個選擇:

  1. 保持原狀,但提升內部的品質。

  1. 增加一個衛生間。

添加第二間浴室的過程

他決定先嘗試第二個選項,所以開始評估和策劃整個過程,初期預算下大約需要約$ 5,000到7500來增加第2個浴室,這需要將主臥室衣櫃區完全改造,然後還必須安裝新的下水管道。

然而,動工後發現添加第二個衛生間的過程是非常漫長的,且需要政府部門的多次檢查才可通過。整個過程將需要幾個月的時間,這意味著這會損失好幾個月的租金,整個過程可能會長達3個月。因此,客戶決定回到第一選項,他改造了主臥衣櫃區的設計增加不少空間,但不改造成衛生間。

結果

我們團隊更換了全部地板,更換了熔爐,在第二客廳內,安裝了一個新的窗口冷氣,並加入一個衣櫃,如果住戶需要的額外房間也可以運用這廳做為臥房。這些新的整修讓這個房屋煥然一新,租金也因此每個月增加300美金。

從這個案例中要點

  1. 添加第二個浴室確實可以增加房屋的功能和價值,但是,您需要評估時間和過程,實際的成本和機會成本。因為整個過程可能需要幾個月才可以順利完成。
  2. 簡單的改進,如更新設備,新地板,新的廚房檯面是一個更快的過程並可以立刻增加房屋的價值。
  3. 是否應將車庫改成額外的客廳或臥室,如果在該區這是個普遍做法那你可以考慮,但。不要成為社區中唯一轉換車庫的房屋,與眾不同反而不是件好事。
  4. 替換舊下水道:,下水道如果太老舊,而且有樹根在管道中的話,最好就直接替換,不要等到問題發生時才開始維修。
  5. 舊的物業經常可以創造更高的投資回報率,但就是要經過精心策劃而且需要做出大幅度的整修。風險和回報是成正比的。

Thomas Su

Team Leader – Team Thomas Su

Keller Williams Realty Dallas Preston Road

Email: rwpglobal@gmail.com

Phone: +1 469 347 1839

WeChat: thomassu16889

達拉斯投資者故事2:一個海外留學生的投資故事

這個投資者的需求

因為一個偶然的機會認識到這位學生,他就讀德克薩斯大學達拉斯分校(UTD)。當時我們剛好有參與一些UTD的活動,然後發現到不少學生對投資地產都很有興趣,有些學生和我們說,』家裡給他們任務來買房,主要任務是買房,其次才是學習』!

海外學生和其他的投資者有不同的要求,在很多時候,他們需要在大學附近的地區購買物業,還有,不少留學生並沒有駕車,所以會尋找在大學附近大概2公里之內的地產。除了自住外,他們也會將額外的房間出租給其他學生。

安全性對該投資者最重要,所以必須為他選擇一個安全的社區,我們看了幾個附近的社區後,感覺上都不是很安全,住戶較複雜。另一個問題是:自住和和投資者的比率(Home onwers to Investor Ratio),這是很多投資人和經紀人不了解的一個數據,這會影響未來的潛力出售給自置買家的機會。如果一個公寓的投資客超過50%, 那自置買家無法申請到傳統式的HOMELOAN。

該物業的分析:

在搜索了6個社區後,我們鎖定了理查德森(RICHARDSON) 附近的3個社區,後來剛好有一套兩臥房的樓房上市,這個地區的排房很搶手,所以我們在第時間內趕過去,掛盤出來的當晚就出價給賣方。它的價格大約是$ 120,000,當時的房租已經高到每個月$ 1200,離UTD 5分鐘的車程之內。它坐落在一個安靜的社區,整個社區只有40個排屋,唯一遺憾的地方是沒有自己的車庫,但有2個指定的停車位。

我們為這個客戶選擇這物業的主要原因是:

  1. 擁有兩間臥室,一間在樓上,一間在樓下。客戶自己住在樓上,樓下的房間則是出租給另一位大學同學。
  2. 擁有2間獨立的浴室,也是一間在樓上,一間在樓下。這是很好的設計,因為許多排屋只有1個半浴室,通常排屋的衛生間放在樓上,因此變成洗澡還要跑到樓上去,相當的不便。
  3. 再來就是這排房的開放式廚房空間運用的很好,採光和這社區其他排屋的格局好很多。
  4. 這個排房還有一個小前院,因此多出了一些額外的空間,還有一個小儲藏室在前院。
  5. 最後是,僅有一面共用牆。很多排屋的設計為了省錢,都建在一排,有些排屋有3到4面的共用牆,晚上都可以聽到隔壁鄰居的聲音。

這個案例的幾個要點:

  1. 雖然排屋可能外表看起來差異不大,但裡面的格局可顯著的不同,如臥室的位置和廚房,還有特別是衛生間的設計和位置。
  2. HOA的費用:HOA類似於管理委員會。HOA在美國的權力很大,有時還會徵收特別費用。在第二年的時,我們客戶收到了一份HOA特殊徵收費通知單,每月需要多繳200塊HOA費,這個特殊的費用是用在修復這社區中的地基問題。
  3. HOA的費用是否已經覆蓋屋頂修理項目:雖然這社區的HOA費用較高,但已經這包含了保險和屋頂修理的費用,相比之下,這社區的房屋保險費用也低了很多。
  4. 自住房主:投資者比例:如之前提到的,你需要確保社區的投資者比例不要超過1半,這樣未來的自住的購房者才可以使用傳統式的房貸。

達拉斯投資者故事

這是由房地產經紀公司,Thomas Su (Team Thomas Su)團隊所收集的一系列達拉斯地產投資者的案例。本公司除了買賣外,還有裝修和物業管理的團隊。

如果您有興趣買賣達拉斯地產,請聯繫我們。

 

Thomas Su

Team Leader – Team Thomas Su

Keller Williams Realty Dallas Preston Road

Email: rwpglobal@gmail.com

Investor Story: Irish Investor Story

I met an Irish investor several months ago and I would like to share her story with everyone.

She started investing back in 2008, Ireland was hit with recession hard which meant the whoe country was literally bankrupt and nobody was abe to find any job there.

Many had left, they went to Australia, Canada and USA.

This investor has $200,000 savings and she had no idea what she could do – in the end, she made a bold move by starting investing in high cashflowing properties in the U.S.

She picked Youngstown, OH as her investment destination and she bought 10 properties at average price of $12,000 each property.

She was getting beween $400 to $500 a month from each property, so out of the 10 properties, she had been collecting approx. $5,500 a month in gross rent and around $4,500 in net rent.

This was a strategy for her to stay afloat and also a hedging strategy as USD was very weak at the time.

She had been collecting this rent successfully over 3 years, and by then, USD had gained strength and economy had started to kick up, so she had had started selling these properties one by one.

She had been making a modest appreciation between 10% to 12% in each property, but she was making more than 30% each year in each property, so collectively, she almost doubled her money in over 3 to 3.5 years.

As an exmaple – she bought a property for $12,000 in Youngstown

Purchase Price: $12,000

Rent over 3 years: $15,000 (Gross), Net: $11,000

Sale Price after 3 years: $14,900

Total Return: $11,000+$14,900 = $25,900

Total Return over Initial Purchase: Approx. 100% ($23,000 / $11,000) (after deducting all the fees).

So this model also works by using high rental income instead of chasing the high growth markets. Ohio is an excellent market for such rental yield, which is why we are also helping investors to purchase in these areas.

If you are interested to know more about our Ohio investment opportunities, please contact me for more details and I will add you to my distribution list.

Thomas Su

Email: rwpglobal@gmail.com

(469) 347 1839

Thomas Su is a licensd realtor in Texas, he also has partners specializes in investing and managing Ohio properties.

Investor Story: Australian Investor in U.S. properties

USA is a wonderful place for investments and is attracting lots of Australian investors – many had bought multiple properties in the U.S.

This is a story about an Australian retiree

John is from Tasmania, Australia, he wants to build up a strong cashflowing portfolio for his children, this is impossible to achieve in Australia, so he had decided to switch to the U.S.

His strategy has been investing in properties in Ohio and Texas – the proportion is around 60% to 40% as cashflow is more important for him.

He owns 10 propertues in total:

1) Ohio properties are generating between 15% to 18% net income each year, though the growth rate is modest at around 1% to 3% each year.

2) We the structured his investments to contain higher growth prooperties in very good areas which are appreciating between 3% to 4%, though the net income is around 13% to 16%, these areas do attract better tenants.

3) In Dallas, Texas – we had helped him to invest in some duplexes which prices around $120,000 to $140,000, and cashflowing around 15% gross and nets around 10% each year.

4) Texas is a very fast growing area so their properties are appreciating beteeen 6% to 8% a year at moment, so the appreciation rate makes up the cashflow difference compared to Ohio.

He is very happy about the return as all the properties are providing positive cashflow as opposed to negative cashflow in Australia.

As USD had also gained strength, his portfolio had grown by more than 20% including the change in exchange rate and with strong income, he had achieved over 35% growth in his asset already.

These income become a very strong part of his cashflow every month as living costs continue to climb rapidly in Australia.

If you are looking for investment opportunities in the U.S. from Australia, please contact us for more information:

Thomas Su

Keller Williams

(469) 347 1839

Email: rwpglobal@gmail.com

Visit www.harbourviewcapital.com for Ohio Properties Information

Visit www.globalrealty.kwrealty.com for Texas Properties Information

Thomas Su is licensed through Keller Williams in Dallas Texas, he is a licensed realtor in the State of Texas. He partners with other teams in Ohio and specializes in finding high-income producing properties in Ohio for investors.

U.S. Real Estate Investor Diary – Irish Mom buys 10 high yield properties

I bought 2 properties from this Irish investor recently and got to know her well through the process. This is an interesting story to share.

She is from Dublin, Ireland, she said the country had been in recession since 2007 and unable to find ways to produce income.

Jobs were hard to find and she needed to utilize her small savings of Euro $100,000 to do something until she could find a steady job or set up a business.

She was very brave and took chance in investing into U.S. properties, she was attracted to high yield opportunities in U.S. residential homes and focused on very small properties, typically below $20,000.

It is a strategy that many investors reluctant to do so, but she decided to take the chance – she bought a series of properties ranged from $10,000 to $15,000 with average yield above 30%, this typically means rent around $350 to $450 a month.

Her strategy was mainly looking at property in 1920s and 1930s which tend to be smaller, 2 bedroom properties and rented to smaller families, often single parents. In the end, she bought 10 properties in total at a total $110,000, the rental yield was quite impressive, she was getting US$4500 a month from her portfolio, her net yield was above 30%.

These properties are tiny properties, and I bought one from her recently. They are well maintained inside and what I call as “essential” properties. She did make improvements to essential items such as furnace and change water heaters where required; and ensured that roofs are in fair condition for the sake of safety to the tenants.

It is an interesting strategy to learn for investors chasing high yield returns and not afraid in buying older properties.