達拉斯地產投資者故事10:加州客戶投資一套3房加書房物業

我們在2017年時增加了多位加州客戶,這是另一位住在北加的客戶,這是她在美國第一次投資不動產,所以也特別謹慎。我們為她在阿靈頓的南風(SOUTHWIND)社區挑選一個不錯物業,這是在阿靈頓一個非常好的區域,這個區域的學區屬於曼斯菲爾德ISD,而剛好這社區也是許多加州家庭移居到達拉斯首選社區之一。

為何我們選擇這個物業?

  1. 社區:我們已經很熟悉這個領域,這社區是一個搶手的社區,經常要不斷的嘗試才能在此買到房。而且,因為環境優雅,很多租客也想搬到這地區。還有,很多新的公司總部轉移到這周邊地區,創造了許多新的就業機會。這裡的住戶中大部分是白領階層,很多在附近的航空或工程公司上班。
  2. 房屋格局:這是一間擁有3臥室加上一間個非常大的書房的物業,它還具有開放式廚房和客廳。這個書房是一個高靈活性的空間,它可以作為一個書房,客廳或第四間房間。
  3. BACK PORCH:BACK PORCH是德州家庭很喜愛的重點,也是這房的特色之一。

我們做了哪些裝修呢?

  1. 重新粉刷:原屋主運用太多顏色,有藍色,紫色,紅色,黃色等等,看上去眼花撩亂。與我的團隊商量後,我們決定將所有的牆壁粉刷成統一顏色。我們選擇了一個中性偏黃的顏色讓整個屋子顯得更加明亮,特別是主臥和書房的改變讓人眼睛一亮。在粉刷前,本來還考慮更換書房的電燈,沒想到粉刷的可以帶來這麼大的改變。
  2. 更換地板:將屋內的地毯改成複合地板,包括所有臥室的地板。客戶選取了一個與廚房櫃子搭配的紅橡木色複合木地板。
  3. 書房的裝修選擇:我們提供2個選項給客戶,一是將它改造成第4間臥房,這只需要加建一個衣櫥就可以。第2個選項是保持原狀,看租客是否需要第4間臥房再說,最後客戶選擇第2個選項。

尋找租客的策略

由於裝修在聖誕節前完成,是租房最淡季的時刻,我們建議可以考慮短期租約租戶。我們在12月底開始廣告,2天後就有一家人對這房有興趣。這戶人家剛賣掉他們自住房,正在等待新房落成,但大部分的房東不接受低於1年的租約,所以它們一直找不到落腳之地。我們則是願意考慮短期租約的房客,特別是那些再等新房的家庭。這類房客往往會把家具放在儲藏室內,因為不久後又要再搬一次家。

還有,這租客剛賣掉了自己在阿靈頓的家,意味者手上有較多可運用的資金,不會太擔心租金的多少。還有短租合同時間也是考慮重點之一,我們會讓租約在高峰時間結束,在達拉斯,高峰時間是3月至9月之間。因此我要求4個月的租約,剛好在旺季的時候可以開始尋找新的房客。這租戶最終多留了一個多月,到5月底時新房才落成,但我們仍舊在4月時就開始廣告需求房客。

在2個租約交接時,由於房屋狀況良好,並不費什麼時間就找到了新房客,我們週5廣告,周日就找到新房客。新房客是一對沒孩子的年輕夫婦,學區對他們來說不重要,但他們仍然希望生活在這個社區。短租是個機會,而且新房經常會延遲,最大的重點是要如何減少空置時間,最好是能在1個星期內接上新的租戶。

再來就是保證金的要求:我們提供租客2個選項,一是收取更高的保證金,第二是收取一個不可退還保證金。房客同意多支付半個月不退還保證金。

Thomas Su

Team Leader – Team Thomas Su

Keller Williams Realty Dallas Preston Road

Email: rwpglobal@gmail.com

Phone: +1 469 347 1839

WeChat: thomassu16889

 

Tags: 投資達拉斯,德州地產投資,投資達拉斯地產,達拉斯房地產買賣

達拉斯投資者故事8:在Richardson投資一套需要大整修的物業

我們替這個客戶剛完成一項整修,以下是他和我們分享投資這個物業的過程:

問:請介紹一下您自己和您為何選擇理查德森區?

答:我們選擇理查森是我們已經住在此地,對當地已經很了解。我們很喜歡這個社區,交通方便,離上班地點都很近。JJ皮爾斯高中是個很不錯的高中,這社區的房屋建於1970年,還有一些1960年代的房屋,這社區成立悠久,是北達拉斯的著名地區之一。

問:您為何選擇這個物業?

答:格局是最大的原因。我們發現90年代後的房屋很少有3個完整的浴室,除非是超過3000尺以上的大房。但在這區內,2000尺以上的房屋就帶3個完整浴室,它還有4間臥室加上一個完全獨立的書房,這個房屋面積2400多尺但可用的空間卻超過那些3000尺以上的大房。

問:您做了哪些裝修?

客戶:之前的屋主沒有好好愛惜這個屋子,她養了5條狗,所以屋內狗味很重,而且所有的地毯被被啃壞了。但我們看了這房3次後,覺得房屋的材料和房型真的不錯,整修後會成為一個很好的投資。

1970年代的房子在建材上相當講究,舉例來說,當我們去除地毯後,發現有些房間下頭已經擁有實木地板所以我們只需要打蠟。還有廚房已擁有花崗岩地板,但是窗戶太老舊了,而一開始我們沒有預算要更換窗戶,所以到了第2年才更換窗戶。最後我們發現最初的屋主完成一部分的地基修理,所以並不需要太多的地基修護。冷氣在2012年已經更換過,只需要做定期的檢查。

問:你有什麼建議給我們尋找70年代的房屋的客戶?

客戶:我會建議他們:

  1. 下水管道漏水測試: 將相機進入下水道來測試(CAMERA TEST),看看下水管道是否有任何裂縫。1970年代的下水道是用 CAST IRON,這並不防銹,加上如果旁邊大樹,根部可能會進入下水管道,並造成堵塞。
  2. 安裝下水口的CLEAN OUT : CLEAN OUT在1970年代時不流行,這通常可以在前院安裝,以後讓清理下水管。
  3. FRENCH DRAIN排水管道:如果後院不均勻,雨水會倒流到房內。這種方法可將排水管直接連接到馬路的下水管道,解決掉倒流的問題。
  4. 最好檢查地基是否有問題:舊房的好處是,大部分的房主已經做過地基的修復,但還是要找地基專門公司來查看屋子是否有下陷。

問:還有什麼方面您覺得可以增加房屋價值?

客戶:浴室的設計非常重要,會是屋子的最大賣點之一。1970年代的房屋的主臥衛生間大部分較暗。因此我們將淋浴區更改為無框的沖涼玻璃門(FRAMELESS GLASS),並且將2面內牆拆掉讓空間更加的寬敞。然後也徹底改造第3個浴室,讓它的採光更好。

再來就是房間內的衣櫃區,雖然這個房子的房型四四方方,但房間都衣櫃都不大,所以增加空間。我們還把剩下的地毯部分改成合成木板,所以現在整個房內都沒有地毯。

整修後的結果還不錯,最近銀行做了一個新評估,已經增長了將近$ 100,000的價值,可以讓我們透過再融資把多餘的資金運用在下一個投資。

Thomas Su

Team Leader – Team Thomas Su

Keller Williams Realty Dallas Preston Road

Email: rwpglobal@gmail.com

Phone: +1 469 347 1839

WeChat: thomassu16889

 

Tags: 投資達拉斯,德州地產投資,投資達拉斯地產,達拉斯房地產買賣

Daily Property Ideas – 12/12/2017

This is our new Daily Idea Alert – we will pick properties from different locations at different price points, please contact us if you wish to know more about each property or location.
IDEA 1: 1412 Highland Dr Mansfield
Click Here for Link
Listing Price: $240,000
$ per sqft: $118.34
Listing Days (CDOM): 7 days
Area: 2,028 sqft
Configuration: 4 bedrooms / 2 bathrooms / 2 garage
School Rating: Good
Rental Range: $1900 to $2100 range (Rough estimate)
Quick Points:
1. Nice community, very quiet and lots of families.
2. Good condition, wood flooring, open space concept for kitchen
3. Nice sized rooms, 1 story, roof replaced in 2016.
Inline image 1Inline image 2
Inline image 3Inline image 4
IDEA 2: 1103 Stone Creek Dr Mansfield
Listing Price: $189,900
$ per sqft: $113.85
Click Here
Configuration: 3 BR / 2 Bathroom
School Rating: Good
Rental Range: $1600 to $1700
I have sold several properties in this community (assigned to Mary Jo Sheppard), I personally like the community across the Debbie Ln as this area has a large part assigned to mobile parks. This property has a more interesting layout that it has a large area upstairs, downstairs is a long shaped design.
Inline image 5Inline image 7Inline image 8
3. 1102 Falconcrest Ct Arlington (Already under Multiple Offer)
Listing Price: $155,000
$ per sqft: $118.41
MLS LINK
Size: 1309 sqft
Configuration: 3 BR / 2 Bathroom
School Rating: Fair
Rental Range: $1450 to $1550 range
It only lasted for 2 days and already received multiple offer, this is a very popular type of property for investors and small families. If this does come back to market, then you can consider it. Any property around $150,000 in DFW area usually last just 1 to 3 days if the condition is good.
Inline image 9Inline image 10Inline image 11Inline image 12
4. 1525 Bluff Circle Mesquite / $150,000
Listing Price: $155,000
$ per sqft: $112.44
MLS LINK
Size: 1334 sqft
Configuration: 3 BR / 2 Bathroom
School Rating: OK
Rental Range: $1450 to $1500 range
Schools are okay in this area, but Mesquite ISD has better schools but those properties tend to be higher priced. This property went through some updates including painting, some kitchen update. Mesquite is a popular area for rentals, but requires City to pass inspection prior to issue of Certificate of Occupancy. Properties typically get sold within 3 to 5 days in Mesquite if condition is good.
Inline image 13Inline image 14Inline image 16Inline image 15

Thomas Su – Realtor

Team Leader – Team Thomas Su

My Team Profile

http://www.teamthomassu.com/

Zillow Profile

https://www.zillow.com/myzillow/Profile.htm

Visit Our Blog

www.myusasset.com

Keller Williams Realty

Email: rwp1688@gmail.com

Phone: (469) 347 1839

Note: Texas Law requires all real estate licensees to give the following information about brokerage services:  Information About Brokerage Services

Recent Transaction – 3251 Fluvia Grand Prairie (Mansfield ISD)

This is a project we did last few weeks, this property is located in a beautiful subdivision called Mira Lagos. This is a very desirable neighborhood, close to excellent schools, lake and great facilities.

We always love 1-story, 4 bedroom properties, so we got this for our client. The property was already in pretty good condition, but we did some renovations including – change all carpet areas to floors, and repainted the whole property to 1 consistent neutral color.

3251 Fluvia, Grand Prairie, TX 75054

達拉斯地產分析: 1714 Hope Town Dr Mansfield

地址:1714 Hope Town Dr Mansfield
4間臥室,2間浴室
偏向於曼斯菲爾德南部
售價:179,100美元
尺寸:1533平方英尺
$每平方呎:約118元每平方呎

Property Information

Click here.

視頻鏈接(複製並粘貼到您的瀏覽器)

這個視頻不是很清楚,因為所有者在場,我們只有5分鐘。

https://www.dropbox.com/s/9cy8n5nanfep6zm/File%20Feb%2005%2C%207%2058%2020%20PM.png?dl=0

關鍵分析

這個社區並沒有太多4間臥室的物業 – 而這個房屋可在1533平方英尺擁有4個房間,空間的運用非常的有效率。


這個區域分析

我在這個區域售出了6個物業,租金來說,我所出租去的房屋介於$ 1550到$ 1650之間。這個地區非常接近Legacy高中,它在曼斯菲爾德南部,Mary Jo Sheppard是一個非常受歡迎和良好的小學。

該地區有3所高中 – 它被分配給Legacy有很好的體育項目,Ben Barber是STEM,和Frontier是高成就和學術為重點的學生。

房屋的分析

該房有4間臥室。主臥室的空間很大的,以及主浴室的空間也很大,為這個房屋的特色。其他3間臥室也是標準尺寸的臥室。然而相對來說,客廳較小,用餐區是早餐區而以,無法放更大的餐桌。如果租客有較大的家具可能就放不下,房屋的光線較暗一些,廚房有效地利用省下不少空間。

後院很大,有一個棚子(PORCH)和儲藏室(SHED),還有足夠的空間。

房屋內部的狀況:大多數房間都是地毯 ,看來是年份不少,可能都要替換,廚房和餐區的地板可能也需要更新。屋頂的狀況需要檢查。

此摘要也將很快發佈到我的網站上,您也可以訪問我的網站www.myusasset.com了解其他信息。

1714 Hope Town Dr Mansfield

Address: 1714 Hope Town Dr Mansfield
4 Bedrooms, 2 Bathrooms
More in southern part of Mansfield
Asking Price: $179,100
Size: 1533 sqft
$ per sq.ft = approx $118 per sqft
Inline image 1Inline image 2
 
Property Information
Click here.
 
Video Link (Copy and Paste this to your browser)
 
This video is not very clear as owner was present and we only had 5 minutes.
 https://www.dropbox.com/s/9cy8n5nanfep6zm/File%20Feb%2005%2C%207%2058%2020%20PM.png?dl=0
 
Key Analysis
 
It is unusual to see a 4 bedroom property in this neighborhood – at 1533 sq.ft, it is a surprise to see a property can actually fit in 4 bedrooms.
 
Area Analysis
I sold 6 properties in this neighborhood, I was able to lease out properties between $1550 to $1650 range. This area is very close to Legacy High School, it is in further south of Mansfield, Mary Jo Sheppard is a very popular and good elementary school here.
The area has 3 high schools – it is assigned to Legacy which has very good sports programs, Ben Barber which is for STEM, and Frontier which is for high achievers and very strong academic focused students.
About This Property
 
This property has 4 bedrooms. The Master Bedroom is huge as well as master bathroom. The other 3 bedrooms are also standard sized bedrooms. However, the living room is smaller, and the dining area is the breakfast area, the kitchen is efficiently designed to utilize space fully. It is a very “efficient” property. 
 
The backyard is big, with a shed and a porch, and still has plenty of space. 
 
Condition: Carpets for flooring in most rooms – probably need to be changed as they look like they are original condition.
Roof: Original (10 years old), this needs to be inspected.
 
This summary will also be posted onto my website shortly, you can also visit my website www.myusasset.com for other information. 
 

I do have the Floor Plan and SD for this property.

Thomas Su
Realtor
Keller Williams Realty
(469) 347 1839

Property Blog – 605 Bushdale Dr Arlington

I went to check out 11 properties today – I have selected some for you.
 
605 Bushdale Dr Arlington
This is in Mansfield ISD – attending Mansfield ISD.
This is attending Brown Elementary
 
 
This is Southwind Addition, one of the hottest areas in Mansfield ISD areas.
 
Property Information
Click here
 
Video Link (Copy and Paste this to your browser)
 

Key Analysis
 
Main Points: As some of you know, I had sold many homes in Southwind Addition, and this area continues to be my top selling area – I sold 6 properties in this area last 2 months, and I had leased out properties at $1750, $1820, $1850 range.
 
Asking price is around $228,000 @ $120.13 per sq.ft, I thought this maybe a little bit high for a 3 bedroom homes, but this area is very high in demand.
 
I am hoping to achieve similar rent as other ones I had listed which were in $1800 range on average. I think it maybe able to achieve a bit higher if it is converted into 4 bedrooms by adding a closet. 
 
About This Property
 
This property has 3 bedrooms, 2 living areas. The 2nd living area can be potentially converted into a 4th bedroom which will increase the rentability. To do so, you add a closet to the 2nd living area, and it can be considered as 4th bedroom. 
 
Condition: Pretty Good, it is considered as move in condition.
Flooring: Tiles & Carpets – I always recommend change carpets to timber flooring, they are much more durable and lasts much longer.
Additional Feature: Backyard has a covered porch, lots of families like that in Texas
Roof: Original (10 years old), this needs to be inspected. 
 
This summary will also be posted onto my website shortly, you can also visit my website www.myusasset.com for other information. 

Thomas Su
Realtor
Keller Williams Realty
(469) 347 1839

Analysis – 700 Richmond Dr McKinney

Hi All

I went to this property today, although it is well maintained and updated, I do feel price is a bit on higher side. That said, this area is selling like hot cakes (See Attached).
Inline image 1
See Photos
Analysis
1. Price – Looks like neighboring properties were sold more around $120 to $125 range, 1 was sold around $129, and one very small one was sold for $147 per sqft range.
2. School – This is in Prosper ISD – McKinney cuts into McKinney/Frisco/Plano/Prosper ISDs.
3. Rating – School rating is pretty good here, 9 out of 10
 
4. Rental – This has not been a strong rental market yet, most were leased out at around $1650 range to $1700 range, I will try to list at around $1800 range to test the market – as there were also very few properties rented out, so it depends what tenants are willing to pay.
 
5. Location – This is a bit further away from the main “McKinney” area, Prosper is a fast growing area, and families here go to work either in McKinney, Frisco, Plano, and nowadays, as Northern part of metroplex is also picking up, some families do work in Sherman as well.
 
6. 4 Bedrooms – As you know, I like 1-story, 4 bedroom properties – they do sell at premium, so it is likely this one will sell at listing price, and possibly even higher. 
 
7. Condition – Mostly updated, they did foundation repairs in the past and warranty will be transferred. Roof age was not disclosed. 

Property Idea: 803 Wateka Way Richardson

This is a recent remodelled move-in ready property in Richardson that attends JJ Pearce Area, its garage has been converted into a 2nd living room, it has very spacious lot in the backyard and it’s very clean.

2016-02-10 08.35.14 2016-02-10 08.37.51 2016-02-10 08.38.30

OUR PHOTOS

https://www.dropbox.com/sh/e2sm8ln8y3feebk/AAC2uGOrU0rAC-65onA16yRta?dl=0

Agents Comments 2-10-2016

Area: This is what I call as Up and Coming Richardson Area. This area goes to Greenwood, Richardson North and JJ Pearce High School. This area underwent notable growth last 2 years as both JJ Pearce and Richardson High School consistently perform well, and this location is also eligible for Richardson West Magnet Middle School, one of the fast rising schools in Richardson School District.

Neighborhood: In the past, this area was a bit of mixed area, but almost all properties sold recent months were well above $160,000, and we also start to see properties sold above $200,000.

About This Property: This property had been on market for a while – more than 90 days on the market, and it is the only property available in this area at moment.

Layout: This is a 1-garage converted property, the original garage is estimated around 200 sq.ft, so the pre-conversion size is roughly 1250 sq.ft. The garage is converted into a decent sized living room – which maybe potentially converted into a 4th bedroom (but no windows), it is more designed as a 2nd living area.

Condition: The condition of the property is good – it is fully updated with new flooring, paint and blinds. Kitchen appliances have also been updated.

Pros and Cons Analysis

Pros

  1. Condition: Property condition is considered as move-in ready condition, very few items need to be repaired.
  2. Layout: 3 good sized bedrooms, better than most properties in this area (which tend to have smaller bedrooms).
  3. Yard: Backyard is a very nice sized backyard, one of the biggest lots we have seen in this subdivision.
  4. No big trees – some big trees were removed, Richardson is known to have big trees which create foundation issues.

Cons

  1. No garage space – most properties on this street does have garage, so I think this is a disadvantage.
  2. Kitchen size – kitchen size is kind of small and no formal dining area, just a breakfast area.
  3. Laundry and 2nd living area – I think these rooms can be utilized, laundry is bigger than usual laundry and could be utilized as 2nd bathroom
  4. Master bathroom is just a toilet, no shower area.

Possible Improvements

  1. Trees along fences – the joining fence still have 3 or 4 big trees – 1 particular tree has grown and pressuring the fence.
  2. Laundry – The laundry is really big and good size – they put in a fridge there right now – this laundry is sufficient to have a shower area or a toilet there if it helps – this is just an idea.
  3. Some light fixtures – I will probably add a light in living room, right now it’s just plug-in switch floor lamps, no wires on ceiling.

Description

Category: Residential Type: RES-Single Family
Area: 23/1 Also for Lease: N Lst $ / SqFt: $134.21
Subdv: Richardson Heights 12 Lease MLS#:
County: Dallas Lake Name:
Parcel ID: 42174501340150000 Plan Dvlpmnt:
Lot: 15 Block: 134
Legal: RICHARDSON HEIGHTS 12 BLK 134 LOT 15 VOL87211/2240
Multi Prcl: No MUD Dst:No Unexempt Taxes: $3,057
Bedrooms: 3 Tot Baths: 1.1 Liv Areas: 2 Stories: 1
Fireplaces: 0 Full Baths: 1 Dining Areas: 1 Pool: No
Sec Sys: No Half Baths: 1
SqFt: 1,479 / Appraiser Appraiser Name: Randy Bulloch Hdcp Am: No
# Gar Spaces: 0 Cvrd Park: 0
# Carprt Spcs: 0 Garage Size: 0 x 0 Yr Built: 1962 / Preowned
Acres: 0.176 Lot Dimen: Will Subdiv: No
HOA: None HOA Dues:
HOA Co: HOA Co.Phone:
Accessory Unit: Accessory Unit Type:
School Dist: Richardson ISD
Elementary School: Greenwood Middle School: High School: Pearce
Primary School: Intermediate School: Junior High School: Richardsno

**Important Disclaimer**  This is not our listing, we are buyers’ agents, we represent buyers to purchase properties in Texas.

About Thomas Su Group

Thomas Su Group is licensed through Keller Williams Preston Road Dallas office. Thomas Su Group specializes in helping international and interstate investors buying in Dallas areas. Its clients include investors from Australia, Canada, China, Hong Kong, Taiwan, Great Britain, Saudi Arabia, Latin America and India. We have also helped interstate clients from California, New York, Illinois, Florida and Georgia.

PLEASE CONTACT US IF YOU ARE INTERESTED IN BUYING OR LISTING PROPERTIES IN DALLAS, TEXAS

Thomas Su – Realtor (English & Chinese)

Thomas Su Group

Keller Williams Realty Preston Road

Email: rwp1688@gmail.com

Phone: (469) 347 1839

 

Denise Gonzalez-Rubio (English & Spanish)

Realtor

Keller Williams Realty Preston Road

Email: denisegrubio@kw.com

Phone: (972) 786 6198

 

Property Idea – 607 Town Home Ln Richardson

607 Towne House Ln

$144,500

3 Bed

2.5 Bath

1,817 Sq Ft

MLS LINK: Click here.

Pictures: http://bit.ly/607townehouse

This is an area located in Richardson, this area has spacious bedrooms, large bathrooms, the community has its own amenities, it is a HOA community.

Key Summary

 

Very well maintained home.

Wood like floors throughout first floor.

Great layout.

Separate vanity in master bedroom.

Good neighborhood, close to elementary schools.

Close to grocery stores and restaurants.

 

This property backs into a railroad track, not sure how noisy it is or how often trains go by.

No garage but it does have covered parking spaces.

 

Disclaimer: We are not listing agents of this property.

 

If you are interested in this property, please contact us:

 

Thomas Su – Realtor (English & Chinese)

Thomas Su Group

Keller Williams Realty Preston Road

Email: rwp1688@gmail.com

Phone: (469) 347 1839

 

Denise Gonzalez-Rubio (English & Spanish)

Realtor

Keller Williams Realty Preston Road

Email: denisegrubio@kw.com