Category Archives: Texas Properties

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Notes on 1410 Cowtown Dr Mansfield TX

This is for 1410 Cowtown Dr Mansfield…These are my notes, I am doing a lot of deals for investors in Mansfield area and this is one of the properties I like today. 
 

I went to see this propertyon 8-7-2016, it is a very nice subdivision and nice neighborhood, attending Annette Perry Elementary Schoo.

KEY POINTS
1. Remington Ranch subdivision is a very nice upscale subdivision
2. A lot of properties in this are are larger and 2-story homes
3. This area has many families moving here because of the schools and neighborhood. 
4. 4 bedrooms – which is a bonus point
5. Nice maintained backyard
6. Master bedroom at back of property – more private
 
MLS LINK
Click here.VIDEO – Using Garri App, this is quite a good app to use to see videos.

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Dallas Area Profile – JJ Pearce Subdivision

This is our weekly area analysis on subdivisions in Dallas Metroplex. We will look at JJ Pearce Subdivision this week.

Subdivision Name: JJ Pearce 

City: Richardson, TX 75080

Area Description

JJ Pearce Subdivision is based on City of Richardson, zipcode is 75080. This is a well established neighborhood of Richardson with long history. The area is well known for JJ Pearce High School which is inside the subdivision, the main streets are Coit Rd and Campbell Rd. It is also with short commuting distance to University of Texas Dallas (UTD). Its elementary school is Mohawk Elementary and its Middle School is assigned to Richardson North, though many students also attend Richardson West, which is a Magnet middle school.

This area is conveniently located, within walking distance to many grocery stores, the neighborhood has many parks and community areas and it is one of the fastest growing area in Richardson due to large number of families looking to move here.

Opportunities

Most properties here were built in 1970s and some in 1960s. Current inventory is very low, only few properties are sold each year as most families tend to stay here for long term. The primary reason for residents considering selling is downsizing. You get to see opportunities every now and then, but most properties were sold within 7 days once they hit on the market. Sometimes you see properties that require renovations, these would represent opportunities to get into hot neighborhood. Typical property price is between $300,000 to $400,000. This is becoming a very popular area for newly arrived families, recent transactions were sold to Californians, New Yorkers, Chinese, Indians, Canadians and Australians.

Improvement Thoughts..

As this is a well established neighborhood, some properties have very mature trees which have big roots and tree limbs.Tree roots are potential hazard for foundation issues and they need to be taken care of. This is a common problem in older areas around Dallas. It is always a good idea to do a camera plumbing test to see if the roots have damaged sewer lines.

Most properties here had replaced their roof already, it is always a good idea to check with seller when their roof was last replaced, this is not usually shown in Sellers Disclosure Notice as it maybe replaced by the previous owner but not by the current owner.

Properties in this area tend to be decent size – many are over 2500 sq.ft, some had converted their patio areas into 2nd living room or connect to existing living room. Bedrooms are usually spacious and many properties have 3 bathrooms, double garage is common in this neighborhood, some properties also have 2nd living room which many families use it as study these days.

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Thomas Su Group – Dallas Property Ideas – 2-17-2016

Our team went to Mesquite today to check out a few – there are some interesting ideas for all of you.
A) 1118 Tulip Trail Mesquite
LP: $129,900
Layout: 3/2/2
Condition: Move In Condition
Status: New Listing
Size: 1,325 sq.ft
Inline image 1
This is the best one out of all the properties I had checked today. The property is a 3 bedroom, 2 bathroom property, also move-in ready condition. 
 
Pros
1. Attached garage (2 garages) – which is an advantage as some properties don’t have garage.
2. No cracks on driveway as first one
3. This neighborhood is getting expensive – I sold 3 properties around here recently
4. I do like the layout
5. Backyard looks clean
 
Cons
1. Fence probably needs some repairs eventually
2. This area is an interestong area – these streets have really nice properties comparable to this, but a few streets down – property price tend to be lower as they tend to be lower price – so depending on the direction you drive through, you could see a mix of different properties.
3. I thought the kitchen is kind of really tiny
MLS LINK
Click here.

DROPBOX LINK

https://www.dropbox.com/sh/63xqbbj83xrkrrv/AADOUhgvkx4uC1mSCO6ZaypTa?dl=0

B) 2623 Brenda Dr Mesquite
 
Inline image 2
LP: $129,900
Layout: 3/2/2 (Master Bathroom is small)
Size: 1,274 sq.ft
Condition: Move In Condition
 
Analysis
 
Location: Near Mesquite Valley Park, nice creek / park just around the corner – this is the northern side of Mesquite, closer to downtown, commuting distance is around 10 to 12 minutes to downtown. It is an older & established neighborhood – it’s mainly families with kids, a little bit mixed neighborhood, some properties are smaller…lots of big trees because this subdivision is older.
 
MLS LISTING
Click here.

DROPBOX 

Pros
1. Interior is really well maintained – laminate floor, new kitchen and NEW WINDOWS
2. Layout is simple and flows well, appear bigger than its size
3. 3 proper size bedrooms
4. Yard is a decent size
5. I do like the Park / Creek walk feeling
Cons
1. As you can see – driveway is cracked – this driveway seems to be NEVER REPAIRED, though the parking is at back
2. Garage is a detached garage – you have go out to backyard to go to garage – this is common in this area though
3. The backyard is kind of subdivided, the current owner has 4 or 5 dogs, they separate big and small dogs to 2 areas, I think it needs to be reconfigured somehow
4. Fence needs to be repaired
C) 1414 Springwood Dr Mesquite – Fixer Upper
 
Inline image 3
 
LP: $129,000
Layout: 4/2.1/2
Size:1924 sq.ft
Condition: Fixer Upper
Analysis: 1924sq.ft, sought-after Creek Crossing subdivision, this property is priced way below market price, but it needs significant foundation works – my Dropbox photos will show details of where all the cracks are.
It is back on market within 24 hours after it accepted an offer – probably due to works required. The layout of the property is very nice, all rooms are spacious with natural lights. Foundation cracks seem to be concentrated in the middle section (stariways), we went in to have a very detailed look, it is difficult to see which side is lower, as it seems there are 2 or 3 sides lower which pushes up the middle section. With this condition, this will be an interesting play – but significant foundation work is required.
MLS LINK
Click here.
DropBox Folder
D) 1419 Uvalde Dr Mesquite – Fixer Upper
Inline image 4
 
LP: $164,900
Layout: 3/2/2 (also 2 living rooms and 2 dining rooms) one of the living rooms can be used as 4th bedroom
Sq.ft: 1795 sq.ft
Condition: Needs foundation works
 
Analysis:
Poteet High School location, this area is highly-sought after, with many properties above $100 per sq.ft now. This property is spacious, but requires foundation works too. My camera didn’t work at the time, so the MLS photos may not show very clear.
Foundation cracks and movements are visible in the front rooms, along a number of walls and an interior wall, however, the backside does not appear as significant – it feels the house is shifting to the front as 2 walls in one of the bedroom seems to be lifting up.
The overall property (interior wise) is pretty good, good layout, large rooms, really nice kitchen and dining area, and is within walking distance to elementary school. This is a “Fixer Upper Project” mainly foundation works, and patch up cracks and reseal the gaps, but also replace tiles and some painting.
MLS LINK
NOTE: These properties are not our listings, we can help buyers to purchase these properties mentioned in our Daily Alerts.
NOTE: You receive this e-mail through our previous introduction, relationship or you had expressed interest in Dallas properties, if you wish to be removed from the Daily Email, please contact us and we will remove you from our database.
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Dallas Property Ideas – 2-15-2016

Please find below our Daily Dallas Property Ideas – for those new to this list. We pick a Feature Property everyday, and you can also click on the LINK to see more ideas.
Plano Ideas
Feature Property: 3503 Hillride Dr Plano
LP: $175,000
Layout: 3/2/2
Condition: Move In Ready
Size: 1,428 sq.ft
Area: Popular area in East Plano area, many retail stores had moved here including H-Mart (Asian Grocery), Fiesta (Mexican) and it is close to State Far HQ, George Bush Turnpike – the area next to George Bush Turnkpike is now major hub for insurance HQs and IT companies.

Inline image 1

See Below For More Plano Ideas For Today
Garland Ideas
Feature Property: 701 Pleasant Valley Rd, Garland
LP: $115,000
Layout: 3/1/1 (Only 1 bathroom)
Condition: It is updated, but some parts of kitchen are not updated.
Size: 1,288 sq.ft
Area: Star Crest Estate is an interesting area, it is becoming popular as Fire Wheel Mall has been expanding (Stage 2 and Stage 3), and this is also close to George Bush Turnpike. Property has been on market for 64 days, price is likely negotiable.
Inline image 2
See Below for More Garland Properties For Today
Mesquite Ideas
 
Feature Property: 2218 Bamboo St Mesquite
LP: $122,500
Condition: Good – No carpet, tiles & laminate floor
Size: 3/2/1 (Single garage only)
Area: Moderate – medium rated area, convenient to highways and shopping centers.
Inline image 3
See Other Property Ideas in Mesquite
Rowlett Ideas
 
Feature Property: 2705 Kyle Rd Rowlett
LP: $113,000
Condition: REO – needs updates inside, needs to check on foundation.
Size: 3/2/2
Area: On mainland side, not on peninsula side, close to Miller Road and Rowlett Rd.
NOTE: This is a REO property, it is not open to investors until First Look initiative expires.
Inline image 4
See Other Property Ideas in Rowlett
Please contact us if you are interested to know more about any of our property ideas.
Realtor partners – please contact us if you have clients relocating or investing in Dallas Fort Worth markets, we love to work with you.
PLEASE CONTACT US IF YOU DO NOT WISH TO RECEIVE ANYMORE EMAILS FROM US.
Thomas Su
Team Leader – Thomas Su Group
Keller Williams Realty

 

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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

 

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Investment Blog – Dallas Real Estate Investment – Foreign Nationals Portfolio Refinancing Strategy

Dallas Investment Strategy Blog

We will talk about portfolio and refinancing strategy for foreign nationals briefly. I have quite a large number of international investors who are investing in Dallas. These are what they normally do as many of them invest in multiple properties.

Step 1: Buy with cash or with loans obtained overseas

For instance, I have clients who refinanced their properties in Australia and Canada, then invest several properties in Dallas first using the funds from their home country.

Step 2: Improve the properties

They will then improve the properties through repairs and renovations.

Step 3: Lease out properties

They will then lease out these properties as soon as possible through property management company.

Step 4: Refinance once properties are leased out

There are several lenders that do provide loans to foreign nationals owned LLCs or foreign national investors, one of the criteria is portfolio must be maintained at around 80% to 90% occupancy rate, and LTV is usually between 50% to 70%.

Step 5: Use proceeds (Cashout) refinanced portion and buy more properties

They then reinvest the proceeds into the property market – these are usually Term Loans so interest will start from the day the loan is closed, so there is an urgency to produce more cashflow and not waiting around.

Step 6: Repeat the same process and expand the portfolio

They will repeat the process and expand the portfolio further – typically, my clients do diversify their properties, so they will use the funds to acquire more properties in different areas or in some cases, diversify into different types of assets as well.

PLEASE CONTACT US IF YOU NEED MORE INFORMATION
Thomas Su – Realtor (English & Chinese)
Thomas Su Group
Keller Williams Realty Preston Road
Denise Gonzalez-Rubio (English & Spanish)
Realtor
Keller Williams Realty Preston Road
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Daily Dallas Property Ideas – 2-12-2016

This is our new daily property ideas Email – we will send out daily ideas from now on including Feature Property Ideas – you will also receive our weekly newsletters which will cover area analysis, portfolio strategies and renovation ideas. We will feature different properties in various areas depending on what’s new on market.Please contac us if you would like more information about any of the properties we sent you.
PLEASE CONTACT US IF YOU WANT US TO ADD YOU TO THIS DAILY ALERT
Feature Property Ideas
2 Yale Circle Richardson – REO property in Richardson Area – Yale Area – LP$177,900, just dropped by $20,000
KEY POINTS:
1. LOCATION!
2. LAYOUT
3. SIZE!
 
Inline image 3
We visisted this proeprty yesterday, it is in neighborhood that attends Yale and Dartmouth Elementary school areas, it is a REO property (Bank of America), spacious, needs some repairs inside, but generally speaking, the repairs required are mostly cosmetic and updates. 3 bathrooms, and 3 living rooms and 2 living rooms – the 2nd living room has a wet bar area. This one is a good value-play as this area is a very HOT area, fix it up and hold it for long term, many properties in this area are already above $200,000.
DropBox Link
Garland Daily Ideas
Garland Daily Ideas – 2-12-2016
Feature Property: 2338 Glenbrook Meadows Dr Garland
Listing Price: $145,000
This is a 4 bedroom, 2,249 sq.ft property, it is in desirable Glenbrook Meadows neighborhood, this subdivision is convenient to many locations and a desirable area for many families. This is a good investment opportunity as fully updated properties are above $190,000 or even $200,000 in some cases.
See Below for Full Link to MLS
Inline image 1
OTHER GARLAND OPPORTUNITIES
Rowlett Daily Ideas – 2-12-2016
 
A number of properties came out in Rowlett areas recently, here are 2 ideas we had been looking at – we will be heading back there to check out more.
Feature Properties:
1. REO  Opportunity**2705 Kyle Rd (REO Properties, need new paints and flooring, may need to update the bathrooms)
2. 3313 Ardis Dr (Back on market, larger home with 2245 sqft, beautiful 1978 house, fully updated, must submit the offer by 2/14/2016) – This is one of largest properties in the area.

To view these listings
Click here.

Mesquite Daily Ideas – 2-12-2016
 
Mesquite has some new listings just came up, it is starting to attract a lot of buyers moving here over past 6 months. New developments in Mesquite are now sold for over $200,000, this area is already popular for many of our clients, and it’s one of the areas to watch. We will be there checking out many properties this week.
 
To View these listings
Yield Ideas – 2-12-2016
 
1441 Shorecrest Garland
 
Inline image 1Inline image 2Inline image 3
1018 sq.ft, fully updated property in Garland. This type of property can normally achieve higher yield – typically around $900 to $1050 per month depending on the condition, this one is in fairly good condition. In this market, smaller properties are generating higher yield. This property is currently asking for $99,000 but has been on market for over 107 days.
Information About This Property
 
PLEASE CONTACT US IF YOU NEED MORE INFORMATION
Thomas Su – Realtor (English & Chinese)
Thomas Su Group
Keller Williams Realty Preston Road
Denise Gonzalez-Rubio (English & Spanish)
Realtor
Keller Williams Realty Preston Road
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Property Idea – 2 Yale Circle Richardson, TX

We went to check out this property in Richardson recently – it is a REO property, this is in a sought after area of Richardson. Nice leafy neighborhood, close distance to schools.

2016-02-10 08.01.29 2016-02-10 08.05.45 2016-02-10 08.06.46

Area: This is a good area of Richardson, this property is very close to elementary school (walking distance), it’s in a cul-de-sac, most properties are sold above $110 to $120 per sq.ft. This is an upcoming neighborhood of North Richardson because of Yale and Dartmouth Elementary are highly rated.

Neighborhood: Off Yale Blvd, this cul-de-sac has less than 10 properties, and all are custom homes, seems like a very nice neighborhood.

Layout: Almost 2,000 sq.ft, open space living room (1), 2nd living room is kind of at back of kitchen with wet-bar, it is like a family room or can be used as a 4th bedroom (but has a wet-bar). Uncommon to see properties have 2 living rooms in this area anymore.

Pros and Cons

Pros: 1. Layout – Good layout, spacious rooms throughout the property
2. Flooring – Most flooring have been changed (laminate flooring and tiles), the only rooms require to change are carpets – living room and bedrooms.
3. Lighting – Natural lights in most rooms, feel warm and nice.
4. Bathroom sizes – both master and main bathrooms are good sized bathrooms, there is also a hallway toilet off the kitchen.
5. HVAC – AC Condenser looks new and furnace working when I was there at 68F, HVAC unit also seems OK, suggest to service the unit.
6. Termite Inspection – There is a report there that it was done recently.
7. Roof Condition – Roof looks in acceptable condition
8. Backyard – Good sized backyard, and with a deck as well
9. Fireplace – Looks like a brand new fireplace with bricks – really nice look.

Cons
1. Foundation Cracks – some visible cracks on the left side of the property (outside 2nd living room and some near kitchen area)
2. Dips in dining area -tiles show a visible slope/grade in the breakfast areas, but there are no cracks on tiles and walls – this could be due to bad tiling or could be foundation – foundation check is required during inspection.
3. Bathrooms look outdate – the master bathroom looks outdated and just a shower area with no bath-tub, the shower area may need to be replaced.
4. Fence side gate collapsed – it has collapsed but this is an easy repair.
5. Kitchen Appliances – They look outdated and may need to be replaced

DropBox Link

https://www.dropbox.com/sh/gh5tw3nkehh339q/AADUON-DTgS-hPpL39mATPNfa?dl=0

Video Link

https://www.dropbox.com/s/an4pqdgxs8xbm9j/2016-02-10%2014.15.26.mp4?dl=0

**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

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Investment Strategy in Dallas – Portfolio Investors – Case Study – Part 2

This is our 2nd part of Case Studies on our investors – our Team has helped investors from various countries and states and local investors in building up their investment portfolio in U.S.

Case Study: Local Investor

This is a local investor who is testing the market in Dallas for the first time and using bridge loan initially to learn how the system and process works

Property 1: A condo in Garland, this was a REO property (Fannie Mae), it was purchased at $35,000 and it went through extensive renovation. Property was leased out and eventually the bridge loan was refinanced with a conventional loan to take out the bridge loan.

Property 2: A townhome in Garland, using a similar strategy – this was also a REO property (HomeSteps), it was purchased at $35,000 below market price then went through $20,000 renovation. It was not an easy renovation as there were some water issues but they were all fixed in the end. Subsequently, this property turns out to be within 5 minutes to “Insurance Corridor” of Dallas, and it was leased out to an employee who works for State Farm in the new State Farm HQ. This area then went through growth due to a number of new companies moved their HQs here, apart from State Farm, Progressive, United Healthcare, BlueCross and Raytheon had all moved into areas within 5 to 7 minutes commuting time.

Property 3: A property in Mesquite. Interestingly, the tenant was going to buy this property initially but financing fell for the tenant. This was then subsequently sold to my client with a condition tenant to remain in the property. The tenant resigned the lease, and increased the rent by $50 per month. The property turned out to be relatively maintenance free property as the tenants had been there for 6 years and had treated the property like their own home.

Case Study: Investor from China – Growth Seeker

This client is a bit different as she is going after growth only and yield is considered as 2nd priority. With this in mind, she is only seeking properties that are in good school areas with higher growth expectation. I explained the strategy to her that she is unlikely to make a strong cashflow if she purchases properties that are in high $200,000 even $300,000. I designed a strategy for her to include a property in Plano, Highland Parks and Richardson.

Property 1: Plano – she bought a $335,000 property in Plano, this is a large, 2-story, 5 bedroom home, this area is well known for elementary and middle schools.

Property 2: Richardson – I picked a property under $300,000 in JJ Pearce subdivision, one of the best neighborhoods in Richardson as JJ Pearce is well recognized as one of the best high schools in the U.S. This property turned out to be best peforming property, its value jumped 20% within 12 months due to further rising reputation of school and also lack of inventory in this neighborhood.

Property 3: A Condo right by SMU – This was a long term play, this property was bought for $245,000, with 3 bedrooms and each room was leased out to individual student separately.

Case Study: Investor from China – Growth Seeker

The client above also referred her best friend to me who wishes to build a similar strategy with similar goal in mind. I helped her in purchasing 3 properties with a bit of different strategy.

Property 1: This is in zipcode 75248 which goes to a very good elementary school – this property is an older property and needs some repainting, but the appreciation was amazing, it went up by more than 10% in just 12 months time due to lack of properties available in this area.

Property 2: This client then wants some cashflow so I helped her in buying a smaller home in Ohio which provides $675 a month in rent.

Property 3: The client then went ahead and purchased a property in Garland for $150,000, this property is more for a balanced portfolio.

So overall, this client has a property in Growth oriented, balanced and yield oriented which provides a very balanced portfolio.

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

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Dallas Investment Strategy 2 – Building a balanced portfolio – Case Studies Part 1

I have helped many clients in building a portfolio in the U.S. – something many interstate and international investors can never imagine. Some of my investors came from expensive housing markets such as Australia, China or Japan. It is beyond many investors’ imagination they can actually build a “portfolio”.

Let’s walk through some case studies to illustrate how some of my investors had done.

Investor 1: Australia/Hong Kong

She is around 40 years old, her focus are to build a stable cashflowing portfolio that she can transfer to her kids when they reach college age. She has $500,000 to invest, I designed a portfolio for her as income is the No.1 factor followed by risk diversification.

Property 1: A duplex in Garland which produces double income for her each month

Property 2: A smaller property (bought it for less than $70,000) and produces $950 a month

Property 3: A property in Ohio for less than $30,000 and she was getting $600 a month

Property 4: Another property in Ohio but in a more upscale market, this was over $50,000 but she was getting over $750 a month

Investor 2: Australian Investor

This is a professional investor who has already bought several properties in the U.S., he is using his retirement funds (superannuation) to invest in U.S. properties, income was primary the goal but later on, he changed his strategy to appreciation as Dallas is showing much faster growth.

Property 1: A nice 3 bedroom home in Garland that requires painting and flooring, property value increased by $25,000 after these improvements

Property 2: A smaller fixer upper property for growth in Plano

Property 3: A smaller, higher yield property in Mesquite

The Growth & Yield portfolio is 60% (Growth) and 40% (Yield). The main growth comes from Plano property as that property was initially neglected but in a good school district – it is expecting 7% growth each year, and it is already above $200,000.

The 2nd phase of this portfolio is through refinancing and use the fund to make other purchases.

Investor 3: Australian Investor 

This investor needs to build up a portfolio within 12 months, he is a very experienced investor and not scared about the risk. He has a line of credit from a lender called Colony American Finance which provided him $500,000 line, and able to provide up to 75% loan. The strategy was to seek value-plays, properties that require repairs including foundation. He was able to utilize the $500,000 and built into $1.2m portfolio.

Property 1: (Growth) A property in Garland, it was smelly, dark and with terrible paint and carpet – the whole property was updated and re-appraised and increased by $15,000 immediately after repairs.

Property 2: (Growth) A property in Rowlett – this was a bank foreclosure property, it was a previous David Weekly custom home with nice layout but it was vacant for over 12 months. Major repairs were done including flooring, new fence, roof and painting – the property added $25,000 and appraised for over $185,000 after these repairs.

Property 3: (Yield) A property in Mesquite – By utilizing growth in values, Colony American Finance provided cashout on the portfolio, and this investor was able to buy a smaller property for $75,000, tenant signed a 2-year lease @ $900 per month, this is purely focused on yield.

Property 4: (Yield) A property in Mesquite – Another property was purchased in Mesquite, new flooring were done to improve the appeal of the property, this property is generating 12% yield for the portfolio, and appraisal showed an increase of $10,000 immediately after renovations.

Property 5: (Yield) A property in Ohio – Another property was added in Ohio for the yield, this property produced $750 a month and produced a gross yield of 18%, this rent was used primarily to offset interest cost.

Property 6: (Yield) Property in Ohio – A 2nd property was included for the yield purpose which produced $750 a month as well – and this also was used to offset interest cost.

The strategy here is to use the rent in Ohio to pay for 65% of the interest, and 1 property in Ohio to pay for the remaining interest. While the rest of properties in Texas have lower yield, they have higher appreciation rate. The overall return per year (Growth + Income) is therefore set at around 15% IRR for the portfolio.

Investor 4: A Canadian Investor

This investor has borrowed $1,000,000 in Canada at average rate @ 2.5%. He was able to use the funds to expand into U.S. properties – his 12 years plan was “Acquire – Improve – Refinance” – as Canadian dollar had fallen last 12 months, he was able to capital growth in property value and exchange rate concurrently. I designed a portfolio for him into 3 phases, he just recently cashed out 50% of his portfolio in the U.S. with a bank that provided loans to foreign nationals. As he bought quite a few properties, I will break them into 2 part:

Part 1: Growth Seeking (4 properties)

  1. 1 x Property in Plano area near State Farm HQ, and this property has been appreciating by 7% a year.
  2. 1 x Property in North Garland area near the new Firewheel Mall areas, this area is becoming very popular due to convenience.
  3. 1 x Property in Garland that had added 2nd story which turns into a 2,200 sq.ft home, and this area is now valued at $100 per sq.ft or above
  4. 1 x Property in North Mesquite attending Horn high school area which is becoming popular because of convenience and distance to downtown

Part 2: Income Seeking (4 properties)

  1. Property in East Plano – Small, no garage but produces a great yield above 13%, it’s a small 1050 sq.ft 3 bedroom home.
  2. Property in Mesquite – Small, no garage but produces 15% yield, $95,000 but rents out for $1200 a month “Small is beautiful”
  3. Foreclosure property in Plano – This property needed works, but it turned out to be nice cashflowing property for him in Plano.
  4. Foundation problems property in Rowlett – I was able to get this property for him for $18,000 less as it needs foundation repairs which costed $6500 in the end, he was able to get $1500 per month on this property.

More Case Studies to Follow Next…

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