1 Nick krautter, pc Principal Broker 2013 Real Estate Report Portland, OR Market Trends Unique Benefits Distressed Properties Positive Leverage Your real estate team Current Opportunities SellPDX.com
2 Market Trends Residential: The top story of 2012 was the market hitting a bottom in March of 2012 and starting the long awaited recovery. Interest rates also dropped to historic lows creating a new high in affordability. The Portland metro area is up 5% year over year according to the Case/Shiller index this includes Clark County in WA. According to RMLS Multnomah County is flat which might be signaling a bottom in the market. The latest report is for October 2012 and I expect the increases to continue when December reports come out. Apartment vacancy is at 4% and due to the rising rents new construction is set to deliver 4,000 new units in 2013 and 4,000 more in This should level out rents and move vacancy up a few points but after years of almost no building there is still high demand. Commercial: Cap rates have actually gone down on Class A properties but they are being bought primarily by REITs and other institutional investors. Smaller local properties under the 5 million dollar mark are offering much higher returns to attract local buyers. Apartment cap rates have also dropped and rising rents are increasing apartment prices as well. Portland Market Summary Change New listings 34,084 32, % Closed sales 19,682 23, % Inventory (in months) % Average sale $ $263,300 $275, % Median sale $ $221,000 $235, % Average days on market %
3 inventory PORTLAND REAL ESTATE INVENTORY REPORT January 2, 2013 Almost Nothing Available The low inventory numbers are holding across the board which is making Portland a severe seller s market again. Now in the midst of winter the number of new listings is starting to wane while buyer activity remains strong. This should keep inventories low into the spring. DETACHED HOMES CONDOS ZIP/NEIGHBORHOOD INVENTORY (months) ZIP INVENTORY (months) Ladds/Hawthorne 1.1 months months Arbor Lodge/Kenton 1.6 months months Sellwood/Eastmoreland 0.9 months months West Hills/Goose Hollow 2.2 months months Irvington/Grant Park 1.0 months months St. Johns 1.9 months months Piedmont/Concordia 1.1 months months East & West Cully 1.7 months months Overlook 0.4 months months Rose City Park/Hollywood 1.3 months months Foster/Powell/Brentwood 1.1 months months Kerns/Laurelhurst 1.6 months months Nob Hill/NW 3.9 months months Multnomah Village/SW 3.1 months Downtown 5.8 months Gresham 2.6 months Happy Valley 4.3 months Beaverton 1.5 months Vancouver 2.7 months This localized home inventory report helps give context to the metro statistics that often make headlines. Real estate is a local affair and this report shows which parts of town and which types of properties are selling and which ones are sitting. Inventory is figured in months with 6 months being balanced, less than 6 months favoring sellers and more than 6 months favoring buyers. I use current active listings and 6 months of sold data from the RMLS to create this report. *For updated reports every month check
4 Sales volume PORTLAND SALES VOLUME REPORT January 10, 2013 Sales Volume Above Spring 2012 Numbers 672 homes were sold in Portland in December, down from 732 in November. This shows the sales peak for the metro area happened in August at close to 1,000 sales, which is later in the season than I would expect. Based on the continued low inventory of homes I expect sales to drop off slightly but pricing to hold or increase into the winter months. Wild cards: Fiscal Cliff is not over with Debt Ceiling talks in the next 4 weeks, continued low inventory. I m predicting around 600 closed sales in Portland (RMLS areas 141, 142, 143 & 148) in January. Seasonally speaking, average prices generally start to drop after the summer peak, bottoming out in winter. Units Sold Sales volume is a leading indicator for price. To help predict where the market is going I publish this sales volume trend report. The wisdom is that price follows volume so when you see a market trending higher in sales, prices will soon follow up and when sales volume is low, prices will stay flat or fall.
5 Unique Benefits 1. Leverage: You can use debt to acquire larger properties and increase your cash on cash return in properties with positive leverage. Residential: Up to 90% Loan to Value Commercial: Up to 75% LTV Apartments: Up to 80% LTV 2. Insurance: If it burns down you can rebuild it, often with income while rebuilding. 3. Depreciation: You can depreciate the value of the building over the course of 27.5 years for residential and 39 years for commercial. This helps shield income from taxes. Using cost segregation you can sometimes accelerate the amount you depreciate. 4. Income: You can rent the property and collect income. 5. Tax Deferral: Using a 1031 exchange you can defer taxes when trading like kind properties. That includes real estate in the USA held for business or investment purposes.
6 Distressed Properties For the last few years you have been hearing about distressed properties. But what does that really mean to you as an investor? REO (aka) Bank Owned: 1. Condition: Many REO [real estate owned by a bank] properties are in pretty tough shape. They almost always have the water and heat turned off so do not expect a warm fuzzy feeling when looking at an REO. These houses might also have fixtures and appliances missing so factor that in to what you are willing to spend. 2. Disclosure: Banks are exempt from giving the buyer a property disclosure. Make sure you get a thorough inspection of the property. 3. Shorter inspections and higher costs: To inspect a home you need the utilities on and that cost is passed on to the buyer with most REOs. 4. Financing: Some banks offer financing deals on REOs but many don t treat these any differently. If you are using a loan make sure there are not broken windows or holes in walls this will cause problems with an appraisal unless you are getting a rehab loan. 5. Look at everything: Just because it says REO does not mean it is the best deal look at all available properties before making a decision.
7 Distressed Properties Short Sales: A short sale is where a lender agrees to let a seller sell their home for less than what is owed on the property. That is the basic idea but the reality is more complicated and the process often times takes quite a bit longer than a traditional 30 day close. Expect days for a response from the lender and accept that many short sales end up in foreclosure even if they receive offers. Patience is the name of the game. Many banks also try to put restrictions on what you can do with the property once you own it, so make sure to carefully review all contracts.
8 Positive Leverage One of the main reasons to use debt is to create positive leverage. Positive leverage exists when the cost of money [your interest rate on your loan] is lower than the return on your investment. This is also known as a cash on cash return. Your cash on cash return is calculated by dividing the income by the investment. Example: You buy a $500,000 apartment with a 7% return. Scenario #1: Pay Cash: Your cash on cash return is the same as the return on investment, 7%. $500,000 invested, $35,000 annual income = 7% In scenarios #2 and #3, the interest rate on a loan is 4% with a 30 year term. Scenario #2: 50% Down: Cash on cash return goes to 10% $250,000 invested, $25,000 annual income = 10% Scenario #3: 25% Down: Cash on cash return goes to 16% $125,000 invested, $20,000 annual income = 16% As you can see, using positive leverage in this current real world scenario can take a 7% return and more than double it to a 16% return.
9 Your real estate team Real Estate Broker: A good broker should be the main point of contact for your team. They need to know market trends and have a solid understanding of the continual changes in contracts, lending, disclosures, and types of inspections. When selling, your agent should have a current track record of success and use the latest tools and technology. To market my listings, I use HD video tours, a professional photographer and a listing syndicator which ensures that my listings are on nearly every website that deals in real estate. A good broker will help you sell quicker and identify good deals when buying. Lender: If you want to use leverage you need a lender or banker that can give you access to all the different lending programs. The speed at which these loan programs change is unbelievable so it is imperative that your lender be up to date on a weekly basis. Real Estate Attorney: A good attorney can help with contracts but also with the more difficult processes like easements, partnerships, LLC, syndicates, tenants in common and more. The more complicated and large the deals get the more you ll need a great attorney. CPA: Since there are huge tax benefits to owning real estate having a CPA that can help you take advantage of all of them will increase your ROI. Title Company: These companies insure the title and also can help identify properties that might not be listed. Property Management: Many investors love the idea of real estate but don t want to deal with calls from tenants and leasing properties. This is where a property manager can take a lot of the headaches out of owning real estate. Contractor: If you plan to buy a value add property you will need a good contractor to give you a realistic expectation on how much money and time it will take to get the property rentable. This knowledge is essential if you want to compare a fixer to a well maintained investment.
10 Current Opportunities In the time between 2004 and 2007 there was a manic nature to the market and many people were buying property on speculation that double digit increases in value would continue indefinitely. During the last 5 years the market has corrected to levels where affordability is at a sustainable pace. This is a good thing for the long term health of the market. The biggest opportunity in the market I see is still in apartments and residential rentals. The vacancy rate for apartments in Portland is at a very low 3% right now but expected to rise with 4,000 new units coming online in New construction is picking up but still behind the pace needed to supply the demand. Pricing has started to rise and many investors who have been waiting for the bottom are entering the market now. These property types give you the opportunity to buy real estate for its income return alone, completely disregarding appreciation as a reason to invest and still getting a fantastic return on investment. I had predicted last year that we would bottom out in 2012 and see roughly a 3% increase in prices. The reality is that prices have gone up more than expected and when we see Case/Shiller index numbers for December and January I feel like we ll be closer to 10% higher prices. Couple rising prices with stabilized rents and low interest rates and cash flows are very good right now. Historically real estate goes up about 3% a year and in this scenario a home would double in value in 24 years, about the same time the loan is almost paid off. Increases in rents are to be expected as well over this period putting you in a position of increased asset value, increased cash flow, and a lower loan to value ratio. Please consult with your CPA and attorney before making any investment decisions. Every person and company s situation is unique and this report is not intended to give, or be used for, any legal or tax advice.
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