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March 2, 2011 at 4:35 PM #673685March 6, 2011 at 9:12 PM #674053
NicMM
Participantsurveyor,
It seems you have quite some experience in purchasing and managing rental properties. I am curious in your opinion, what the price disparity should be among those almost identical (but being built in different years) units? Assuming three units within 2 miles distance, of same size, are built 30 years, 15 years and 5 years ago. Does it make sense if they price at $100k, $150K and $200k respectively? The numbers are all hypothetical here.
Does it make more economical sense to buy the oldest condo or house at about the same location?
NicMM
[quote=surveyor][quote=wanttobuy]As for out of state investment or out of SD investment, even if with the same amount of money, one can get a SFR instead of Cando, but if SD market is doing better overall, we could see the same level of return, right? Any thoughts?[/quote]
San Diego (and the major California cities) enjoy a very low vacancy rate among rentals, whether SFR or condos or multi-units. However, because of this, the price of units in San Diego is very high, usually around $150k or more per unit.
Other locations outside these markets tend to have a higher vacancy rate. However, their per unit cost is much lower than San Diego. Some areas can go for $50k per unit or even less. However, they are not high rental areas and so sometimes you will go several months with a vacancy.
For example, perhaps you will be able to get a San Diego SFR for around $250k or so. Maybe if you’re lucky you can get one for $180k. It will probably pencil out as an investment.
However, in other locations you can get a 4 unit for about $120k to about $200k. These 4 units are available in pretty major cities. Your vacancy rate in these properties would run to around 10%.
Other advantages of other markets? Well, if your San Diego rental goes vacant, you are out the complete mortgage payment (maybe $1000 a month). For the 4 unit, you will theoretically still have 1 to 3 tenants paying the bill. So maybe you’re not hurt as much.
My own situation, I’ve been lucky with the rentals in other markets except one. In the beginning, my South Carolina 4 unit had a vacancy for awhile, but only for the first year. After that it has been continually rented. I’ve had some tenants go but the property manager has been able to get it rented in less than a month. My Alabama 4 unit property has been more problematic, it’s had quite a few vacancies (once it had three vacancies). However, since it cost only $115k, the mortgage payment was not difficult to handle (about $700 without tax and insurance). The one market that has proven difficult to rent in is surprisingly Denver, which is a fairly major city, but it has been having deep economic problems for awhile now and there is intense competition for tenants in that market.
I’ve been sitting pat on my investments for awhile, mostly focusing on getting them to perform better. However, I no longer look at San Diego to invest in because a) that’s what everyone wants to do and b) I’d rather purchase a $100k 4 unit property than a $200k San Diego SFR.
Hope that helps.[/quote]
March 6, 2011 at 9:12 PM #674111Participantsurveyor,
It seems you have quite some experience in purchasing and managing rental properties. I am curious in your opinion, what the price disparity should be among those almost identical (but being built in different years) units? Assuming three units within 2 miles distance, of same size, are built 30 years, 15 years and 5 years ago. Does it make sense if they price at $100k, $150K and $200k respectively? The numbers are all hypothetical here.
Does it make more economical sense to buy the oldest condo or house at about the same location?
NicMM
[quote=surveyor][quote=wanttobuy]As for out of state investment or out of SD investment, even if with the same amount of money, one can get a SFR instead of Cando, but if SD market is doing better overall, we could see the same level of return, right? Any thoughts?[/quote]
San Diego (and the major California cities) enjoy a very low vacancy rate among rentals, whether SFR or condos or multi-units. However, because of this, the price of units in San Diego is very high, usually around $150k or more per unit.
Other locations outside these markets tend to have a higher vacancy rate. However, their per unit cost is much lower than San Diego. Some areas can go for $50k per unit or even less. However, they are not high rental areas and so sometimes you will go several months with a vacancy.
For example, perhaps you will be able to get a San Diego SFR for around $250k or so. Maybe if you’re lucky you can get one for $180k. It will probably pencil out as an investment.
However, in other locations you can get a 4 unit for about $120k to about $200k. These 4 units are available in pretty major cities. Your vacancy rate in these properties would run to around 10%.
Other advantages of other markets? Well, if your San Diego rental goes vacant, you are out the complete mortgage payment (maybe $1000 a month). For the 4 unit, you will theoretically still have 1 to 3 tenants paying the bill. So maybe you’re not hurt as much.
My own situation, I’ve been lucky with the rentals in other markets except one. In the beginning, my South Carolina 4 unit had a vacancy for awhile, but only for the first year. After that it has been continually rented. I’ve had some tenants go but the property manager has been able to get it rented in less than a month. My Alabama 4 unit property has been more problematic, it’s had quite a few vacancies (once it had three vacancies). However, since it cost only $115k, the mortgage payment was not difficult to handle (about $700 without tax and insurance). The one market that has proven difficult to rent in is surprisingly Denver, which is a fairly major city, but it has been having deep economic problems for awhile now and there is intense competition for tenants in that market.
I’ve been sitting pat on my investments for awhile, mostly focusing on getting them to perform better. However, I no longer look at San Diego to invest in because a) that’s what everyone wants to do and b) I’d rather purchase a $100k 4 unit property than a $200k San Diego SFR.
Hope that helps.[/quote]
March 6, 2011 at 9:12 PM #674722Participantsurveyor,
It seems you have quite some experience in purchasing and managing rental properties. I am curious in your opinion, what the price disparity should be among those almost identical (but being built in different years) units? Assuming three units within 2 miles distance, of same size, are built 30 years, 15 years and 5 years ago. Does it make sense if they price at $100k, $150K and $200k respectively? The numbers are all hypothetical here.
Does it make more economical sense to buy the oldest condo or house at about the same location?
NicMM
[quote=surveyor][quote=wanttobuy]As for out of state investment or out of SD investment, even if with the same amount of money, one can get a SFR instead of Cando, but if SD market is doing better overall, we could see the same level of return, right? Any thoughts?[/quote]
San Diego (and the major California cities) enjoy a very low vacancy rate among rentals, whether SFR or condos or multi-units. However, because of this, the price of units in San Diego is very high, usually around $150k or more per unit.
Other locations outside these markets tend to have a higher vacancy rate. However, their per unit cost is much lower than San Diego. Some areas can go for $50k per unit or even less. However, they are not high rental areas and so sometimes you will go several months with a vacancy.
For example, perhaps you will be able to get a San Diego SFR for around $250k or so. Maybe if you’re lucky you can get one for $180k. It will probably pencil out as an investment.
However, in other locations you can get a 4 unit for about $120k to about $200k. These 4 units are available in pretty major cities. Your vacancy rate in these properties would run to around 10%.
Other advantages of other markets? Well, if your San Diego rental goes vacant, you are out the complete mortgage payment (maybe $1000 a month). For the 4 unit, you will theoretically still have 1 to 3 tenants paying the bill. So maybe you’re not hurt as much.
My own situation, I’ve been lucky with the rentals in other markets except one. In the beginning, my South Carolina 4 unit had a vacancy for awhile, but only for the first year. After that it has been continually rented. I’ve had some tenants go but the property manager has been able to get it rented in less than a month. My Alabama 4 unit property has been more problematic, it’s had quite a few vacancies (once it had three vacancies). However, since it cost only $115k, the mortgage payment was not difficult to handle (about $700 without tax and insurance). The one market that has proven difficult to rent in is surprisingly Denver, which is a fairly major city, but it has been having deep economic problems for awhile now and there is intense competition for tenants in that market.
I’ve been sitting pat on my investments for awhile, mostly focusing on getting them to perform better. However, I no longer look at San Diego to invest in because a) that’s what everyone wants to do and b) I’d rather purchase a $100k 4 unit property than a $200k San Diego SFR.
Hope that helps.[/quote]
March 6, 2011 at 9:12 PM #674860Participantsurveyor,
It seems you have quite some experience in purchasing and managing rental properties. I am curious in your opinion, what the price disparity should be among those almost identical (but being built in different years) units? Assuming three units within 2 miles distance, of same size, are built 30 years, 15 years and 5 years ago. Does it make sense if they price at $100k, $150K and $200k respectively? The numbers are all hypothetical here.
Does it make more economical sense to buy the oldest condo or house at about the same location?
NicMM
[quote=surveyor][quote=wanttobuy]As for out of state investment or out of SD investment, even if with the same amount of money, one can get a SFR instead of Cando, but if SD market is doing better overall, we could see the same level of return, right? Any thoughts?[/quote]
San Diego (and the major California cities) enjoy a very low vacancy rate among rentals, whether SFR or condos or multi-units. However, because of this, the price of units in San Diego is very high, usually around $150k or more per unit.
Other locations outside these markets tend to have a higher vacancy rate. However, their per unit cost is much lower than San Diego. Some areas can go for $50k per unit or even less. However, they are not high rental areas and so sometimes you will go several months with a vacancy.
For example, perhaps you will be able to get a San Diego SFR for around $250k or so. Maybe if you’re lucky you can get one for $180k. It will probably pencil out as an investment.
However, in other locations you can get a 4 unit for about $120k to about $200k. These 4 units are available in pretty major cities. Your vacancy rate in these properties would run to around 10%.
Other advantages of other markets? Well, if your San Diego rental goes vacant, you are out the complete mortgage payment (maybe $1000 a month). For the 4 unit, you will theoretically still have 1 to 3 tenants paying the bill. So maybe you’re not hurt as much.
My own situation, I’ve been lucky with the rentals in other markets except one. In the beginning, my South Carolina 4 unit had a vacancy for awhile, but only for the first year. After that it has been continually rented. I’ve had some tenants go but the property manager has been able to get it rented in less than a month. My Alabama 4 unit property has been more problematic, it’s had quite a few vacancies (once it had three vacancies). However, since it cost only $115k, the mortgage payment was not difficult to handle (about $700 without tax and insurance). The one market that has proven difficult to rent in is surprisingly Denver, which is a fairly major city, but it has been having deep economic problems for awhile now and there is intense competition for tenants in that market.
I’ve been sitting pat on my investments for awhile, mostly focusing on getting them to perform better. However, I no longer look at San Diego to invest in because a) that’s what everyone wants to do and b) I’d rather purchase a $100k 4 unit property than a $200k San Diego SFR.
Hope that helps.[/quote]
March 6, 2011 at 9:12 PM #675207Participantsurveyor,
It seems you have quite some experience in purchasing and managing rental properties. I am curious in your opinion, what the price disparity should be among those almost identical (but being built in different years) units? Assuming three units within 2 miles distance, of same size, are built 30 years, 15 years and 5 years ago. Does it make sense if they price at $100k, $150K and $200k respectively? The numbers are all hypothetical here.
Does it make more economical sense to buy the oldest condo or house at about the same location?
NicMM
[quote=surveyor][quote=wanttobuy]As for out of state investment or out of SD investment, even if with the same amount of money, one can get a SFR instead of Cando, but if SD market is doing better overall, we could see the same level of return, right? Any thoughts?[/quote]
San Diego (and the major California cities) enjoy a very low vacancy rate among rentals, whether SFR or condos or multi-units. However, because of this, the price of units in San Diego is very high, usually around $150k or more per unit.
Other locations outside these markets tend to have a higher vacancy rate. However, their per unit cost is much lower than San Diego. Some areas can go for $50k per unit or even less. However, they are not high rental areas and so sometimes you will go several months with a vacancy.
For example, perhaps you will be able to get a San Diego SFR for around $250k or so. Maybe if you’re lucky you can get one for $180k. It will probably pencil out as an investment.
However, in other locations you can get a 4 unit for about $120k to about $200k. These 4 units are available in pretty major cities. Your vacancy rate in these properties would run to around 10%.
Other advantages of other markets? Well, if your San Diego rental goes vacant, you are out the complete mortgage payment (maybe $1000 a month). For the 4 unit, you will theoretically still have 1 to 3 tenants paying the bill. So maybe you’re not hurt as much.
My own situation, I’ve been lucky with the rentals in other markets except one. In the beginning, my South Carolina 4 unit had a vacancy for awhile, but only for the first year. After that it has been continually rented. I’ve had some tenants go but the property manager has been able to get it rented in less than a month. My Alabama 4 unit property has been more problematic, it’s had quite a few vacancies (once it had three vacancies). However, since it cost only $115k, the mortgage payment was not difficult to handle (about $700 without tax and insurance). The one market that has proven difficult to rent in is surprisingly Denver, which is a fairly major city, but it has been having deep economic problems for awhile now and there is intense competition for tenants in that market.
I’ve been sitting pat on my investments for awhile, mostly focusing on getting them to perform better. However, I no longer look at San Diego to invest in because a) that’s what everyone wants to do and b) I’d rather purchase a $100k 4 unit property than a $200k San Diego SFR.
Hope that helps.[/quote]
March 23, 2011 at 8:33 PM #680220Anonymous
GuestOn your 4 unit, 100k properties what kind of rent do you collect? How do you find your properties?
March 23, 2011 at 8:33 PM #680274GuestOn your 4 unit, 100k properties what kind of rent do you collect? How do you find your properties?
March 23, 2011 at 8:33 PM #680888GuestOn your 4 unit, 100k properties what kind of rent do you collect? How do you find your properties?
March 23, 2011 at 8:33 PM #681027GuestOn your 4 unit, 100k properties what kind of rent do you collect? How do you find your properties?
March 23, 2011 at 8:33 PM #681378GuestOn your 4 unit, 100k properties what kind of rent do you collect? How do you find your properties?
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