Listing agent/seller contacted on a 8 duplex (16 units) package for sale in Denison, TX.
Price is $1.3M...properties built in 1965....2 beds. 1 bath per unit
Class C area. Each unit approx 700 sqft and getting $700 in rent....$11,200 monthly income at 100% Occupancy
Email or call for additional details.
Monday, September 24, 2018
Off Market - 32 Unit Class C with Land - $2.4M
Seller/Listing agent contacted me recently about a 32 unit, off market, for sale.
Class C area. Property comes with an extra 1 acre of land for additional building/units.
Price is $2.4M. Monthly rental income approx $23,200.
Location is East Dallas towerd I635 and I20. Email/Call me for details.
Class C area. Property comes with an extra 1 acre of land for additional building/units.
Price is $2.4M. Monthly rental income approx $23,200.
Location is East Dallas towerd I635 and I20. Email/Call me for details.
Tuesday, September 18, 2018
MID SEPTEMBER - Property Update from DFW to San Antonio
Texas Real Estate Commission Information About Brokerage
Thanks for visiting the DFW Investment Blog,
Below is the MID SEPTEMBER 2018 update.
If you have specific parameters (area/property type/size/price/etc), please let me know.
When clicking on below links, you can click on DISPLAY on the upper right of page to display property by property details.
MID SEPTEMBER 2018 LIST
SHORT LIST OF DUPLEXES
FULL LIST OF DUPLEXES
SHORT LIST OF TRI/QUAD PLEXES
FULL LIST OF TRI/QUAD PLEXES
FULL LIST OF COMMERCIAL MULTI-FAMILY
OTHER PROPERTIES FOR SALE – Updated 9/16/18
1. 14 unit Townhome package in Denton - $2.6M - 6.5% Cap
2. Brand New Duplex - Lewisville - $750,000 - $5,600 monthly rents
3. 5 DUPLEXES (10 Units) - next to TCU Campus in Ft Worth. Large Units, Recent Updating - $2.8M
4. New build 4-plexes in San Antonio - $565K - 7% Cap Rate - BRAND NEW - Nice Large Units
5. NEW 4-Plex Project - Cypress, TX - 4-plex community being built - high end finish - mgmt in place - $699k per 4-plex - high end finish (duplexes also available)
6. TWO (2) 4-plexes in Justin, TX (North of Ft Worth). Fast Growing Alliance Area - great area - stable tenants…..$1.25M
7. New Build duplexes in New Braunfels, Gruene Hall - $365,000 - PRE-SELLING - Great area off I-35.
8. New Build 4-plexes in San Antonio - $575,000 - $1,250-$1,300 rent per unit - tenants pay utilities.
9. Granbury package of 4 duplexes - $250K each, Year 2011 build, 3 bed
10.8 SF Units next to Sam Houston St. - $169K per unit. Each unit 4 bed, 4 bath
11. 32 units in Garland - Class C - 100% Occ - $2.7M
12. 14 Townhomes in Garland - 2 bed and 3 bed mix. $1.9M - Upside in rents.
13. 6 duplexes in Midlothian - 3bed/2bath each - $1.5M package price
14. 7 Units in Krum - $995,000 - $90,000 gross rental
NEW SINGLE FAMILY RENTAL LIST – BETTER SCHOOLS
Best ISDs to consider right now on Single Family are Keller ISD, Mansfield ISD, Northwest ISD, McKinney ISD, Birdville ISD
BUILDER INVENTORY
This time of year we start to see the builders get more aggressive on SPEC inventory. This has been limited since the Housing Bust of 2008 but I am getting more and more emails from builders with discounts on increasing inventory. Some still don’t allow investors but worth a look if wanting a newer product.
HALF DUPLEXES
This is becoming a more popular option than town homes. Typically better locations, lower price and No HOA fees gets them to a better cash flow number. Also popular for those investors working the AirBnB model to achieve higher cash flow.
FLAT FEE MLS LISTING (100s of Internet Sites) - $150 – GREAT WAY TO LIST FOR SALE AND FOR LEASE PROPERTIES
I offer a Flat Fee MLS service to list your investment property or unit for rent on MLS. First listing is a flat $150 and each listing after is $125. The flat fee gets the property on MLS and all the sites that pull feeds from those sources. Great exposure for your property. If you would like information on this program, please call or email.
FULL SERVICE LISTING - 1% Listing Fee
If you need more than the MLS Flat Fee service, I will be offering Full Service listing for only 1% on the listing side (still reserve 2-3% for buyer broker). Reduced commission but full representation of photos, signs, lockbox, negotiations, etc.
Texas Real Estate Commission Information About Brokerage
Please call/email for details.
Again, I am a State of Texas licensed Realtor that works with buyers to locate property. My focus throughout the Dallas/Ft Worth Metroplex are duplexes, 4-plexes and small commercial multi-family property. This blog is updated bi-monthly (I also send out a bi-monthly email with the latest property update, let me know if you would like to be added to that list).
Texas Income property, duplexes, 4-plexes, apartment complex, quad plex, quads, duplex, single family investment, Dallas Real Estate, Fort Worth Real Estate, DFW income property, austin duplexes, houston income property, san antonio duplexes
Monday, September 10, 2018
New Duplexes & 4-plexes in NW Houston - 6.5% Cap - 2019 Completion
Brand new duplex & 4-plex community. Builder taking pre-orders for 2019 completion. NW Houston, fast growing area.
Duplex is $360,000
4-plex is $686,000
Management in place, all financials include vacancy, insurance, mgmt, taxes, etc.
Email me for additional information.....jamestglynn@gmail.com
Duplex is $360,000
4-plex is $686,000
Management in place, all financials include vacancy, insurance, mgmt, taxes, etc.
Email me for additional information.....jamestglynn@gmail.com
Tuesday, September 4, 2018
4-Duplexes in Cedar Hill for Sale - $170K each
4 Duplexes for sale in Cedar Hill by same owner. Each unit is 2 bed, 2 bath. Market rent in Cedar Hill is approx $900 per unit.
One duplex is $165,000, one duplex is $170,000, one duplex is $170,000 and last duplex is $180,000.
Long time tenants and rents need to be raised to market. Guessing $1000-$2000 make ready in each unit. Rare to find package of duplexes together. Class C area, typically rents well.
Email for more details.....
One duplex is $165,000, one duplex is $170,000, one duplex is $170,000 and last duplex is $180,000.
Long time tenants and rents need to be raised to market. Guessing $1000-$2000 make ready in each unit. Rare to find package of duplexes together. Class C area, typically rents well.
Email for more details.....
2-4 Unit Purchasing Reality.....Notes
Some quick notes on the duplex/4plex inventory....
I have been selling 2-4 unit income property for 14+ years.
Inventory is still very tight.
The expectation of CAP Rate should be 6.5%- 7%. (just not seeing 8% any more).
These are 60s, 70s, 80s builds.
Figure $1500-$2,000 per unit repair budget upon purchase.
Figure multiple offers on any property close to 1:1 ratio.
Sellers KNOW the inventory is tight. If you see a property close to 1:1 ratio, get ready to jump.
Have lender letters ready to go.
If a property is "Off Market" sellers still rule in terms of asking for contract points.
Older build properties are in better/more central areas. Newer 2-4 unit properties exist, but further out areas.
New build 2-4 unit properties will have Warranties and less make ready issues.
New build 2-4 unit properties typically retain tenants longer.
New build 2-4 unit properties will come in at 6%-7% Cap Range.
They are higher priced and get higher rents. The 1:1 ratio rule can be skewed upwards a bit.
Above are just some notes that I have seen the past couple of years of 2-4 unit income property. Deals are getting done, just fewer of them.
If you are interested in 2-4 unit income property, send me an email. I send out SHORT LISTS 2x a month of properties that look interesting.
Thanks and happy hunting.
I have been selling 2-4 unit income property for 14+ years.
Inventory is still very tight.
The expectation of CAP Rate should be 6.5%- 7%. (just not seeing 8% any more).
These are 60s, 70s, 80s builds.
Figure $1500-$2,000 per unit repair budget upon purchase.
Figure multiple offers on any property close to 1:1 ratio.
Sellers KNOW the inventory is tight. If you see a property close to 1:1 ratio, get ready to jump.
Have lender letters ready to go.
If a property is "Off Market" sellers still rule in terms of asking for contract points.
Older build properties are in better/more central areas. Newer 2-4 unit properties exist, but further out areas.
New build 2-4 unit properties will have Warranties and less make ready issues.
New build 2-4 unit properties typically retain tenants longer.
New build 2-4 unit properties will come in at 6%-7% Cap Range.
They are higher priced and get higher rents. The 1:1 ratio rule can be skewed upwards a bit.
Above are just some notes that I have seen the past couple of years of 2-4 unit income property. Deals are getting done, just fewer of them.
If you are interested in 2-4 unit income property, send me an email. I send out SHORT LISTS 2x a month of properties that look interesting.
Thanks and happy hunting.
SEPTEMBER 2018 - CASH FLOW PROPERTY UPDATE - DFW to San Antonio
Texas Real Estate Commission Information About Brokerage
Thanks for visiting the DFW Investment Blog,
Below is the SEPTEMBER 2018 update. Slow summer but things are picking up with sellers loading more inventory to clear by end of year. Also time to look at the rising interest rates, looks like 2 more rate hikes in 2018.
If you have specific parameters (area/property type/size/price/etc), please let me know.
When clicking on below links, you can click on DISPLAY on the upper right of page to display property by property details.
SEPTEMBER 2018 LIST
SHORT LIST OF DUPLEXES
FULL LIST OF DUPLEXES
SHORT LIST OF TRI/QUAD PLEXES
FULL LIST OF TRI/QUAD PLEXES
FULL LIST OF COMMERCIAL MULTI-FAMILY
OTHER PROPERTIES FOR SALE – Updated 9/4/18
1. 6 Duplex Package - Midlothian, Fast Growing Area - $1.5M - 7% Cap
2. 10 townhome portfolio - Texas A&M - 4 bed Units - $2.6M
3. 5 DUPLEXES (10 Units) - next to TCU Campus in Ft Worth. Large Units, Recent Updating - $2.8M
4. New build 4-plexes in San Antonio - $575K - 7% Cap Rate - BRAND NEW
5. NEW 4-Plex Project - Cypress, TX - 4-plex community being built - high end finish - mgmt in place - $699k per 4-plex
6. Texas A&M Rental Townhomes - New Build - Amenity filled community - Package of 2 units ($550,000), 3 units, and 4 units
7. New Build duplexes in New Braunfels, Gruene Hall - $365,000 - PRE-SELLING - Great area off I-35.
8. New Build 4-plexes in San Antonio - $575,000 - $1,250-$1,300 rent per unit - tenants pay utilities.
9. Granbury package of 4 duplexes - $250K each, Year 2011 build, 3 bed
10. 22 Units - College housing in Huntsville (North of Houston). Just Built - $3.3M - 7% Cap (NEW PRICE)
11. 12 units in Central Grapevine - 6% Cap - $2.3M
12. 14 Townhomes in Garland - 2 bed and 3 bed mix. $1.9M - Upside in rents.
13. Tri-plex in Central Arlington - $375,000
NEW SINGLE FAMILY RENTAL LIST – BETTER SCHOOLS
Best ISDs to consider right now on Single Family are Keller ISD, Mansfield ISD, Northwest ISD, McKinney ISD, Birdville ISD
BUILDER INVENTORY
This time of year we start to see the builders get more aggressive on SPEC inventory. This has been limited since the Housing Bust of 2008 but I am getting more and more emails from builders with discounts on increasing inventory. Some still don’t allow investors but worth a look if wanting a newer product.
HALF DUPLEXES
This is becoming a more popular option than town homes. Typically better locations, lower price and No HOA fees gets them to a better cash flow number. Also popular for those investors working the AirBnB model to achieve higher cash flow.
FLAT FEE MLS LISTING (100s of Internet Sites) - $150 – GREAT WAY TO LIST FOR SALE AND FOR LEASE PROPERTIES
I offer a Flat Fee MLS service to list your investment property or unit for rent on MLS. First listing is a flat $150 and each listing after is $125. The flat fee gets the property on MLS and all the sites that pull feeds from those sources. Great exposure for your property. If you would like information on this program, please call or email.
FULL SERVICE LISTING - 1% Listing Fee
If you need more than the MLS Flat Fee service, I will be offering Full Service listing for only 1% on the listing side (still reserve 2-3% for buyer broker). Reduced commission but full representation of photos, signs, lockbox, negotiations, etc.
Texas Real Estate Commission Information About Brokerage
Please call/email for details.
Again, I am a State of Texas licensed Realtor that works with buyers to locate property. My focus throughout the Dallas/Ft Worth Metroplex are duplexes, 4-plexes and small commercial multi-family property. This blog is updated bi-monthly (I also send out a bi-monthly email with the latest property update, let me know if you would like to be added to that list).
Texas Income property, duplexes, 4-plexes, apartment complex, quad plex, quads, duplex, single family investment, Dallas Real Estate, Fort Worth Real Estate, DFW income property, austin duplexes, houston income property, san antonio duplexes
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