DECEMBER 2018 Income Property Update - DFW, Houston, San Antonio, Austin - Market Has Topped Out!

Texas Real Estate Commission Information About Brokerage

Happy Holiday Season and thanks for visiting the DFW Investment Blog,

We are starting to see the market turn. Higher rates and inventory staying on longer has sellers getting more realistic on pricing. You will see a higher inventory in the list and links below. Texas remains a very strong market for rentals and with sellers getting more realistic, we are starting to see some deals get done. I expect this to carry in to 2019 as the overall housing and investment property market continues to accumulate inventory until pricing gets manageable again.

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.

DECEMBER 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 12/1/18

0. 8 Unit MF in New Braunfels - off I-35 - Great Location and area for Renters - $650,000
1. Three 4-plexes for sale in SW Ft Worth - high drive location - $965,000 for all three - 7.5% cap
2. FOUR townhome units in Lakewood (Dallas) - Built 2008 - Out of Country Owner being misrun - asking $1.4 - I think opportunity in low $1M to pursue
3. 5 DUPLEXES (10 Units) - next to TCU Campus in Ft Worth. Large Units, Recent Updating - $2.775M - DOM getting high, could put an offer in…..
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 - $689k per 4-plex - high end finish (duplexes also available)
6. NEW BUILD - Duplexes brand new in fast growing Conroe, TX (North of Houston) - $440,000 - large units, onsite mgmt - 20 duplexes
7. 10 Townhome Packege - North Central Arlington - 7.2% Cap - $1.1M.
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. 10 townhome Package in South Grand Prairie - $995,000 - $950 is average rent per unit - Class C
11. 4 duplex package in Granbury - Newer builds - $1M price - Built 2011.
12. 22 Single Family Portfolio (all together) - Boyd,TX in Alliance area of North Ft Worth) - Solid #s - 2008 build - $2.7M
13. 6 duplexes in Midlothian - 3bed/2bath each - $1.5M package price
14. 7 Units in Krum - $995,000 - $90,000 gross rental
15. East Texas Duplex package - 9 total duplexes, 18 units - $2.75M - Built 2014, Gated Community. Very Clean.
16. 8 duplexes in Dension, TX (north texas) - $1.3M
17. 32 unit MF in Balch Springs, 1 acre extra land included - $2.4M
18. 41 units next to UNT in Denton - $3.6M
19. 23 NEW Build duplexes - NorthEast San Antonio - $299K per. Mgmt onsite, builder warranties
20. 8 Duplex package in College Station - Walk to Campus - Each unit is 4 beds, 64 beds total - 6.5% Cap - $2.9M
21. Class A student housing in Waco,TX (Baylor) - $3M for the package - 6.3% Cap
22. New Build duplexes - 20 minutes east of Austin - Great Growth - Package is $840,000 (3 duplexes total) - each 3 beds per unit
24. 7 Home Package for Sale - Homes recently updated - Mesquite, TX - $1.5M (was told seller motivated). 25. 14 Townhomes in Garland - $1.9M
26. 32 units Class in Garland - $2.7M
27. 11 Townhome Units in Central New Braunfels - New Builds - Already Leased - $2.4M



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

DFW Market Conditions for 2019.....Back to Normal?

I hope this post finds you well. We have 1 month left in 2018 and it has been an interesting year. I have been contacted by several buyers and sellers as to "What is Next" (in my opinion).

While North Texas (and really all of Texas) remains very strong with job and income growth, we have reached the top of market in terms of cash flow property. I focus on single family rental, 2-4 unit and commercial MF properties. Rents have jumped to sustain the price increases the past 5 years but we are finally at a point of TOP OF MARKET.

More and more inventory is coming on market (still at inflated pricing) and we are reaching a point for the first time in years of having much more to look at. Typically, more inventory gives buyers more options and better purchase price opportunities. The issue still is unrealistic sellers of over pricing property. The 1:1 ratio is a great bench mark for buyers but that is more realistic at .8:1 ratio these days to land in the 6.5%-7% Cap Range.

My hope and belief for 2019 is a return to 7% Cap deals in the Texas Region. Too many properties are staying on market longer than needed because of unreal expectations of sellers. I believe as their properties linger on market, they will clue in to being more realistic in pricing (both on residential and MF). While this group of owners purchased with more money down and undoubtedly cash flow in their current position, it doesnt mean you THROW OUT THE OLD RULES of evaluating a property on the income method.

For buyers that have been looking, keep your lender letters current, be on the look out. Explore deals that have been on the market and stale. I have closed several deals in the past 6 months on overpriced properties by starting with realistic offers and showing a STRONG BUYER and our reasoning for the offer price points. Showing a STRONG AND QUALIFIED BUYER is a big part of the battle.

I hope 2019 gives us a return to normalcy on both buyer and seller expectations for the Texas region. Please call or email with any questions. Happy Hunting. Jim.

MID NOVEMBER 2018 - Income Property Update - All of Texas

Texas Real Estate Commission Information About Brokerage

Thanks for visiting the DFW Investment Blog,

Below is the MID NOVEMBER 2018 update. Inventory is getting higher, prices trimming out. Time to look at properties where DOM is high to see how motivated seller is on selling by year end...

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 NOVEMBER 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 11/14/18


0. TWO 4-plexes in Irving for sale - $875,000 total - must buy together - Updated Units
1. Three 4-plexes for sale in SW Ft Worth - high drive location - $965,000 for all three - 7.5% cap
2. FOUR townhome units in Lakewood (Dallas) - Built 2008 - Out of Country Owner being misrun - asking $1.4 - I think opportunity in low $1M to pursue
3. 5 DUPLEXES (10 Units) - next to TCU Campus in Ft Worth. Large Units, Recent Updating - $2.775M - DOM getting high, could put an offer in…..
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. NEW BUILD - Duplexes brand new in fast growing Conroe, TX (North of Houston) - $440,000 - large units, onsite mgmt - 20 duplexes
7. 10 Townhome Packege - North Central Arlington - 7.2% Cap - $1.1M.
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. 10 townhome Package in South Grand Prairie - $995,000 - $950 is average rent per unit - Class C
11. 4 duplex package in Granbury - Newer builds - $1M price - Built 2011.
12. 8 Unit property in New Braunfels - Comm MF - $650,000 - $5,700 monthly rent (Large lot/location)
13. 6 duplexes in Midlothian - 3bed/2bath each - $1.5M package price
14. 7 Units in Krum - $995,000 - $90,000 gross rental
15. East Texas Duplex package - 9 total, 19 units - $2.75M - Built 2014, Gated Community. Very Clean.
16. 8 duplexes in Dension, TX (north texas) - $1.3M
17. 32 unit MF in Balch Springs, 1 acre extra land included - $2.4M
18. 14 Townhomes in Garland - Class C - $1.9M
19. 23 NEW Build duplexes - NorthEast San Antonio - $299K per. Mgmt onsite, builder warranties
20. 8 Duplex package in College Station - Walk to Campus - Each unit is 4 beds, 64 beds total - 6.5% Cap - $2.9M
21. Class A student housing in Waco,TX (Baylor) - $3M for the package - 6.3% Cap
22. New Build duplexes - 20 minutes east of Austin - Great Growth - Package is $840,000 (3 duplexes total) - each 3 beds per unit
23. FOUR (4) duplex package in Weatherford - Year 2001 builds - each 3bed/2bath
24. 7 Home Package for Sale - Homes recently updated - Mesquite, TX - $1.5M (was told seller motivated).



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