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.

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

MID AUGUST 2018 Cash Flow Property Update -DFW/AUS/SA/HOU

Texas Real Estate Commission Information About Brokerage

Thanks for visiting the DFW Investment Blog,

MID AUGUST 2018 update. August is still SLOW. With school starting back, hope to see an end of year increase in inventory. Several NEW Duplexes in fast growing Central Texas in play at 6.5%-7% Cap.

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 AUGUST 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


1. NEW BUILD - San Antonio Duplexes - $295,000 - new build
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
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 - 14 duplexes (28 Units) - Brand New Build - Fast Growing Brock, TX (near Weatherford) - Getting $1,800 rent PER UNIT
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 - $3.5M - 7% Cap



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/Realtor.com 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/Realtor.com 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

JULY Cash Flow Property Update - DFW to AUS to San Antonio to HOU

Texas Real Estate Commission Information About Brokerage

Thanks for visiting the DFW Investment Blog,

JULY 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.

JULY 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 7/3/18

0. COMING SOON - 9 duplexes (18 Units) - Desoto - $220K per - Cash Flow - Solid rental area (PICS AVAILABLE)
1. NEW BUILD - San Antonio Duplexes - $295,000 - new build
4. NEW BUILD - South Austin NEW BUILD Duplexes - $385,000 - rents will be $1650 per unit. Builder warranties
5. OFF MARKET - 8 Unit Property in Justin,TX (between Ft Worth and Denton) High Growth, large units, in middle of single family community, nice - $1.4M
6. 9 Duplex package available in Lockhart, TX $290,000 per duplex - NEW BUILD
9. NEW 4-Plex Project - Cypress, TX - 4-plex community being built - high end finish - mgmt in place - $699k per 4-plex
11. Texas A&M Rental Townhomes - New Build - Amenity filled community - Package of 2 units ($550,000), 3 units, and 4 units
12. 4 duplexes (8 units), built 2013 in Bryan, TX/College Station - each on 1 acre - $1.8M package - 6.7% Cap
15. New Build duplexes in New Braunfels, Gruene Hall - $365,000 - $410,000 - Incredible growth, high demand
16. New Build duplexes in Bastop (just east of Austin) - $370,000 - stable long term cash flow. Will go fast!
20. NEW BUILD - 14 duplexes (28 Units) - Brand New Build - Fast Growing Brock, TX (near Weatherford) - Getting $1,800 rent PER UNIT



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/Realtor.com 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/Realtor.com 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

MID JUNE Cash Flow Property/Income Update - DFW to Austin to San Antonio to Houston

Texas Real Estate Commission Information About Brokerage

Thanks for visiting the DFW Investment Blog,

MID JUNE 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 JUNE 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 6/15/18

0. COMING SOON (Hopefully) - 9 duplexes (18 Units) - Desoto - $220K per - Cash Flow - Solid rental area (PICS AVAILABLE)
1. NEW BUILD - San Antonio Duplexes - $295,000 - new build
2. Year 2000 Build - 8 Duplex Portfolio - walk to Texas A&M - Each unit 4beds. $3.2M
3. 16 Unit package in Weatherford - Great location near Downtown - $1.4M
4. NEW BUILD - South Austin NEW BUILD Duplexes - $365,000 - rents will be $1650 per unit. Builder warranties
5. OFF MARKET - 8 Unit Property in Justin,TX (between Ft Worth and Denton) High Growth, large units, in middle of single family community, nice - $1.4M
6. 9 Duplex package available in Lockhart, TX $290,000 per duplex - NEW BUILD
7. NEW - 11 duplex package in Mineral Wells (west of Ft Worth) - solid rents - own whole block - $1.8M
8. 14 newer build town home units in Denton - $2.6M
9. NEW 4-Plex Project - Cypress, TX - 4-plex community being built - high end finish - mgmt in place - $699k per 4-plex
11. Texas A&M Rental Townhomes - New Build - Amenity filled community - Package of 2 units ($550,000), 3 units, and 4 units
12. 4 duplexes (8 units), built 2013 in Bryan, TX/College Station - each on 1 acre - $1.8M package - 6.7% Cap
15. New Build duplexes in New Braunfels, Gruene Hall - $365,000 - $410,000 - Incredible growth, high demand
16. New Build duplexes in Bastop (just east of Austin) - $370,000 - stable long term cash flow. Will go fast!
17. Duplex & Single Family Portfolio in S. Arlington/Mansfield - $1.5M
19. Five (5) 4-plexes - 2016 build - North of Tyler - Extra Land to Build more. $21,000 rents - $2.35M
20. NEW BUILD - 14 duplexes (28 Units) - Brand New Build - Fast Growing Brock, TX (near Weatherford) - Getting $1,800 rent PER UNIT


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/Realtor.com 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/Realtor.com 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

TWO 4-plexes - 8 Units TOTAL - Quiet Community - Justin, TX

Two 4-plexes, 8 units total in quiet single family community in fast growing Justin, TX (between Ft Worth and Denton).

Unique opportunity, no other 2-4 unit property in the area. Property backs to private pond. Nice assisted living community right next door.

Stable income property. Rents easy.

Owner asking price is $1.4M

Each unit rents at $1,000 per month, tenants pay utilities.

JUNE 2018 Cash Flow Property Update - DFW, Austin, Houston, San Antonio - New Listings

Texas Real Estate Commission Information About Brokerage

Thanks for visiting the DFW Investment Blog,

JUNE 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.

JUNE 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 6/1/18

0. COMING SOON - 9 duplexes (18 Units) - Desoto - $220K per - Cash Flow - Solid rental area (PICS AVAILABLE)
1. NEW BUILD - San Antonio Duplexes - $295,000 - new build
2. Year 2000 Build - 8 Duplex Portfolio - walk to Texas A&M - Each unit 4beds. $3.2M
3. 16 Unit package in Weatherford - Great location near Downtown - $1.4M
4. NEW BUILD - South Austin NEW BUILD Duplexes - $365,000 - rents will be $1650 per unit. Builder warranties
5. 8 Unit Property in Justin,TX (between Ft Worth and Denton) High Growth, large units, in middle of single family community, nice - $1.4M
6. 9 Duplex package available in Lockhart, TX $290,000 per duplex - NEW BUILD
7. NEW - 11 duplex package in Mineral Wells (west of Ft Worth) - solid rents - own whole block - $1.8M
8. 14 newer build town home units in Denton - $2.6M
11. Texas A&M Rental Townhomes - New Build - Amenity filled community - Package of 2 units ($550,000), 3 units, and 4 units
12. 4 duplexes (8 units), built 2013 in Bryan, TX/College Station - each on 1 acre - $1.8M package - 6.7% Cap
13. 4 duplex package in Copperas Cove (outside of Ft Hood) - Class C - $565K
14. 4 duplex package in Marble Falls (west of Austin) - $780K - listed as 9% cap but waiting on financials.
15. New Build duplexes in New Braunfels, Gruene Hall - $365,000 - $410,000 - Incredible growth, high demand
16. New Build duplexes in Bastop (just east of Austin) - $370,000 - stable long term cash flow. Will go fast!
17. Duplex & Single Family Portfolio in S. Arlington/Mansfield - $1.5M
19. Five (5) 4-plexes - 2016 build - North of Tyler - Extra Land to Build more. $21,000 rents - $2.35M
20. TWO (2) 4-plexes - 8 units total in fast growing Justin, TX (by Alliance Airport/RaceTrack/I-35) - $1.4M - Very clean units
21. NEW BUILD - 14 duplexes (28 Units) - Brand New Build - Fast Growing Brock, TX (near Weatherford) - Getting $1,800 rent PER UNIT


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/Realtor.com 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/Realtor.com 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