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5:52 pm
November 17, 2016


xinxiu24

Member

posts 324

he other day I had a call from an investor friend who asked how I determine
values in this crazy market. The first thing to do is to pull the comparable
property sales. Comparable property sales are properties that are as close to
the subject property as possible. I know that an appraiser would say that you
could take properties from as far away as a mile but we know a mile away is a
long distance and neighborhoods can change significantly in a mile. I look for
properties as close to the subject property as possible. The best would be on
the same street Cheap NFL Jerseys
Wholesale
 , block or neighborhood. You want it to be similar square
footage. If you are talking about an 1800 versus a 1900 square foot house your
average buyer is not going to see that hundred foot difference. If you are
talking about between 800 square foot and 900 square foot obviously your buyer
would see the difference between those two houses. There should be similar
bedbath configuration. Similar in age, age is something that is relative. If we
are talking about a ten year difference between a house that was built in 1996
versus a house built in 2006 then yes buyers would see a big difference between
those two houses. If you are talking about the difference between a house that
was built in 1959 and a house that was built in 1969, still a ten year
difference, your sellers won?t see a difference between those. You are looking
for houses that are essentially the same in your buyer?s eyes. Now assuming you
have that, what are the comparable sales? What are you seeing that has sold? In
this crazy market it is no longer enough to know the value of the houses that
have sold in the last six months. What you now have to do is look more at what
is happening. Look at the trend. Break down those comparables and find what has
been selling each month of the last six months so that you can see a trend. Yes,
six months ago they were selling at this, five months ago they went to this,
four months ago they went to this Cheap NFL
Jerseys
 , and so forth. Instead of just saying overall they are
selling at this level you want to see if they are going down. Are they going up?
Are they staying flat? And if they are going down, at what rate are they going
down? How fast is that decline occurring and is it picking up speed? Is it
slowing down? What is happening with it? I also want to know are there buyers on
the market buying or is the market stalled? My investor friend said there had
been no house sales in the last four months. Well if there have been no house
sales, none, zero, in that area that concerns me. I can take a house and I can
make it the best house out there at a favorable price and I will attract the
buyers that are in the marketplace but if there are no buyers it really doesn?t
matter what I?m doing, I?m not going to get it sold. You have to look at buyers.
If there are no buyers I would definitely not be purchasing that house right
now. If you are seeing an area that nobody is buying in then that area must be
an area of town that nobody wants to live in. Not an area that I would
necessarily want to buy in. Generally, that is not the case. The case usually is
that houses are selling. For instance, there are 200 houses on the market and in
the last 6 months 15 of them sold. Okay? That means 1 out of 10 houses are
selling. That just means the market is slow. It doesn?t mean it has stalled out.
Now a slow market I can deal with because I can take those 15 buyers and make my
house the most attractive deal to them to get them to focus on my house. I?m not
scared by that. The only thing that scares me off is if there are no houses
selling at all. The next thing is looking at what is listed on the market in the
area today. What?s your competition? And how do those prices compare to what is
sold? In other words Cheap
Jerseys
 , if you look at everything that has sold, it was $200,000,
but everything that is listed on the market right now is at $180,000. It tells
you that the prices are dropping. Nobody is going to list their house at
$180,000 if realistically you could still get $200,000. It must mean that they
are dropping their price because they are getting beat up by the marketplace.
Which leads to the next question, what are the days on market? How long have
those houses been sitting there? If they are well under what houses have sold
for in the past I?ll bet when you look at the days on market and how long
they?ve been listed they are starting to exceed 60 Cheap Jerseys
China
 , 90, 120 days. The next thing to look at is how many rehab
dollars is it going to take to make the house the nicest house in your price
range. I am not saying to go crazy in your rehab and build a palace when
everything is on a lower income level. That?s not the point at all. The point is
to make it the nicest house in that area. Sometimes making it the nicest house
simply means that it has brand new carpet, paint, fresh landscaping, just looks
all clean and fresh. Then I want to be able to price it right. The next thing is
to be able to determine how long it is going to take to get this house on the
market given the rehab needed. Is it going to take me a month to get it back on
the market? Is it going to take me six months or more? The further out obviously
the more risk there is. That is why right now most renovators are looking for
properties with minimal amounts of rehab so they can get in, get out and not
risk being in the marketplace too long. What you want to do is project out when
this

3:40 am
November 19, 2016


Sjcg123

Member

posts 89

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