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Everyone seems to know it. It’s on TV, it’s in the newspapers, and it’s on the radio: Property investing can do wonders for your financial future! However, just because investing in property has a great reputation for delivering stellar returns and building great wealth doesn’t mean that all investments are created equal. The secret to getting those great returns lies in understanding the fundamentals of what makes a great property investment and focusing on buying only the best property. We shall help you sort through the clutter by offering ten important considerations to think about before you buy your first investment property. 1. Are You Ready to Invest? Investing in property is not for everyone. While you don’t need to be listed on the “Forbes Richest” list to buy a rental property, it’s still important that you have a firm grasp on your personal finances before investing in property. Property investing is not a “get rich quick” scheme, but an adventure that can span decades. Only you can know if you are ready to start investing, so take a good inventory of your life, and if property can fit into your investment portfolio – great! Take time to get educated. Read property books, blogs, websites, and forums to get a firm grip on just what property investing is and how the most successful investors use property to build wealth.
2. Do You Have a Plan? Perhaps the biggest reason many investors lose money--whether in stocks, mutual funds, property, or business is due to lack of planning. You wouldn’t consider driving from Saskatchewan to Peru knowing only that the direction was “somewhere south.” A plan will help you get from where you are right now to the place you want to someday be. 3. What Kind of Property Should You Start With? Property investing is an exciting field because of the many different niches and strategies you can use to customize your plan to fit your personality and position in life. Perhaps you enjoy risk and would prefer a “fix and flip” business? Or maybe you are looking at long-term stability and would prefer investing in single-family rentals. Or, maybe you don’t want any involvement at all and would rather just “become the bank” by lending money to other investors and earning a passive return. There are hundreds of ways to invest in property, so find the strategy that best fits your lifestyle. Here are some tips about what kind of property you should buy: a) Well-maintained homes – The time, effort and money required to bring fixer-uppers into good condition make it difficult to get a good ROI on them. b) Avoid fancy, expensive homes – The higher the home price, the lower the net rental income is compared to it. c) Buy as personal residences, change to rentals – Owner-occupants get the best financing, and living in the house gives you insight into what needs to be improved before you sell it.
4. What is the Neighborhood Like? You’ve surely heard the old cliché: “Location, location, location.” The importance of this phrase is no less vital when choosing a property investment. You don’t need to necessarily buy a house in the most expensive area of town, but it’s important that you understand what the location is like. Pro tip: Drive by your prospective property at different times of the day, on different weekdays, to ensure you are comfortable with the location and that it fits within your plan. 5. What are the Local Vacancy Rates? One of the most costly expenses you are likely to face as a property investor is vacancy. However, vacancy is a normal part of an investor’s life and should be fully expected and prepared for. Check with local property management companies to determine the average vacancy rate in the area where you are looking to buy. Set aside money each month for times when the unit is vacant so you won’t be surprised by the lack of income. Also seek to minimize vacancies by understanding what the local average market rent is and attempting to be just a little bit below average. 6. Do You Know All Your Investment Expenses? A common mistake by many first-time property investors is underestimating their expenses. Sure, most investors know there will be repairs from time to time, but there are numerous other expenses you may need to account for. These include: Water/sewer, Garbage, Utilities, Legal fees, Accounting, Evictions, Vacancies, Office supplies, Fuel, Scheduled maintenance, Capital improvements. A good rule of thumb to use when determining how much you should plan on spending for expenses is known as the “50% rule.” The 50% rule states that, on average over time, expenses on a property will equal 50 percent of the income. So if a property rents for $2,000 per month, you can assume $1000 in expenses per month before paying the mortgage payment.
7. How Will You Finance Your Property? There are many different ways you can pay for an investment property. If you have the money, you can pay all cash and not deal with banks or loans. However, if you don’t have all the cash needed or you’d rather utilize greater leverage, you can supply just the down payment and take out a mortgage to cover the remaining cost. If you do use a loan, be aware of the term and interest rate on the loan you are taking, and stay away from adjustable rate mortgages as they may go up, causing your payment to rise dramatically. 8. Should You Self-Manage or Hire a Professional Manager? Whether or not you should manage your property is a personal decision largely dependent upon your plan, personality, skills, and availability. A typical property manager may cost between 7 and 10 percent of the monthly rent, but a good property manager should also decrease vacancy and have systems in place to make repairs less expensive. If you are undecided, always budget in management; if you decide you don’t like it, you’ve already planned for it.
9. Can You Be Your Own Bookkeeper? Of all the great benefits property investing has going for it, easy paperwork is not one of them. Are you confident in your abilities to do the bookkeeping, or do you need to budget for a professional to keep track of the numbers? 10. Do You Have an Exit Strategy? Finally, always start with the end in mind. This circles back to our discussion on “having a plan.” Know what you are going to do with the property before you buy it. Many investors, during the last housing boom, bought properties with only one plan to sell soon for a higher price. When the market dropped, however, many of those investors lost their properties. Always have multiple plans for your investment, and know exactly how you plan on making money with the investment. Will you pay it off slowly over 30 years? Will you rent it out each month for cash flow and sell it when the market peaks? Know what exit strategies are available for you, and plan, from the start, how you will exit.
Let us give you some idea on the mistakes to avoid while doing property feasibility study. Property feasibility study is a must before moving ahead with a property project. A preliminary feasibility study should be done at the idea stage and should be validated once concept design is done. It can be validated again once the design is complete, you have all the costs in place and market research team has provided the rental/sales data. Everyone makes mistake and a property development analyst is no exception. We should always follow the best practices of building a property feasibility study model and should avoid the top 10 mistakes at all costs listed below:
1. Not optimizing the product mix / tenant mix: The first step of a property feasibility study should be the product mix optimization for a mixed-use development; or tenant mix optimization for a single asset class project. I have seen most of the analyst missing this first step. Unless you optimize your product mix / tenant mix, there are very little chances that the project is going to work. 2. Not conducting basic market research: Many a times we are tempted to assume things and call it conservative assumption. This is very bad and makes a project look feasible on paper; however, the reality might be exactly opposite. It is a good practice to conduct a basic market research on rental, sales price, competition and construction cost. Chances are that there might some generic property research report available for purchase online at a minimal cost, which should be good enough at this stage of property feasibility study. 3. Mixing assumptions and calculations: It is more of excel modeling stuff. The assumptions and calculations should not be mixed at any cost. You should have all you assumptions on a separate sheet. If you identify the variables at this stage it will be much easier to do the sensitivity analysis later.
4. Not getting the areas right: This is another area where you need to focus. How is the areas measured, what methodology is being followed – RICS or BOMA or something else? What is the market practice, on what area the tenants are charged? From the start of the project, you should be clear on the area measurement methodology and should have a separate sheet in the property feasibility study model for area schedule. 5. Ignoring absorption rate: Many analysts tend to ignore absorption rate completely; and this significantly impacts the return metrics. You should have sound assumptions for absorption and vacancy rate. It is always a good practice to build absorption rate in the property feasibility study model. 6. Not including financing cash flow: Ok, you do not need to forecast the financing cash flow for calculating the project IRR / NPV. If the project capital structure involves mix of debt and equity, you have to calculate returns for the equity holders. It is always a good practice to forecast the financing cash flow and see its impact on net cash flow.
7. Focusing too much on calculating WACC: I have seen some analysts wasting too much time calculating weighted average cost of capital. They want to achieve some kind of perfection in calculating the cost of equity. My experience is that it is not worth the time and research. Just use capital asset pricing model and find the beta from Bloomberg for similar listed companies in your region. Keep is simple; few basis point difference in WACC is not going to make the project unviable. 8. No including sensitivity analysis: You should always include the sensitivity analysis in your property feasibility study report. It helps the management to think clearly. For doing the sensitivity analysis first you need to identify the variables, it might be construction cost or rental rates or cost of capital. 9. Using complex formulas: Don’t use complex formulas when things can be achieved by simple formulas. Complex formulas make it difficult for audit; and even for us it becomes difficult if we want to modify the property feasibility study model after some period of time. 10. Not focusing on the things you can control: Many analysts, and some senior management staff, focus on the things which are beyond their control. Why should I waste my time doing research to calculate cost of equity? It doesn’t matter. You should focus on increasing building efficiency, optimizing product/tenant mix and see how the project cost can be controlled.
Do note that these above given tips are provided only as a general guideline and would vary based on the requirement of the project. However even with these instructive steps it is not possible for most people to do a good report like how our expert writers do. This is why you need the help of our company. So why wait? Read below for more details.
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