A plan for finding the best Albuquerque and Rio Rancho Single-family investment property
The following are a few things to consider when planning on investing in a rental home in the Albuquerque Metro Area. People have been building wealth by investing in real estate since the beginning of civilization. In Albuquerque and Rio Rancho metro areas approximately ten percent of the single-family homes are an investment property. Just as every market is different every single-family home is different. This discussion is intended for the investor who wants to hold their property as a rental for at least five to seven years and not for someone who is looking to “flip” a property for a quick profit. The following are some of the things I have learned over many years of investing for myself and managing thousands of single-family rental properties for Single-Family Home Investors. These are simply my suggestions. Be sure to check with your financial and real estate professionals when developing your own plans and benchmarks.
Strategies for finding the right long-term single-family home investment
1. Create a plan. Include in your plan, both the local and the micro local market in which you want your investment. (All real estate is local but market rents are micro local.).
2. Be sure to factor in the vacancy time as well as the cost of getting the property in condition. Inspections are crucial to include in your plan. From the inspection you will be able to assess better the condition of the property.
3. Deferred maintenance is a double-edge sword. Limit your fix up items to carpet, paint, yard work and minor carpentry, or as I call it lipstick and eye makeup. Larger projects often cost twice as much as estimated and take longer than expected. The loss of monthly income generation plus the remodel cost can be hard to make up in rent increases.
4. If you pay cash, remember to factor in the cost of insurance and property taxes when figuring out the net present value of the initial investment and revenue streams. Consider using a self-directed ROTH IRA.
5. Be conservative with vacancy cost and maintenance cost in your calculations. For my own calculations I use a three year block of time. I estimate an average of 18 months leased with four weeks of vacancy and approximately two and a half months rent as routine maintenance cost. This does not count any capital improvements. If you anticipate having to make a capital outlay within five years factor that cost as well.
6. The investment return % can be calculated using many of the revenue stream present value calculators available on the internet. I escalate my rent by 2% each year and use a 2% inflation factor from the initial purchase for sales price at the end. I wantshoot for a 6+% net present value over seven years as my minimum benchmark.
7. There is always a risk that something unexpected can go wrong with the rental process. People, money and many Federal, State and local regulations are involved. You can minimize that risk when you hire a local professional property manager with great experience and enough staff. Murphy’s law of rentals says: if you do not have an expert on your team you will need one. My corollary to this is: if your property manager does not have enough qualified staff the person you need will be sick or out of town when you really need them. If you want to do your own maintenance at lease hire a professional for the lease up. It you have a quick temper, do not do your own maintenance.