Hottest Deals in Spokane Duplexes

Four Loan Limit

buygeg — Mon, 01 Dec 2008 21:07:54 +0000

For Freddie Mac investment property mortgages, a borrower may not own more than four 1-4 unit properties that are financed, effective August 1, 2008. Many conventional loans are Freddie Mac loans.

The bulletin is here:

http://www.freddiemac.com/sell/guide/bulletins/pdf/bll042208.pdf

As far as I know, Fannie Mae still allows 10 financed investment loans but I have heard that this will change in January 2009. Get your loans while you can. Figuring out which banks sell to Fannie Mae versus Freddie Mac requires calling each one or hiring a mortgage broker. Different banks may have their own limits lower than the 10 loan limit. Whether Fannie Mae reduces their limit remains to be seen.

As far as I know, and this may change, Countrywide and Bank of America have a four loan limit. Wachovia has a six loan limit. Boeing Federal Credit Union has a ten loan limit. If you have contacted other banks, please post what you have learned using the comments box below.

If you already have four or more investment properties, one alternative is to trade up to larger properties. Another alternative is to use other types of loans. If you run into loan limits, you could consider commercial loans. Commercial loans, (e.g., for 5+ unit buildings), do not have these limits. An advantage of commercial loans is that you can hold title in an LLC for extra liability protection. A disadvantage is that these loans often have demand features or prepayment penalties, often require 25% down, and are usually ARMs that have interest rates that are only fixed for the first 3 or 5 years, even if amortized for 25 years or so, though I did find a loan that was fixed for 10 years once.

You could also consider buying subject to existing financing. There are some risks with this. If the seller decides they don’t want the property on their credit union, they could notify their bank, and the bank could then call the loan due because the due-on-sale clause has been violated. Or you could consider buying on a lease-option.

The small farm banks often have commercial or portfolio loans that will not be subject to these limits, though the terms may be less favorable than with the conventional Fannie Mae/Freddie Mac loans. These may still be the best options available to buyers who run into the Fannie Mae limits (or if the Fannie Mae loan limits get reduced from ten to four investment loans).

The way out of the “financial crisis” is to reduce the foreclosure rate. Investors could play an important role in this. However, Fannie and Freddie are favoring owner-occupants over investors. Investors have to pay extra points to get Fannie or Freddie loans and usually need 20% down. On the other hand, owner-occupants can buy HUD foreclosures with as little as $100 down.

There is an interesting article on this misguided policy here:

http://am1280thepatriot.townhall.com/columnists/RogerSchlesinger/2008/09/16/what_am_i_missing

Posted in Uncategorized

December 2008 6 Month SOLD Data for Spokane Duplexes -Prepared by Deepak Malhotra, Associate Broker, Cheney Realty

buygeg — Mon, 01 Dec 2008 05:58:00 +0000

Please click the following link to see Spokane SOLD duplexes, having sales closed in the past six months, sorted by gross rent multiple:

SOLD Data for Duplexes Sold in Spokane in Last 6 Months

This is SOLD data. Duplexes that are still available for sale can be found in the post immediately above this one.

By using gross rent multiple (price divided by monthly rent), it becomes easier to find the best deals if you a buyer, or to figure out how to price your building if you are a seller. The duplexes that should provide the best cash flow would be near the top of the list. I have also provided you with price per square foot information. I generated this list on November 30, 2008 and DOM (days on market) data is as of November 30, 2008. Be aware that some properties get removed and relisted so actual days on market may be longer than indicated. Listings with clearly erroneous or incomplete data were omitted.

Average gross rent multiple (i.e., sales price/monthly rent) for Spokane duplexes sold in the past six months was about 146. Average price per square foot for Spokane duplexes sold in the past six months was about $79. So duplexes for sale for less than 146 times one month’s actual current rent and/or $79 per square foot may be good deals, depending on age, condition, and location. To properly compare, please compare gross rent multiple of a duplex you are considering buying with the gross rent multiples of SOLD duplexes of similar age, location, and condition. Please also make sure that the landlords are paying similar utilities for each. For example, it is common for landlords to pay water, sewer, and garbage, and for tenants to pay electricity. If you are considering a building where the landlord pays for electricity, you should subtract the cost of electricity from gross rent before calculating gross rent multiple. An even better way to evaluate a property for sale is to calculate ”cap rate.” I can help you make these evaluations.

To see detailed listings for any of these SOLD properties, please see the detailed listings by clicking on the following link. The following entries are sorted by price. You will need the price or MLS number of the listing of interest to get details when you click below.

Listings for Spokane Duplexes SOLD in Last 6 Months

All data is from other sources. No warranties are mentioned or implied here.

I have 20 years of real estate investing experience and am an investor myself. My bio is at www.buygeg.com Please hire me the next time you would like to buy or sell property in the Spokane area if you want someone who owns and understands investment properties to represent you.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., 509-235-6191

Posted in Sold Data Tagged: cap rate, gross rent multiple, SOLD duplex data, sold prices, sorted by gross rent multiple, Spokane duplexes, Spokane sold prices

November 2008 Hottest Spokane Duplex Deals, Presented by Deepak Malhotra, Associate Broker, Cheney Realty Inc.

buygeg — Sat, 01 Nov 2008 20:54:26 +0000

Please click the following link to see duplexes for sale in Spokane sorted by GRM, gross rent multiple (price divided by total gross monthly rent):

Spokane Duplexes for Sale Sorted by GRM, Presented by Deepak Malhotra

By using gross rent multiple (price divided by monthly rent), it becomes easier to find the best deals. The duplexes that are most likely to provide positive cash flow, or at least the best cash flow, and highest cap rates, should be those that are closest to the top of the list. I have also provided you with price per square foot information. Average gross rent multiple and average price per square foot information for duplexes that sold in the last 6 months can be found in the Sold Data post below this one. This list was generated on October 31, 2008.

To properly compare, please compare gross rent multiple of one duplex with gross rent multiples of other duplexes of similar age, location, and condition, verify that the stated rent is actual (not projected) rent, and please make sure that the landlords are paying similar utilities for each. For example, landlords typically pay water, garbage, and sewer, and typically do not pay for electricity. If a rental unit includes electricity, you have to deduct the cost of that electricity from the rent to properly compare with other properties. Similarly, some areas, such as Medical Lake, have much more expensive water than other areas. You need to factor in the different utility costs of some areas when comparing with others.

To see details of any of these entries, please see the detailed listings by clicking on the following link. The following entries are sorted by price. You will need the price of the listing you are considering to get details when you click below.

November 2008 Duplex Listings

All data is from other sources. No warranties are mentioned or implied here.

Please hire me next time you are planning to buy or sell investment property in Spokane if you would like to be represented by someone who owns and understands investment property. Clients get a list that is personalized to preferred area, age, or number of units.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., (509) 235-6191.

Posted in Duplexes for Sale Tagged: cap rate, gross rent multiple, high cap rate, positive cash flow, Spokane duplex, Spokane duplex for sale, Spokane duplexes

November 2008 6 Month SOLD Data for Spokane Duplexes -Prepared by Deepak Malhotra, Associate Broker, Cheney Realty

buygeg — Sat, 01 Nov 2008 20:36:07 +0000

Please click the following link to see Spokane SOLD duplexes, having sales closed in the past six months, sorted by gross rent multiple:

SOLD Data for Duplexes Sold in Spokane in Last 6 Months

This is SOLD data. Duplexes that are still available for sale can be found in the post immediately above this one.

By using gross rent multiple (price divided by monthly rent), it becomes easier to find the best deals if you a buyer, or to figure out how to price your building if you are a seller. The duplexes that should provide the best cash flow would be near the top of the list. I have also provided you with price per square foot information. I generated this list on October 31, 2008 and DOM (days on market) data is as of October 31, 2008. Be aware that some properties get removed and relisted so actual days on market may be longer than indicated. Listings with clearly erroneous or incomplete data were omitted.

Average gross rent multiple (i.e., sales price/monthly rent) for Spokane duplexes sold in the past six months was about 143. Average price per square foot for Spokane duplexes sold in the past six months was about $76. So duplexes for sale for less than 143 times one month’s actual current rent and/or $76 per square foot may be good deals, depending on age, condition, and location. To properly compare, please compare gross rent multiple of a duplex you are considering buying with the gross rent multiples of SOLD duplexes of similar age, location, and condition. Please also make sure that the landlords are paying similar utilities for each. For example, it is common for landlords to pay water, sewer, and garbage, and for tenants to pay electricity. If you are considering a building where the landlord pays for electricity, you should subtract the cost of electricity from gross rent before calculating gross rent multiple. An even better way to evaluate a property for sale is to calculate ”cap rate.” I can help you make these evaluations.

Listings for Spokane Duplexes SOLD in Last 6 Months

All data is from other sources. No warranties are mentioned or implied here.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., 509-235-6191

Posted in Sold Data Tagged: cap rate SOLD duplex data, gross rent multiple, sold prices, sorted by gross rent multiple, Spokane duplex, Spokane duplexes, Spokane sold prices

October 2008 Hottest Spokane Duplex Deals, Presented by Deepak Malhotra, Associate Broker, Cheney Realty Inc.

buygeg — Wed, 01 Oct 2008 05:39:32 +0000

Please click the following link to see duplexes for sale in Spokane sorted by GRM, gross rent multiple (price divided by total gross monthly rent):

Spokane Duplexes for Sale Sorted by GRM, Presented by Deepak Malhotra

October 2008 Duplex Listings

All data is from other sources. No warranties are mentioned or implied here.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., (509) 235-6191

Posted in Duplexes for Sale Tagged: cap rate, gross rent multiple, high cap rate, positive cash flow, Spokane duplex for sale, Spokane duplexes

October 2008 6 Month SOLD Data for Spokane Duplexes -Prepared by Deepak Malhotra, Associate Broker, Cheney Realty

buygeg — Wed, 01 Oct 2008 05:11:07 +0000

Please click the following link to see Spokane SOLD duplexes, having sales closed in the past six months, sorted by gross rent multiple:

SOLD Data for Duplexes Sold in Spokane in Last 6 Months

This is SOLD data. Duplexes that are still available for sale can be found in the post immediately above this one.

By using gross rent multiple (price divided by monthly rent), it becomes easier to find the best deals if you a buyer, or to figure out how to price your building if you are a seller. The duplexes that should provide the best cash flow would be near the top of the list. I have also provided you with price per square foot information. I generated this list on September 30, 2008 and DOM (days on market) data is as of September 30, 2008. Be aware that some properties get removed and relisted so actual days on market may be longer than indicated. Listings with clearly erroneous or incomplete data were omitted.

Average gross rent multiple (i.e., sales price/monthly rent) for Spokane duplexes sold in the past six months was about 145. Average price per square foot for Spokane duplexes sold in the past six months was about $78. So duplexes for sale for less than 145 times one month’s actual current rent and/or $78 per square foot may be good deals, depending on age, condition, and location. To properly compare, please compare gross rent multiple of a duplex you are considering buying with the gross rent multiples of SOLD duplexes of similar age, location, and condition. Please also make sure that the landlords are paying similar utilities for each. For example, it is common for landlords to pay water, sewer, and garbage, and for tenants to pay electricity. If you are condering a building where the landlord pays for electricity, you should subtract the cost of electricity from gross rent before calcuating gross rent multiple. An even better way to evaluate a property for sale is to calculate ”cap rate.” I can help you make these evaluations.

Listings for Spokane Duplexes SOLD in Last 6 Months

All data is from other sources. No warranties are mentioned or implied here.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., 509-235-6191

Posted in Sold Data Tagged: cap rate, gross rent multiple, SOLD duplex data, sold prices, sorted by gross rent multiple, Spokane duplex, Spokane duplexes, Spokane sold prices

September 2008 Hottest Spokane Duplex Deals, Presented by Deepak Malhotra, Associate Broker, Cheney Realty Inc.

buygeg — Mon, 01 Sep 2008 01:16:56 +0000

Please click the following link to see duplexes for sale in Spokane sorted by GRM, gross rent multiple (price divided by total gross monthly rent):

Spokane Duplexes for Sale Sorted by GRM, Presented by Deepak Malhotra

September 2008 Duplex Listings

All data is from other sources. No warranties are mentioned or implied here.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., (509) 235-6191

September 2008 6-Month SOLD Data for Spokane Duplexes -Prepared by Deepak Malhotra

buygeg — Mon, 01 Sep 2008 00:51:56 +0000

Please click the following link to see Spokane SOLD duplexes, having sales closed in the past six months, sorted by gross rent multiple:

SOLD Data for Duplexes Sold in Spokane in Last 6 Months

This is SOLD data. Duplexes that are still available for sale can be found in the post immediately above this one.

By using gross rent multiple (price divided by monthly rent), it becomes easier to find the best deals if you a buyer, or to figure out how to price your building if you are a seller. The duplexes that should provide the best cash flow would be near the top of the list. I have also provided you with price per square foot information. I generated this list on August 31, 2008 and DOM (days on market) data is as of August 31, 2008. Be aware that some properties get removed and relisted so actual days on market may be longer than indicated. Listings with clearly erroneous or incomplete data were omitted.

Average gross rent multiple (i.e., sales price/monthly rent) for Spokane duplexes sold in the past six months was about 138. Average price per square foot for Spokane duplexes sold in the past six months was about $77. So duplexes for sale for less than 138 times one month’s actual current rent and/or $77 per square foot may be good deals, depending on age, condition, and location. To properly compare, please compare gross rent multiple of a duplex you are considering buying with the gross rent multiples of SOLD duplexes of similar age, location, and condition. Please also make sure that the landlords are paying similar utilities for each. For example, it is common for landlords to pay water, sewer, and garbage, and for tenants to pay electricity. If you are condering a building where the landlord pays for electricity, you should subtract the cost of electricity from gross rent before calcuating gross rent multiple. An even better way to evaluate a property for sale is to calculate ”cap rate.” I can help you make these evaluations.

Listings for Spokane Duplexes SOLD in Last 6 Months

All data is from other sources. No warranties are mentioned or implied here.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., 509-235-6191

August 2008 Hottest Spokane Duplex Deals, Presented by Deepak Malhotra, Associate Broker, Cheney Realty Inc.

buygeg — Fri, 01 Aug 2008 21:58:27 +0000

Please click the following link to see duplexes for sale in Spokane sorted by GRM, gross rent multiple (price divided by total gross monthly rent):

Spokane Duplexes for Sale Sorted by GRM, Presented by Deepak Malhotra

By using gross rent multiple (price divided by monthly rent), it becomes easier to find the best deals. The duplexes that are most likely to provide positive cash flow, or at least the best cash flow, and high cap rates, should be those that are closest to the top of the list. I have also provided you with price per square foot information. Average gross rent multiple and average price per square foot information for duplexes that sold in the last 6 months can be found in the Sold Data post below this one. This list was generated on August 1, 2008.

To see details of any of these entries, please see the detailed listings by clicking on the following link. The following entries are sorted by price. You will need the price or MLS number of the listing you are considering to get details when you click below.

August 2008 Duplex Listings

All data is from other sources. No warranties are mentioned or implied here.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., (509) 235-6191

August 2008 6-Month SOLD Data for Spokane Duplexes -Prepared by Deepak Malhotra

buygeg — Fri, 01 Aug 2008 21:21:19 +0000

Please click the following link to see Spokane SOLD duplexes, having sales closed in the past six months, sorted by gross rent multiple:

SOLD Data for Duplexes Sold in Spokane in Last 6 Months

This is SOLD data. Duplexes that are still available for sale can be found in the post immediately above this one.

By using gross rent multiple (price divided by monthly rent), it becomes easier to find the best deals if you a buyer, or to figure out how to price your building if you are a seller. Note that many people use price divided by annual rent to calculate a gross rent multiple–I use monthly rent here. The duplexes that should provide the best cash flow would be near the top of the list. I have also provided you with price per square foot information. I generated this list on August 1, 2008 and DOM (days on market) data is as of August 1, 2008. Be aware that some properties get removed and relisted so actual days on market may be longer than indicated. Listings with clearly erroneous or incomplete data were omitted.

Average gross rent multiple (i.e., sales price/monthly rent) for Spokane duplexes sold in the past six months was about 139. Average price per square foot for Spokane duplexes sold in the past six months was about $79. To properly compare, please compare gross rent multiple of one duplex with gross rent multiples of other duplexes of similar age, location, and condition, and please make sure that the landlords are paying similar utilities for each.

Listings for Spokane Duplexes SOLD in Last 6 Months

All data is from other sources. No warranties are mentioned or implied here.

Deepak Malhotra, Associate Broker, ePro, Cheney Realty Inc., 509-235-6191