So the idea of finding Beaverton houses for sale and flipping it for profit intrigues you enough to at least read this sentence?  Well you’re not alone.  The prospect of easy money never goes out of style, not that house flipping is necessarily easy.  Beaverton real estate has gone through its swing in pricing just like the rest of Portland and is still sliding south.  So is it possible to flip today and be successful?  You bet. 

Math is a bit more important now than in 2005 when a buyer could be a complete flunky with a paint brush and resell for 20% more than the purchase price.  However, I’d venture a guess that a lot of these self proclaimed real estate investors actually didn’t do as well as they say they did.  Fuzzy math seems more common sometimes than regular.  Selective understanding of overall costs in the flip process elude more investors than you’d think.  Purchase, holding, and sale costs being the biggest factor left out of their version of how awesome a flip turned out to be.  Makes for a better sounding story when embellished a bit.  It’s not free to buy, hold or sell real estate.  Hmmm

 Let’s take a look a client’s latest Beaverton house purchase:

• Advertised in RMLS at $125k for a 1290 sq ft. 3 bedroom, 2 bath, vaulted living areas, light and bright, deck, fenced yard, 1992 built home on a .17 acre corner lot in a decent area.  Short sale. 

 Well, sounded real interesting up until the short sale part anyway.  9 out of 10 offers I write are pulled by buyers prior to getting seller’s bank acceptance.  Told my buyer that he’d get impatient like everyone else and pull his proposal in order to close on some other closable property, even bet him lunch on it.  But what the heck, we threw out an offer.  Did that and came to find that several other buyers had done likewise.  

 About 30 days go by and the listing agent makes contact with me saying we’re in first position and a short sale negotiator has been assigned on the seller’s side.  Woo hoo!  That means a little bit more than nothing.  Then the funny thing was that this short sale negotiator says “Hey, if you guys don’t close in 10 days we’re going to foreclose.”  Holy cow.  That’s not much time to get funds together.  We went back with a counter addendum stating that closing in 10 days was going to net them $10k less than our original offer.  They accepted $115k!  Wow.  That IS exciting!

 Buyer ended up with a bargain compared to other homes in the same neighborhood.  Our subject house needed paint, flooring, landscape maintenance plus a few odds and ends, the sum total being under $7,000.  Quick resale on this Beaverton house will be around $170k.  Recall those little-remembered costs of buying, holding and selling?  Even with these factored into the equation flipping will add up to a decent profit.  Unfortunately though I owe my buyer lunch…

 Watch Beaverton houses for sale, Portland houses for sale, or whatever area you’re after.  Short sale and foreclosure profits are possible, even in a down market.  Do your homework and factor all costs with a cushion.  Evaluate realistic resale price and make the offer accordingly.   Write up a handful of short sale offers and see what sticks.  Potential reward is out there!

Portland area homes have a plethera of ideas to offer home buyers. the sky is the limit as far as varieties to choose from.  From a cozy studio condo in Beaverton to a monster classic 1900′s craftsman close to downtown close in NE portland’s Irvington district.  What’s your fancy?  Pretty much depends upon the depth of a person’s wallet. Closer in to downtown you get, the higher the price.  Stands to reason, right?  Buyers looks for upside potential through investment in Portland’s real estate should take a closer look at some of the cool vintage areas such as Irvington, Alemeda, or Laurelhurst.

For buyers not faint of heart and willing to wield a large hammer might want to take a look at recent find on 2732 NE 15th. This property is offered for sale through RMLS (rmls #9077589) by Gary Had Real Estate and gets my pick of the moment vote.  At over 5000 square feet this large classic is just waiting for a buyer to see the big picture and seize opportunity.  Driving down the 15th you’ll notice that this has got to be the last vintage structure with no remodeling. Well hidden between giant cedars it’s easy to miss. Currently offered to the public for $450,000.  Homes of similar size have sold for a million or more recently.

Taking a closer peek into the innards of our pick shows incredible features not easily found in newer homes.  Select lathe and plaster, leaded glass windows, bi-fold 8 pane interior doors separating the high ceiling rooms.  Boxed beam, wainscoting, built-in dinettes, storage cabinets and even a real dumbwaiter with original crank!  Talk about cool features!  This place has got them.  Hardwoods are on the main, 2nd and 3rd floors with nice ceiling height throughout every level, including a full basement. This is a large house!

Vintage also means that there’s tons of original everything included.  Sometimes that’s not a great plus but hey, we’re talking upside potential here.  Check out the awesome octupus dinosaur furnace deep withing the basement confines.  Gravity fed oil heat at it’s best.  This beast looks like it came straight from a Freddie Krueger movie. Not sure that keeping this guy is in a rehabber’s best interest.  Oil heating was typical of the era and buyers are always advised to check buried oil tanks for ground contamination.  Better to have sellers absorb DEQ costs if there’s an issue.

Die-hard enthusiasts may want to keep reminiscent features of the old lathe and plaster but I’m not convinced that this adds to resale value.  Observations of home buyers in Portland throughout my 8+ years in the business tells me that you’d have to come across a fairly particular buyer wanting cracked original plaster over conversion to drywall.  One of the big obstacles is how the heck to insulate these homes without destroying such.  Heating costs were no big deal in the day and, I’m going out on a limb here, but don’t think this place is going to get a LEED gold stamp of approval.

Updates required for resale on most of these home will involve electrical and plumbing.  We’re looking at possible knob and tube in this place, although there is an updated electric panel.  Most homes in Portland area neighborhoods with electrical updates have gone to a 200 amp service.  Early 1900′s homes don’t have many outlets and this place is no exception but maybe a lack of receptacles will promote Oregon’s green agenda… well, maybe not.  Owners may find it rather annoying not having a place to charge the Ipod.  Hey, just because you live in a cool classic home doesn’t mean you can’t enjoy modern amenities.

Speaking of modern amenities, the kitchen is reminiscent of days gone by.  Although, there’s some updating to some version of 80′s red laminate countertops. Most will agree that investment into kitchen updates is money well spent and easily recouped upon resale.  Our subject home has a decent sized kitchen but could benefit from rearrangement of a few walls for enlargement.  Sky is the limit here.

Overall I’d give this Irvington project house a great rating due to it’s upside potential. Investing in Portland real estate will pay off on this place if buyers limit their use of contractors and swing the hammer themselves more.  Sweat equity always helps return on investment.  A ballpark figure may put expenses in the hundred’s of thousands for our subject but when all is said and done sellers will also be looking at a home that’s pushing $800k plus within only a few short years.  Portland’s market will recover and buying opportunities like this have never been better!

Contact us to see this home today or visit the main site to search Portland homes for sale.

Portland’s real estate market is not bad. Buyers of investment properties need to take advantage.  Want a competitive edge?  Better be on top of the new listings.  Most websites offer automatic email functions.  These can often be set to send immediately as new property listings become available but some only send once per day.  Only looking once per day may not cut it when competing for hot properties around Portland Oregon neighborhoods.

How can buyers have first shot at the good deals?  Reality is that 99.9% of real estate transactions happen through Realtors.  Hook up with a good one.  Agents working with investment property buyers need to stay on top of new listings and do market research immediately as houses become available.

What’s a good deal for investors?  Take a look at Portland’s west side for example.  Beaverton homes and Hillsboro neighborhoods often offer better cash flow than those found elsewhere.  When looking at the home purchase consider what sort of expenses are attached directly to PITI (principle, interest, taxes and insurance) and what neighborhood rents are.  Entry level homes offer much more bang for the buck than higher end, rental wise.  Rents on a 1200′ 3 bedroom 2 bath detached Beaverton home are running around $1100/mo at the moment.  Figure a good price for such a property might be $175k.  Compare that with cash flow on a $350k home where rents may be $1600/mo.  You do the math.

Competitive nature of investors.  Being first to the table with an offer is key.  It’s almost better to shoot first then aim in this market, you’ll have opportunity to bail out later.  I’m referring to red hot bank dumped properties here and not average run-of-the-mill real estate.  Hot properties like ones priced at $90 sq. ft. vs. the neighboring ones selling around $150.  These will be bank-owned foreclosures in Portland and surrounding areas, and they’re marketed through agents just the same as any other property.  I’ve seen several in the last few months around Beaverton and Hillsboro, they do exist.  Jump on them the same day they hit the market.

Sitting on the fence. At any given time there are a ton of buyers who say “wow, that was a good deal.  I’d have bought that one… if I’d known about it.”  The only reason buyers don’t know about it is because they (and their Realtor) are not paying attention.  Countless would-be investors sit on the fence analyzing a particular property while another savvy investor snatches it up.  That way the little kid mentality can kick in; That guy wants it, now I really want it.  Not all properties listed in RMLS are still available, some are awaiting bank paperwork before listing a property as “pending” in the system.  Dilly dallying doesn’t pay!

Short sales listings will inevitably be part of almost every Portland real estate search result.  In fact, Portland’s RMLS (Regional Multiple Listing Service) has actually added ”bank owned” and “auction” fields for agents to use during listing input.  While getting a great deal on the purchase is in front of most people’s minds, actually closing one of these dynamite short sale houses becomes a little testing on the nerves.

Banks seem to throw logic out the window on occasion… of course these are also the organizations who loaned money to anyone that could fog a mirror a few years back.  Did you know mortgage brokers actually referred to some loan programs as “the liars loan?”  Ya, that didn’t have disaster written all over it.  Good news for buyers though due to all this foreclosure/short-sale turmoil.  Portland prices have dropped significantly, back to early 2005 or even 2004 in many cases!

Foreclosure and short sale prices lead the market with aggressive pricing.  It’s very difficult for average resale sellers to compete with someone who’s dumping a house next door due to financial difficulties.  Your neighbor owes more against the house than what current market will bear and is losing his shorts.  Hence, the term “short sale.”  Actually a better definition might be; A mortgage in excess of what’ll be netted out from the house sale, banks have to agree to take this loss.

A common selling situation:

Market analysis is done.  Looks like the property should sell for $500k based upon recent sales within the last 6 months.  Property is listed but no offers come in after 1 month so price drops $20k.  Still no offers, another month passes.  Price drops again, now list is $460k.  This pattern continues for several months until we get to the point at which the $500k property is now $380k.  Wow, what a deal!  Unfortunately, it’s now considered a short sale because seller still owes $450k against the property and doesn’t have any money to pay the shortage.  Multiple offers come in.  Best offer is $385k.

Listing agent goes back to the bank and asks for the rep’s blessing, approving such a sale.  Rep orders the BPO (broker price opinion)/Appraisal.  Appraiser looks at comps and the offer, comes up with a value of $425k.  Bank says NO SALE at $380k.  So, how do we get the place sold?

Ammunition to use against (il)logical banks

Here’s the compelling argument that can be used to leverage a lower sale price:  Show the bank RMLS history.  Your buyer’s agent can produce such.  Fact is that the property was listed for a higher price and didn’t sell.  Market value is determined by buyers, not appraisers, not sellers or real estate brokers.  Although a market analysis was done showing what theoretically a home is worth the bottom line is that buyers are not willing to pay such.  Real value is at $380k in the buyer’s eyes.

Bank representative must make a choice.  Go with the bird in hand, request a higher amount (forcing more market time/counter offer), or foreclose.  In a declining market which avenue is most cost effective for the bank?  You’d be amazed how many banks will accept this logic, some won’t.  But hey, “He who has the gold…”

Visit the site for information on Portland Real Estate and advice on investing in real estate.  Search Portland Oregon homes for sale at www.maxwellsinclair.com

What’s a good real estate investment?  Depends upon who’s doing the talking.  It never ceases to amaze me how many Realtors comment on what great cash flow their particular listing is producing.  I’m convinced many are not investors.

Here are 3 factors to consider when evaluating overall return on investment:

1. Look at the surrounding area. Portland Oregon has many neighborhoods and surrounding cities like Beaverton, Tigard, Hillsboro, and Lake Oswego.  Within each city are well-regarded and not so well-regarded locations.  This can be seen by driving a couple city blocks in one direction.  How does the subject area compare?

Real estate investing should be viewed as a long term event, more than 3 years.  Google.maps.com has an awesome tool for helping evaluate neighborhood condition from your desktop.  Use the “street view” button to pan up and down the street taking not of vehicle and yard conditions as well as house curb appeal.  Look at aerial views to get an idea too.  More trashed and dead looking vehicles may mean that community involvement is seriously lacking.  A sign of real estate future values.

2. Look for upside potential through remodeling. Buy the worst house in the nicest neighborhood.  We’ve heard that one before.  Beaverton and Hillsboro offer some of the most cost effective real estate investment for single family homes.  When looking for future returns think about what can be done through simple upgrade.

Take a 1970′s original house in Beaverton.  With current Portland real estate prices it’s ease to pick up a great deal around the $200k price point.  This will be a three bedroom 2 bath ranch style house on a 7000′ lot.  Very easy to update and with a little sweat equity can be done well for $10k.  Upside potential for rent is now there as well as resale.  A wise use of $10k.

3. Evaluate cash flow. Much of newer construction and higher density housing is subject to HOA fees.  Property management, repairs, maintainence, vacancy are key factors to consider.  In the above example we refer to Portland investment property, specifically Beaverton.  There’s a good balance of cash flow here, possibly more so in Hillsboro.  House prices are becoming more attractive all the time in many neighborhoods.

Single family nvestment homes provide a minimum amount of expense after remodel.  There’s not much to break, also one of the benefits of purchasing newer homes.  Tenants pay for all utilities.  I also mention in my website additional tips on having tenants take care of small repair, this minimizes cash loss.  If possible, manage property yourself.  Management fees will run 7% every month.

There are a ton of good informational tips on my site www.MaxwellSinclair.com.  Please feel free to call and discuss investment ideas and tips of your own.  David Somerville 503 789-7633

Looking to score on awesome foreclosures or short sales in Portland Oregon?  Watch out for that middle-man fee!

Recently I had the pleasure of dealing with an interesting situation.  This involved a pre-foreclosure property for sale in Beaverton.  Although it was listed in the RMLS there were additional buyer “fees” involved I found out about after talking with the listing agent.  Although additional “negotiation service fees”, or whatever you want to call them, are not too uncommon these days it is something to watch for and I’d be interested in hearing other’s opinions regarding ethics of such.

My example came when a buyer was searching houses for sale in Portland Oregon.  He came across what looked to be a fantastic deal but was disclosed as a short sale (bank would have to approve sale price and deal with a lack of loan payoff).  I found out from the listing agent that there was middle party involved with the seller who, apparently, had a contract for purchase (option to buy at a undisclosed price).  This middle party wanted $15k to buy out the option and had no intention of actually acquiring the house.  Purchase by my buyer could not move forward without getting this party out of the picture.

Justification for paying the $15k was “negotiation work done with the bank.”  There was work done with the bank, yes, and they had come to an agreement with lien holders.  OK, great.  Was it $15k worth of work or just someone trying to make a quick buck off of a real estate transaction?  Remember, this middle party had no intention of actually aquiring the property.

Here’s a rundown; Buyer writes the offer, seller approves, middle party approves, then it goes to the bank.  Bank asks for a HUD 1 sheet (balance sheet more or less).  Bank now sees that $15k of the purchase price is going to a middle party and essentially not only are they dealing with selling short of what’s owed on the loan but an additional $15k shortage.  The bank has to potentially choose between selling short, foreclosure, counter offering, or relisting the property hoping for a better offer.  What’s the most cost effective route?

Tough spot for the bank.  They’re up against this situation more often than the general public realizes.  Ethics conversations between people in our real estate industry are strong in regards to involvement of middle parties.  Ulimately, as long as the buyer gets a good price for the house he shouldn’t care.  It’s the seller/bank side that has to deal with distribution of sale proceeds.  Many feel that it’s part of the listing Realtor’s job to deal directly and negotiate with banks, no middle party involvement.  Points are made that middle parties are taking advantage of an already bad situation involving home sellers near foreclosure.

What do you think?

For tips on dealing with Portland foreclosures and Portland short sales visit our site at www.maxwellsinclair.com.

Many properties in the marketplace today fall within one of three categories peaking interest of investors/rehabbers.  Foreclosures, short sales and listings labeled as fixers.  So, which one will provide the greatest potential as far as return?  Property analysis is same regardless of the selling situation.

Here’s a fairly typical case study

Yesterday I went out with clients looking at an entry level project house for sale.  It came on the market that day and was listed at $169k.  Wow!  Houses in Beaverton listed for that price draw attention.  Very few properties for sale even come up under $200k (detached homes).

Looked like a decent deal at first glance.  Hey, you can practically break even on payments with 20% down using it as an income property.  Pretty interesting, on paper…  We arrived at the home and it did match the pictures a little too well.  Blue roof of several layers, single pane windows, cheapest sheet siding known to man, and best of all… trashed.  Rather bummed on this find.

After quick review of the surrounding homes and overall condition of the neighborhood it was estimated that resale in average to decent condition would fetch around $190k.  A rough guestimate of rehab costs was an easy $20k as long as sweat equity was involved and not 100% contractor labor. Question then is; At a list price of $169k is the home worth purchasing strickly for potential gain?  In my opinion there are more lucrative forms of real estate investment out there.

Taking a look at overall investment costs, just rough numbers:

Loan and closing fees: $6000

Carrying cost during rehab: $2000 (figure two months)

Material and labor costs: $20,000

Total investment: $28,000

From $169k add this $28k and we have a product that most likely isn’t going to sell for the money spent.  If a buyer is looking at keeping as a long term rental or primary residence it’s not too bad.  For $197k you’ve pretty much got a new house but for immediate resale… dream on, there’s no money in such.

My guess is that this particular piece of Portland Oregon real estate is not going to sell in it’s current condition for much over $160k and it’ll take a couple of low-ball offers to convince the seller of such.  Still, if you’re searching for fixer type houses for sale in Beaverton, Hillsboro, or any other Portland metro area you can do better.  Look for key words like “fixer”, “short sale”, and “foreclosure.” Check out the website and search all RMLS listings for free at www.maxwellsinclair.com.  Great investment opportunities are available with a little searching!