Five Markets for Buy and Hold Multifamily Investors - Meetupfiles.meetup.com › 18528044 ›...
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Five Markets for Buy and Hold Multifamily Investors
Thomas WinfieldJuly. 23, 2016
Prediction is very difficult, especially if it's about the future.---Niels Bohr
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• This is not a solicitation or offer•Nothing in this presentation is meant to be Legal, Tax
or Financial advice•Consult your Lawyer for legal advice•Consult your Tax Advisor for Tax advice•Consult your Financial Advisor for Financial advice
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Outline• Rationale and Selection Criteria
• Selected Markets
My Assumptions:
• Buy and Hold (3+ Years)• Multifamily Property• View of Market (MSA) rather
than submarket or property
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Criteria for Selecting a Market• Population Growth
• Primarily from Net Migration• States With Large and Growing Populations
• Workforce• Income Growth• Educated Workforce
• GDP/GSP• Diversified Economic Base• Good Debt Rating
• RE Cycle Phase• Real Estate Prices Not Volatile
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Virtuous Circle for Economic Growth
Population Growth
Talented Workforce
Increase in Job OpeningsIncome Growth
A Growing Population and Talented Workforce Creates a Demand for Real Estate
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The Population of the South and West is Increasing Faster Than the Northeast and Midwest
Howdy Y’all
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Follow the People
States with higher net migration are best for real estate investors
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South and Western States With Population Growth
South
• Florida
• Georgia
• North Carolina
• South Carolina
• Texas
Western
• Colorado
• Utah
• California
• Nevada
• Washington
• Oregon
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Follow the Money:Growth in State’s Gross Domestic Product (GDP)
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South and Western States With GDP Growth
States With Large Percentage Increase in GDP Will See Greater Increase in Population
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Median Household Income
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Personal Income Growth is a Measure of Economic Growth
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Educational Attainment-College Graduates
Educated people are less likely to be unemployed and more likely to earn more money.
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State Business Climate As Measured by CNBC
CNBC Ranking Categories:• Workforce • Cost of Doing Business • Infra-structure • Economy • Quality of Life • Technology and Innovation • Education • Business Friendliness • Cost of Living • Access to Capital
CNBC Ranking State Best Ranking Worst Ranking
1 Utah Economy Access to Capital
2 Texas Economy Education
3 Colorado Workforce Cost of Doing Business
5 North Carolina Access to Capital Quality of Life
6 Washington Tech & Inovation Infrastructure
8 Georgia Infrastructure Quality of Life
10 Florida Economy Cost of Doing Business
17 Oregon Economy Business Friendliness
27 South Carolina Cost of Doing Business Education
32 California Tech & Inovation Cost of Doing Business
40 Nevada Infrastructure Education
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Five Selected MarketsState Market Rationale
Georgia Atlanta Metro Good for Business; Gateway to South; Reasonable Prices; Growing GDP; Personal Income Growth
Colorado Denver Stable Economy; Educated Workforce
Utah Salt Lake City Stable Economy; Educated Workforce; Personal Income Growth
California Inland Empire Large and growing GDP; Innovators, Large Diverse Population, Educated Workforce
Washington Seattle Educated Workforce; Technology, Growing Personal Income
Hey! What about Texas and Florida
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Atlanta Metro
• Home to 5.7 million people in 2015. The region’s population is projected to increase to 6.4 million residents by 2020
• Median household incomes $56,000• Median Home Price: $254,200• Unemployment: 4.6%• College Attainment: 33%• Net Migration Averaging 25,000
Annually• Rent Growth 2015-2016: 6%
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Atlanta has Diverse Employer Base
EmployerDelta Air LinesEmory University / Emory HealthcareWal-Mart Stores, Inc.The Home DepotAT&TThe Kroger Co.Wellstar Health SystemsPublix Super Markets, Inc.USPS - Atlanta DistrictNorthside HospitalCoca-ColaUnited Parcel ServicePiedmont HealthcareCenters for Disease Control and PreventionChildren's Healthcare of Atlanta
Atlanta is the world headquarters of Coca-Cola, Home Depot, UPS, Delta Air Lines and Turner Broadcasting.
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Atlanta Employment Growth
Atlanta’s employment
growth outpaces that of the US
Current Unemployment Rate is 4.6% vs. 4.9% for US
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Atlanta Economy- Income
Source Moody’s Economy.com. US 2015 Median Household income is $54,000
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Atlanta Multifamily Indicators
• Cap Rate 6.6%• Vacancy Rate 4.6%• Price Per Unit $78,000
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Atlanta Pro and Con
Pros• Significant Population Growth
Due to Net Migration
• Educated Population
• Diverse Employer Base
• Income Growth Leading to Rent Increases
• One of World’s Busiest Airports• Within 2 hours Flight Time of 80%
of US Population
Cons• Late in the RE Cycle
• Experienced Rapid Growth Lately
• Cheap Land
• Influx of Out of State and Foreign Buyers
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Denver Metro
• Home to 3 million people in 2015. The region’s population is projected to increase to 3.3 million residents by 2020
• Median household incomes $69,000• Median Home Price: $335,400• Unemployment: 3.3%• College Attainment: 42%• Net Migration 31,000 in 2015• Rent Growth 2015-2016: 5.6%
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Denver Employer Base
1. U.S. Government
2. State of Colorado
3. University of Colorado Systems4. Denver Public Schools (DPS)5. City and County of Denver
6. HealthONE Corporation
7. SCL Health System
8. Centura Health9. Lockheed Martin Corporation
10. CenturyLink
11. Kaiser Permanente12. Denver Health
Denver has a large number of Government employees from Federal, State, County and City agencies. There are also a large number of healthcare workers
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Denver Employment Growth
Denver’s Jobs Performance Has Performed Better Than the US
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Denver Economy- Income
Denver’s Per Capita Income has grown, at the same time as the population has grown
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Denver-Multifamily Indicators
• Cap Rate 5.5%• Vacancy Rate 5%• Price Per Unit $150,000
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Denver Pro and Con
Pros• Highly Educated Workforce
• Recession proof Employer • Military Bases
• Transit point for Goods moving between Midwest and West
Cons• May be Later in the RE Cycle
• Need Better Employer Diversification• Oil Component is volatile • Government workers
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Salt Lake City
• Home to 1.3 million people in 2015. The region’s population is growing at 1.05%, the 5th fasting growing metro.
• Median household incomes: $72,000• Median Home Price: $247,000• Unemployment: 3.6%• College Attainment: 32%• Rent Growth 2015-2016: 5.8%
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Salt Lake City Employer Base
Largest employersState of Utah
Intermountain Health Care
University of Utah
Salt Lake County
Smith's Food & Drug Centers
U.S. Postal Service
Delta Air Lines
Novus Credit Services
Salt Lake City School District
Cordant Technologies
Qwest Communications
Zions First International Bank
Salt Lake City Corporation
PacifiCorp
Wells Fargo
Sears Roebuck and Company
Fred Meyer Stores
Salt Lake City has a similar employer base as Denver
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Salt Lake City Employment Growth
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Salt Lake City Income
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Salt Lake City-Multifamily Indicators
• Cap Rate 5.5%• Vacancy Rate 4%• Price Per Unit $110,000
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Salt Lake City Pro and Con
Pro
• Very Stable Economy• Performs Better Than US
• Good mix of organic as well as net migration population Growth
• Growing Technology Sector
• Still in Expansion Phase of RE Cycle
Con
• Weather
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Inland Empire
• Home to 4.4 million people, by 2020 the region’s population is projected to increase to 5.2 million residents
• Median household incomes $55,000• Median Home Price: $254,200• Unemployment: 5.3%• College Attainment: 20.1%• Net Migration (2014): 5,120• Rent Growth 2015-2016: 5.9%
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Inland Empire Employer Base
Name of EmployersCounty of Riverside, RiversideStater Bros. Markets, San BernardinoArrowhead Regional Medical Center, ColtonCounty of San Bernardino, San BernardinoNational Training Center, Fort IrwinU.S. Marine Corps Air, Twentynine PalmsAbbott Vascular, TemeculaMarch Air Reserve Base, Moreno ValleySan Bernardino City Unified School District, San BernardinoOntario International Airport, OntarioUniversity of California, RiversideClaremont Colleges, ClaremontUniversity of California, RiversideKaiser Permanente, FontanaRiverside Unified School District, Riverside
In addition to local employment, a large number of people in the Inland Empire commute to work in Orange and LA County
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Inland Empire Employment Growth
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Household Income
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
Less than$10,000
$10,000 to$14,999
$15,000 to$24,999
$25,000 to$34,999
$35,000 to$49,999
$50,000 to$74,999
$75,000 to$99,999
$100,000 to$149,999
$150,000 to$199,999
$200,000or more
Distribution of Household Income
Ont Rvsd SB Cal
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Inland Empire-Multifamily Indicators
• Cap Rate 5.5%• Vacancy Rate 4%• Price Per Unit $100,000
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Pros and Cons of Inland Empire
Pros Cons
• Most land owned by State or Federal Government. This constrains building.
• Decreasing Gas prices will make it more affordable for commuters
• Ontario Airport ownership returned to the City of Ontario
• Land is cheap(er) so building will increase.
• A decrease in imports through the LA and Long Beach ports will have a negative impact on growth
• San Bernardino’s Poverty Rate.
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Seattle
• Home to $3.6 million people, growing at a 2.4% rate. Fastest growing area in the Northwest
• Median household incomes $71,000• Median Home Price: $580,000• Unemployment: 4.8%• College Attainment: 25%• Rent Growth 2015-2016: 6.5%
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Seattle Employer Base
Largest employersBoeing
Joint Base Lewis-McChord
Microsoft
University of Washington
Amazon
Providence Health & Services
Walmart
Weyerhaueser
Fred Meyer
King County Government
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Seattle Employment Growth
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Seattle Economy- Income
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Seattle Multifamily Indicators
• Cap Rate 4.5%• Vacancy Rate 4.0 %• Price Per Unit $184,000
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Seattle Pro and Con
Pro• Transit Point to Canada and Far
East
• High Tech Companies such as Microsoft and Amazon
• Still in the Expansion Phase of the RE Cycle
Con• Boeing has a large impact on the
economy
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References
• Bureau of Labor Statistic (bls.gov)
• Forbes Magazine
• US Census Bureau
• Integra Realty Resources
• US Bureau of Economic Analysis
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House Hacking for Multifamily Investors
Thomas WinfieldJuly. 23, 2016
For information purpose only. Not meant as a solicitation or offer.
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Discussion Points• Benefits
• Scenarios
• Pros and Cons
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What is House Hacking• A person purchases (or takes control of) a single family home or
multifamily property; lives in it; and rents out the other bedrooms or units.
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Benefits• Reduce or Eliminate Housing/Rental Expenses
• Reduce Amount Needed to Acquire Property
• Method for Acquiring First Multifamily Property
• Lower Cost of Entry
• Tax Benefits
• Better Class of Tenants
• Easier (and less costly) to Manage and Maintain
House Hacking can be the first rung on your ladder to success.
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Issues• Terms of the Loan/Financing
• How is Rental Income Determined/Counted
• How long do you have to live in the property
• What are the terms of use• Number of Occupants
• Long Term vs. Short Term Rental
• Qualifying for Loan• How is the Property Income Treated
• How much Reserve is needed
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Hacking Without Owning
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Hacking Without Owning - Currently Renting an Apartment or House
• Acquire Roommate(s) in your current Rental (House or Apartment)• Assume Landlord Allows
• Sublet part of property
• Joint Renters
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Hacking Without Owning – Master Lease
Master Leasing
• Lease entire property from owner
• Move into a part of the property
• Take responsibility for Tenants
• Take responsibility for Expenses
• Excess Cash Flow belongs to you as income
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Hacking While Owning or Controlling
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Currently Own a Condo or House
• Rent out one or more bedroom
• Air BnB
• Move into an apartment and Rent out entire property
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Multifamily Living
• Purchase 2-4 Units
• Live in one Unit
• Rent Remaining Units
• Accumulate Cash
• Sell/Rent Property
• Repeat Process
• Pro• Financing Similar to SFR
• Spread cost over more units
• More Favorable Tax Treatment
• Con• You’re a Landlord
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Purchase Owner Occupied Multifamily Property-Trade Rent for Ownership
• My Current Rent $1500/Mo ($18,000/Yr)
• Goal: Purchase 3 Units, Live in 1 Rent out 2
• Purchase Price: $625,000
• 10% Down, FHA Loan
• Current NOI = $22,903
• Debt Service = $36,235
• Cash Flow = -$13,333
• Owner Unit = $10,800
• Effective Cash Flow = - $24,133
• Add in Prior Rent = $18,000
• Total Out of Pocket = $6,133
• Most Out of Pocket will be Recaptured through Tax Benefits
Year 1 Year 2 Year 3 Year 4 Year 5
Cash Flow ($24,133) ($15,913) ($14,980) ($14,018) ($13,028)
Add In Prior Rent $18,000 $18,000 $18,000 $18,000 $18,000
Total Out of Pocket ($6,133) $2,087 $3,020 $3,982 $4,972
Five Year Cash Flow Projection
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Live in House Flipping
• Buy Single Family or Multifamily Property
• Live in Property While Fixing it Up
• Sell (or Rent) Property After Repairs are Made
• Repeat Process
• Pro• Replaces Rent with Mortgage
• Reduces Time Pressure on Flips
• Favorable Financing
• Con• Transaction Cost
• Minimal Tax Benefits
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Lease Option-Control Property Until Purchase
• Comparable property worth $775,000
• This Property is underperforming• Vacancy Rate Is 15%• Expenses are 45%• Gross Scheduled Income = $74,700• NOI is $34,922• Debt Service is $32,451
• Offer• Lease for NOI of $40,000• Option for $5,000• Purchase Price $700,000
• Allocate $50,00 for Repositioning• Make Repairs and Upgrades• Get Vacancy Rate to 5%• Get Expenses to 35%
• After repositioned value $1,084,960• NOI of $54,248• Cap Rate of 5%
• Property now Properly Managed• Vacancy Rate Is 5%• Expenses are 35%• Gross Scheduled Income =
$81,576
• Action• Exercise option for $700,000• Obtain Loan for $705,000• Cash Flow of $21,000
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Summary
Pro
• Good Approach for Entry Level Investor• Learn Management and
Maintenance
• Reduces Housing Cost
• Tax Benefits
Con
• Living with Tenants
• Moving Every Year
• You Need to Develop Basic “Handyman” Skills