It's a 1000 sq. ft. garden style condo with 2 bedrooms and one bath. It definitely needs new carpet and a full paint job. The kitchen could certainly be updated with new applicances, and we could probably live with everything else.
Comps: An exact floorplan in the same complex recently sold for $260-$265K. (I forget which). Another exact model is on the market for $265K. A one-bedroom place is also on the market for $255, though I suspect that's way overpriced.
The asking price for this place is $199K, and it's within walking distance to Old Town and the King Street Metro, a major portal to Old Town and about 8 stops from downtown D.C.
My wife combed through the usual places (Washington Post, Zillow.com, tax records) looking for more comps. Here's the e-mail she sent me about that. (I'm at my J.O.B. so I don't have much time to put into comp-work):
Here is the scoop. Comps are extremely difficult because I have to find apartments in that SAME Unit or the numbers are useless. There are so many new and luxury condos around there. The new ones have sold recently for $529K for a 3 BR and $350K for a 2 BR -- all on that block.
The Post actually shows a 1950 unit on XXXX St. as having sold in July for $515K .
So you see, this is pretty much useless information. Perhaps D. can pull something
off MLS for us tonight.
The others (just so you have the info when we talk with S. ) are on the market for: 1BR -- $254,9000, 2 BR -- $265,000 Rental -- $1,700 per month (but that one was huge).
My thinking: if we can't wholesale it, we can certainly rehab it. We estimate repairs at about $6,000. That includes new carpet, paint and appliances.
I think we'll offer at $167,000, which should leave us enough room for HML fees and repairs.
ALL EXPERIENCED RE INVESTORS ARE ENCOURAGED TO CHIME IN HERE. We're going to the Realtor's office at 6:30 to discuss, and in all likelihood, make the offer.
Thanks!
UPDATE I: By the way, the owner bought the place in '97 for $70K. He's also apparently very motivated. I think I'll impress on him that he could have $90K in cash next week...
2 comments:
Sounds like a great possibility. What I would recommend you do is have your realtor sit down and run comps on the property and figure out 2 things:
1) what would the property be worth in top shape based off CMA (working off sold prices, not active or under contract)
2) what the current owner actually owes on the property (which can be found at the courthouse if it's not disclosed) so that you know what sort of financial situation the owner is in. Also, check to see if he has a second or equity line drawn on the property.
From there, figure out how long you need to go to make it work, and then how low you think the owner might be willing to go. Cash or Financed is not going to make a big difference to the owner because he is going to be paid the same way at the closing table regardless. His only concern is going to be that you qualify should you need to finance.
It might also be a good idea to have a market analysis done on the property region so that you know how long to expect it to sit on the market based off of the price you intend to sell it at.
It's always a good idea to work with a Realtor that is experienced in dealing with house flippers and their needs rather than just someone who can show and sell the property for you simply because they are more adept at handling your wants and needs as an investor.
~Jonathan Benya
Team Benya
Century 21 New Millennium
http:/teambenya.typepad.com
2) what
Thanks, Jonathan. I'm going to write an update on the situation in a few minutes. Turns out your advice, while great, doesn't quite apply here.
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