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從加州首見華人好投資﹐看國人意境腦力激盪的能力
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瀏覽2,280 ｜回應5｜推薦1 |
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補前言 數月前﹐太公曾在聯網貼文﹐指出加州房地產﹐正要開始猛跌﹔以前﹐我曾貼出一些案例﹐以証明此房價走勢﹔加州有些地區﹐的確已經有的跌七﹑八﹑九十趴﹐但是就有人（Ｓ）﹐以小人之心﹐說太公企圖拉生意。 很抱歉﹗要付錢請我當顧問﹖太公很屌﹐得看人交友喔﹗我不爽﹐那門都沒有﹐我還有必要﹐像檳榔妺那樣攬客﹖太看得起我啦﹗我有那麼漂亮﹑英俊乎﹖ 今天為何貼出此文﹖最主要目的有三﹕ （１）往昔好投資﹐均在洛城都會區外﹐路程在九十分以上﹔而這兩筆則在華人心目好區中﹐有日本豪華自助餐及中國蒙古烤肉﹐想想妻女家人一起過年﹐享受道地中餐﹐伊娘列﹐讓太公不手養也難喔﹗ （２）以前﹐太公言﹕處今日﹐還有必要﹐脫褲子放屁﹐出國當留學生﹖嗯﹐聯網上﹐還是有藍綠雞鴨﹐要太公回國打拼﹐才能對國事放屁﹐否則就伊娘列閉嘴﹖事實上﹐太公現在人在德州﹐對加州市場及租金行情﹐怎能如此清楚﹖這是什麼時代呢﹖ I live in Texas and collect all information through internet. I also found that the condo is in the top 40% good community in the city (grade 2 in 5). What a wonderful world we live in now compared to our ancestor! Even Richard Nixon has to envy us since there would be no Watergate scandal if he could enjoy the recent technology without 3 stupid guys using illegal wire tape. So, please don't say you can't do any investment in other state. （３）對﹗就一般人言﹐以長期持有硬体地產投資策略（不考慮『增值』因素）﹐能有二十五趴年回報﹐那是比銀行現在定存﹐高出八倍﹔可是就軟体地產投資﹐就伊娘的可以獲更高的回報率。那該當何率﹖如果太公說﹐以人頭作為保証﹐至少能有個年回報率一百趴﹔太公聯網友人﹐當然不會如雞鴨歪人一般﹐說太公放『大屁』。但是否也會像魯迅般﹐為孔明的頸上頭操憂﹐如何能辦到呢﹖ 大家好好想意境﹐找個好答案﹔那太公呢﹖當然是學『草船借箭』前的孔明﹐喝茶看報紙哪﹔這事﹐咱幹多啦﹐急啥﹖ ****** 主文 ****** 今年首度見到一般普通華人在加州的好投資之一。 １９９０年建康斗﹐三房兩浴﹐住房面積１﹐６５５呎﹔２００５年售價為 $４０７,０００﹐今年三月﹐Ｍ銀行以三十六萬一千二收回﹐現在您可能以十萬至十二萬美元購得。 依租市行價﹐該屋約月租金三千二（政府ＨＵＤ最低的Section 8月租為二千美元）﹐若以月淨租為二千計﹐如您以十萬購得﹐則月利２％﹐年利為２５％﹔在洛杉磯大都會區﹐一般房租只有０。５％回報率﹐這是約四倍超值的難見投資。 另外一者﹐昨日仍在﹐而今日可能已經售出﹐就不再提及。  
4**1 *****, CA 90*** | Bedrooms: | 3 | |
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| Bathrooms: | 2.0 | |
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| Sq ft: | 1,655 | |
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| Lot size: | 2,178 sq ft / 0.05 acres | 2,178 sq ft / 0.05 acres |
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| Year built: | 1990 | 1990 |
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3BR, 2BA, 1655SF
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| Assessor's ID No. | ****-1-0**-0** | | | Site Address | ****1 ********
**********CA 9**** |
Square Footage 1,655 （約四十五台坪） | | | | Year Built / Effective Year Built | 1990 / 1990 | | | Bedrooms / Bathrooms | 3 / 2 | |
| Recording Date | 0*/**/2005 | | | Land | $248,322 | | | Improvements | $159,181 | |
Bank owned. Newer 3 legal townhouse on quiet street just a few blocks east of ******. Good floorplan, master fireplace, bright kitchen w/ oak cabinets, formal dining, sunny private patio. 1 minute to ******, easy access to beaches. See agent remarks. See listing website Rental comparables | Source | Accuracy | Low | Median | High | # of Comparables | More info |
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| Rentometer | Census Tract | $3,210 | $3,210 | $3,210 | 48 | Comparables Report | | HUD FMR | Statistical Area | | $2,014 | | Not applicable | HUD FMR Information |
Investment Summary 一般市場投資回報率預估 This investment summary assumes a 30-year fixed loan, 20% down, 7% APR. It uses operating assumptions of 10% management fees, 9% vacancy allotment, 3% repairs. This investment summary assumes that rents increase each year by 5%. This property would need to be purchased for $400,000 in order to generate a break-even cashflow based on prevaliing market rents. Annual Property Operating DataNet Operating Income (NOI) | 1 Year | 2 Year | 3 Year | 4 Year | 5 Year |
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| Maximum Possible Rent | $38,520 | $40,523 | $42,630 | $44,847 | $47,179 |
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| Vacancy Allowance | ($3,467) | ($3,647) | ($3,837) | ($4,036) | ($4,246) |
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| Management Fees | ($3,852) | ($4,052) | ($4,263) | ($4,485) | ($4,718) |
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| Tax Assessment | ($2,460) | ($2,460) | ($2,460) | ($2,460) | ($2,460) |
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| Insurance Service | ($630) | ($630) | ($630) | ($630) | ($630) |
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| Repairs | ($1,156) | ($1,216) | ($1,279) | ($1,345) | ($1,415) |
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| | Net Operating Income | $26,956 | $28,518 | $30,162 | $31,891 | $33,710 |
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Cashflow | 1 Year | 2 Year | 3 Year | 4 Year | 5 Year |
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| Net Operating Income | $26,956 | $28,518 | $30,162 | $31,891 | $33,710 |
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| Debt Service | ($13,412) | ($13,412) | ($13,412) | ($13,412) | ($13,412) |
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| | Cashflow Before Taxes | $13,543 | $15,105 | $16,749 | $18,478 | $20,297 |
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| | 1 Year | 2 Year | 3 Year | 4 Year | 5 Year |
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| Break-even Purchase Price | $400,000 |
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| Rents | $38,520 | $40,870 | $43,299 | $47,461 | $50,330 |
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| Cashflow Before Taxes | $-1,388 | $445 | $2,340 | $5,586 | $7,824 |
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| Cash-on-Cash Return | -1.73% | 0.56% | 2.92% | 6.98% | 9.78% |
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（最後一項﹐是以二十萬購買價為計算指標） Related Property Transactions We found 4 related property transactions in the last 3 years. | Transaction Date | Value | Buyer | Seller | Full or Partial | Multiple APN | Arms Length | Document Type | Transaction Type | REO Flag |
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| 2005-12-02 | n/a | G***********Y | | Full | | No | Unknown | Refinance | N | | 2006-12-14 | n/a | G***********Y | | Full | | No | Unknown | Refinance | N | | 2006-12-14 | n/a | G***********Y | | Full | | No | Unknown | Refinance | N | | 2008-**-** | $361,250 | M***** TRUST MSHEL 2007-2 | ******* LOAN SERVICE CORP | Full | | No | Trustee's Deed Upon Sale | Resale | B |
Sale History Aug 03, 1998 販售史歷 | Sold | $126,000 | 192.7%/yr |
Public Records | | Jun 02, 1998 | Sold | $105,000 | -8.5%/yr | Public Records | | Jul 07, 1995 | Sold | $136,000 | 39.1%/yr | Public Records | | Dec 09, 1994 | Sold | $112,500 | -30.4%/yr | Public Records | | Jun 01, 1994 | Sold | $135,976 | -- | Public Records |
Related Listing History | MLS Name | MLS ID | First Appeared | Listing Price | Last Visibility | Last Status |
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| MRMLS | **** | 2008-*** | $210,000 | Visible | Active | | CLAW | ***** | 2008-*** | $210,000 | Visible | Active | | MRMLS | ***** | 2008-*** | $296,900 | Not-visible | Active | | CLAW | ***** | 2008-** | $249,000 | Not-visible | Active | | CLAW | ****** | 2008-** | $249,000 | Not-visible | Active | | SOCALMLS | ******* | 2008-** | $210,000 | Visible | Active |
Community Property Types| Type | # in Block | # in Tract | # in Zipcode |
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| Apartments | 38 | (14%) | 42 | (3%) | 1040 | (7%) | | Condominiums | 24 | (9%) | 36 | (2%) | 818 | (6%) | | Single Family Residences | 100 | (36%) | 1257 | (82%) | 9086 | (63%) | | Duplexes | 53 | (19%) | 77 | (5%) | 1002 | (7%) | | Triplexes | 25 | (9%) | 33 | (2%) | 706 | (5%) | | Fourplexes | 15 | (5%) | 19 | (1%) | 426 | (3%) | | Miscellaneous Multifamily | | (0%) | | (0%) | | (0%) | | Other | 22 | (8%) | 59 | (4%) | 1275 | (9%) |
Property Types| Type | # in Block | # in Tract | # in Zipcode |
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| Apartments | 38 | (14%) | 42 | (3%) | 1040 | (7%) | | Condominiums | 24 | (9%) | 36 | (2%) | 818 | (6%) | | Single Family Residences | 100 | (36%) | 1257 | (82%) | 9086 | (63%) | | Duplexes | 53 | (19%) | 77 | (5%) | 1002 | (7%) | | Triplexes | 25 | (9%) | 33 | (2%) | 706 | (5%) | | Fourplexes | 15 | (5%) | 19 | (1%) | 426 | (3%) | | Miscellaneous Multifamily | | (0%) | | (0%) | | (0%) | | Other | 22 | (8%) | 59 | (4%) | 1275 | (9%) |
Neighborhood Occupancy| Occupancy | # in Block | # in Tract | # in Zipcode |
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| Home-owner | 154 | (56%) | 1177 | (77%) | 10228 | (71%) | | Other Occupied | 123 | (44%) | 349 | (23%) | 4124 | (29%) |
Vacancy 當地空房率 | Type | Addresses in Tract | # Vacant in Tract | Addresses in Zipcode | # Vacant in Zipcode |
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| Residential | 2152 | 28 | (1%) | 40653 | 373 | (1%) | | Commercial | 161 | 14 | (9%) | 4415 | 255 | (6%) |
SFR Sale and Price | Oct - Dec 2006 | Jan - Mar 2007 | Apr - Jun 2007 | Jul - Sep 2007 | Oct - Dec 2007 | Jan - Mar 2008 | Apr - Jun 2008 | Jul - Sep 2008 |
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| Total Sold | 74 | 56 | 53 | 33 | 25 | 30 | 51 | 27 | | Median Price Per Sq. Foot | $434 | $455 | $509 | $417 | $447 | $381 | $336 | $344 | | 2 Bedroom | | Total Sold | 16 | 16 | 10 | 12 | 5 | 6 | 6 | 9 | | Median Price | $472,000 | $445,000 | $479,000 | $396,000 | -- | -- | -- | $295,000 | | 3 Bedroom | | Total Sold | 51 | 29 | 33 | 15 | 18 | 20 | 35 | 14 | | Median Price | $565,000 | $660,000 | $619,000 | $616,250 | $485,000 | $495,000 | $500,000 | $365,000 | | 4 Bedroom | | Total Sold | 5 | 8 | 8 | 3 | 2 | 4 | 8 | 4 | | Median Price | -- | $674,500 | $610,000 | -- | -- | -- | $477,000 | -- |
Condo Sale and Price | Oct - Dec 2006 | Jan - Mar 2007 | Apr - Jun 2007 | Jul - Sep 2007 | Oct - Dec 2007 | Jan - Mar 2008 | Apr - Jun 2008 | Jul - Sep 2008 |
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| Total Sold | 13 | 9 | 10 | 4 | 3 | 3 | 3 | 6 | | Median Price Per Sq. Foot | $259 | $301 | $259 | -- | -- | -- | -- | -- | | 3 Bedroom | | Total Sold | 11 | 8 | 6 | 2 | 2 | 2 | 3 | 6 | | Median Price | $445,000 | $465,000 | -- | -- | -- | -- | -- | -- |
City safety score for ******* is 6.5 out of 10. | Violent Crime Statistics 犯罪及居家安全度 |
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| pop. | | Homicide | 9 | same | | Rape | 27 | 25% higher | | Robbery | 154 | 33% lower | | Aggravated Assault | 245 | 40% lower | Crime Index
(Violent Crime Overall) | 12 | 33% lower |
The Crime Index for ***** is 12. That's about 30% lower than the LA County average. It measures violent crime reported, so lower is better. Local schools' overall California Academic Performance Index is 666, some distance from the statewide target of 800.
雲遊去了﹐有緣自聚
本文於 修改第 4 次
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曾先生你好，我也居住在南加聖蓋搏華人區，據我了解，本區3房Condo租金行情很少超過3000，即使3-4房獨立屋，月租金多半在2500左右，是否能告知此案例所在區域呢?
謝謝。
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I told you that everbody has different way to do business
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Dear Monte, Did you receive this following review email? At least, you have to put "******" as the buyer and set the deadline "February 3, 2009 5:00 pm" in the offer, am I right? I can correct it, but I am sorry that I don't have a computer program able to do that. Hope you understand, now. ET
--------- Forwarded Message ----------
Dear Monte, Job well done. Once decision is made, I do things as quickly as possible and get the job done. Maybe I am too rush for you to process the deal; I will extend the closing date to the end of Februray 2009, if you and the seller need. Here are some minor concerns on the contract, for your review or correction: #1 C. Close of escrow shall be on or before February 26, 2009. #2 A. initial deposit .... made payable to *********. #4 A (1) Seller shall pay for an inspection and report for wood destroying by his choice inspector. Please Check accordingly. #4 C (2) Seller shall pay the government compliance and re-trofit. Please check accordingly. #4 E (2) please check city transfer tax to be paid by the Seller. #8 B (3) If there are some appliances left in the property, please list them here. #8 C Please put "Not Any" here even there is no appliance. #31. Expiration of offer: Please put "February 3, 2009 5:00 pm" in the purchase offer as the deadline for Seller to accept the offer. Any question, please let me know. ET
-- Monte wrote:
Dear Ed, Here is the C.A.R Purchase contract I didn't put a name on it ? I will have to do so before I send it to the bank . Please send Prof of funds and a copy of the Deposit check back with the Contract you can email it or fax to *** ***-10** . If *** is going on the contract I can meet her in my office in Covina or even at the property and she can sign there . M
本文於 修改第 1 次
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Not a pure business decision to buy a California home.
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Dear Monte: This is not the first time I am buying a distressed property. In the past 15 years, I've been dealing with so many banks. Every bank has his own way to do business. As I said, I will follow your instructions to complete the deal since you know the banker better than me. Tell you the truth, I have been watched the market closely since I left California and have never taken any urgent or serious action to buy. Because I believe the Californian market is going to fall rapidly and dramatically. Still no sign to see the light at the end of tunnel at this moment. Even in some area, the housing price has dived more than 70% off and goes back to 1991 price level. One property in your listing neighborhood just came out last week listing for $199K, the last one on MLS in the same neighborhood. It is a short sale, I have no patience to go thru it. Well, you may or may not agree with me that the housing price will go back to pre-bubble level, i.e. 2000. I checked the subject property sale history. Yes, the condo was sold for $386K in 2004 and the bank took it back for $429K. But that is unsustainable and speculated price per the area income. The subject property was sold for $179K in 2000. I am a reasonable man who doesn't mind to pay a little bit more and make anybody happy. That's why I offer $200K all cash. I am definitely not going to pay more than that for any condo in the city, at this time. I can offer the same price to the next listing: ***,**** street, which has the similar listing with same sq ft and listed way lower than yours. There is no action too, for 3 months. But I don't want to make multiple offers that means someone is going to waste time. Well, I am very honest to you. I don't have to buy if I don't have the need to let my girlfriend re-enjoy a sweet home (I sold out all our SoCal real estate holdings in 2004 and she has been stayed with her parents since) . According to the news report and professional writings last week, the bankers have a lot of REO inventory, which is at least twice larger than those listed in MLS, they are planning to put them on the market in 6 months. I don't mind your bank insists on its price, the worst for me is just walk away. Who says we have to do business together in order to be friends? So, if you don't think we can accomplish something, let me know. We are still friends if we don't do it this time. If you believe I am reasonable, I will give your phone number to my wife/ girlfriend and let you work together as a team to do a mission (not impossible though). Once decision is made, I do things as quickly as possible and get the job done. Maybe I am too rush for you to process the deal; I will extend the closing date to the end of Februray 2009. Two pennies for your thoughts. ET
本文於 修改第 2 次
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I am a lazy guy who doesn't like to work for others.
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TheIronChef
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留言｜加入好友 | | | | | 曾太公(et13808) 於 2008/12/04 13:24 回覆： |  刪除 | If you are lucky enough, it could be yours for less than $100K. That's better than 15 years ago (please go back to check its sale history I just added.) I used to post some good deals in this blog/ website. But, some people love to accuse me of "getting a buyer/client." My purpose is just to use "case study" to explain the trend in California. I am retired to make fun live for myself. In deed, no intention to attract any client unless the situation is in need. Mind you that I am a lazy guy who doesn't like to work for others. But don't be in a hurry, a lot of good deals are on the way. It is so funny to see the move of real estate like the wave of stock market. |
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