Usual window shopping for your dream properties is a good thing to do on a Sunday morning. However, multifamily investing is more than meets the eye. It needs more evaluation than just an open house. For real estate investors, it needs sufficient diligence that will not only cover locating a house which is below market value, but also exerting efforts to assess and analyse its financial responsiveness/economic impact.
Together with the actual complexities of looking for your dream property, it takes a fusion of things to secure a quality multifamily deal. In the majority of all the cases, the search commences by getting a potential property and then comparing property prices, long and short term costs as well as estimates on rental fees/market rent comps. While this will practically give you an estimate of what real estate investors can expect, it is up to the specialists to continue their due diligence and fine tune those figures to make sure we have solid success. Because investing in multifamily real estate investment involves a close attention to the economy as compared to other real estate deals, an investor’s initial concern should always focus on those figures. These numbers will not only showcase the future success of an investment property, but will basically reveal its discount from the actual valuation from current performance. To add to the figures, there is an option of underlying considerations that may and will surely influence multifamily real estate investment purchase.
For those who are eyeing to invest in a real estate multifamily investment deal, the search commences with the following factors:
Location. It has been stated before, location is of utmost essentiality for real estate investors, and more importantly in multifamily properties. With more tenants, this property needs to appeal to renters. Location is considered to be the most desired criteria. When one invests in multifamily properties, each should pay close attention to high-yield properties with high growth nearby. They should focus on communities with high-demand and well-maintained locations. Especially higher class locations/neighborhoods.
Number of units. The next step is to assess the prospective property in its entirety. Real estate investors should consider the number of units of the prospective property, together with the number of amenities and features in each unit. Starters should begin their search for property focused on three (3) categories of multifamily properties: (a) small property (20-50 unit), (b) medium (70-150 unit) property, and (c) the institutional sized 250-plus unit property. These sizes of properties do not only showcase the rance up to the most scalable properties, with lower risk for investors to have a project fail (bigger the more professional support you can afford), but they are basically showing the range of scalability for pricing everything= more affordable.
Prospective Income. The next step is to specify the potential income the prospective property can obtain. Sites like costar.com and Loopnet (owned by the same company) are helpful sources for knowing the rental charges and income in the market (comps). However, investors should still practice due diligence, which takes everything into consideration. Other income, average billback in the community, potential for more rent based on market average. For those trying to be conservative, the 50 percent rule is a basic recommendation. Fifty (50) percent on real estate investment’s income should be devoted to expenses (above the line) and not to the mortgage when looking at the health of a property’s income. This is regarded as an effective rule of thumb for starting in real estate investments. if the income is below 50% this is usually an opportunity to fix something and make more income.
The price or cost. Each scenario will basically differ when financing the real estate, mainly multifamily properties are compared to other nearby properties for performance to come up with the loan/leverage. Say for example you go with a 20 unit versus a 250 unit the lender will give better interest, better interest only terms, your insurance cost and r&m (repair and maint. cost is less (plus more) so your returns and proceeds will be higher. This simply means that the income post-business plan can be much higher/boosted easier on a large property which makes exit returns better and qualifies for better/best terms from the lender.
Investors, on the other hand, are usually required to consider their credit score when thinking of financing options, as this crucial figure will immensely affect the process of qualification. Generally, lenders will look at three factors namely the credit, debt-to income ratio, and the down payment. this usually determines the loan terms. NOT in multifamily. You must have basic 650 credit, team net worth larger than the deal, team post closing liquidity over 10% of the deal, and the remaining terms are decided by the income and performance of the building/business!
The seller. The seller of the place is one factor when evaluating prospective multifamily property. This is because of the fact that purchase price can significantly vary depending on the type of seller and their motivation. It is crucial for real estate investors to obtain a knowledge of who they are engaging with. Also are they crazy, reasonable, just want a high price? you will deal with this person for 60-120 days typically. If they are not really motivated, I have lived through a lot of games and heartache this can create. Consider the value of your time.
Truly indeed, in multifamily real estate, if you consider the factors mentioned above, there is a great chance that you will be closer to your dream property with a very practical price and transaction. However to fast track your success, partnering/aligning with a team with a track record and experience can help you jump years ahead in your progress, and save you from overlooking items which may cost you your entire investment.
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Kaylee McMahon
Apartment investor/ TREC® Brokerage LLC Owner
c: 469-990-4627 (text or call)
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