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October 9, 2012 by Peter Maclennan Leave a Comment

Investment Choices and Timing

When do you need your retirement income? Ten, 15, 20, or 30 years from now?

I read an article about how Canadian pension funds are switching their investment models. The major change is to a model centered around liability driven investments (LDI). Pension funds take money in, but don’t need to pay that money out until 20 or 30 years down the road, when the pensioner retires. Consequently, LDI investing seeks to buy longer duration investments that match the timing of cash disbursements to retirees.

Another interesting tidbit from the article is that Canadian pension funds are targeting long-term returns of 6% per year. This is in contrast to U.S. pension funds which average a target return of 8% annually and European funds which target 5% per year.

Investment Choices

I think it is very interesting that the pension fund managers (arguably some of the smartest investors in the world) are moving away from traditional stocks and bonds.

One of the advantages of stocks and bonds is liquidity or the ability to quickly sell the investment and convert it to cash. Because of the liquidity of stocks and bonds, it is also more volatile and subject to pricing fluctuations.

Pension funds are investing for the long term 15-30 years down the road. They don’t need the liquidity that stocks and bonds provide. Consequently, they are also avoiding the volatility of the market while still able to generate their target returns.

Retirement Investors

If you need money in the near term, less than a year or two, the liquidity of stocks and bonds may make them advantageous.

However, your retirement funds are probably going to be used in 15-30 years just like the pension funds. Consequently, liquidity is not a primary concern. Longer term investments, like real estate, make sense for retirement accounts. Retirement investors can forego the volatility of stocks and bonds, and pursue longer term gains with a vehicle that matches their investment horizon.

What do you think? Is this a strategy you would put in place?

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Filed Under: Benefits of Real Estate Investing, Real Estate Investing Tagged With: Investment Property, Real Estate Investing, Retirement, Retirement Freedom

September 20, 2012 by Peter Maclennan Leave a Comment

Real Estate Investors Want More Investments

Bloomberg reports that almost two-thirds (2/3) of real estate investors plan to invest in as many or more homes in the next year: Real Estate Investors Plan to Purchase More Homes in U.S.

Rising rents are driving the increase in residential real estate investment. In fact, in many areas of the country it is actually cheaper to buy than to rent according to Trulia.com. A homeowner would save almost $890 per month by buying in San Francisco. Trulia goes on to say,

“For prospective homeowners who are unable to secure the best mortgage rates, fail to itemize their tax deductions or plan to stay in their next home fewer than seven years, the cost of homeownership relative to renting will be greater.”

Even though property inventory fell by 1.2% from July to August and prices are rising slightly, investors still have a strong desire to buy.

If you are an interested in investing in real estate, please give me a call at (925) 385-8798.

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Filed Under: Bay Area Real Estate News, Real Estate Investing Tagged With: Investment Property, Real Estate Investing, Real Estate Investors

September 13, 2012 by Peter Maclennan Leave a Comment

Inventory Shortage in Single Family Housing

If you have been attempting to buy a single family home in Contra Costa County as a personal residence or as an investor, you may have noticed that the competition is tough. Homes priced under $350,000 are receiving multiple offers, and some are all cash offers.

For Sale Home Inventory Shortage

Currently, there is an inventory shortage in Contra Costa County. The image below from the August 2012 Report from the Contra Costa Association of Realtors shows the declining supply of homes for sale in Contra Costa County.

Contra Costa Housing Supply

From the chart we can see the downward trend in inventory from the peak in October of 2010. We also see that inventory dropped below 2 months’ supply in February of this year and hasn’t gone above that level.

Causes for the Lack of Inventory

What is causing the lack of inventory?

An article in the Wall St. Journal from September 12, 2012 points to the trend of institutional investors buying foreclosed homes: Firms Flock to Foreclosure Auctions. Firms like Blackrock and Colony Capital have begun buying up large blocks of foreclosed homes at the auction steps in communities across the United States. While private investors generally want a return above 10%, the investment firms are willing to accept lower returns for their institutional investors.

As well, Bloomberg reports that Fannie Mae Sale of Florida Foreclosures Gets 96% of Value. Fannie Mae sold 699 homes in Florida to Pacifica Companies, LLC a San Diego based firm. The homes were valued at $81.5 million and sold for $78.1 million.

Another factor is the number of individuals that are underwater on their mortgage and don’t have the option of selling their home. These home owners would have normally sold and moved up to their next home. However, they don’t have the cash on hand to make a down-payment for the move and the lack of equity in their current home precludes them from selling and moving up.

Buying Real Estate in the Current Environment

So how do you buy a home in the current environment?

  1. Get your financing lined up. It is important to have your down-payment available for your purchase. Also, you need to get a pre-approval letter from your lender. A pre-qualification is not strong enough for most sellers. They want to know that a lender has delved into your finances a little deeper.
  2. Don’t expect to “steal” a property. With the lack of inventory, this is truly a seller’s market. Many properties are receiving multiple offers. Listing agents in the current market are setting a date in the future to review “all offers”. This means that low ball offers will be compared with high price offers at the same time. Which one would you choose?
  3. Write a strong offer based on a reasonable market price. This is part of not expecting to low ball sellers. Your agent should tell you if the property is reasonably priced. A strong offer may be at full price or above asking price. It also might contain a large down payment or a shortened inspection period. A good agent will provide strategies to make your offer more attractive to a seller and competitive to other offers on the table.

In the competitive real estate environment, it is key to have a good real estate agent on your team. If you need help meeting your real estate goals, please feel free to contact me by phone at (925) 385-8798.

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Filed Under: Contra Costa Real Estate, Real Estate Investing Tagged With: Contra Costa County, East Bay, Investment Property, Real Estate Investing

June 28, 2012 by Peter Maclennan 1 Comment

The Importance of Cash Flow

Cash flow is one of the benefits of real estate investing. For the real estate investor cash flow is defined as the money left after collecting rent, paying the monthly expenses, and paying any mortgage payments.

Positive cash flow means that you collected more rent than you spent on expenses.

Negative cash flow is the result of having greater expenses than income on a property. This can occur when a property has high vacancy or the property may have too much debt.

Don’t Bet Against Cash Flow

During the bubble days of real estate, many investors were buying properties on the hopes that values would increase. The trend of property values to increase is called appreciation or a property is said to appreciate over time. These investors speculators didn’t care if the property cost money each month. They were gambling that the property’s appreciation would more than make up for any negative cash flow.

When the bubble burst, these property owners were stuck with a property that was losing value and costing them money to keep each month. Many of these speculators ended up losing the property through foreclosure or sold the property via a shortsale. The negative cash flow and loss of value provided no reason for hanging onto the investment.

When Property Value Matters

Your property’s value only really matters at three points in time. The first point property value matters is when you buy the property. Nobody wants to overpay for an investment if they don’t have to.

The second point in time that property value matters is when you need to refinance. Lenders use the property’s value as a measure of the level of debt they are comfortable providing. They will usually use an appraisal to gauge the value of your property.

The third point in time that property value matters is when you sell. It matters a great deal how much cash an investor will put in their pocket after selling a property.

Cash Flow Mitigates a Decrease in Value

Buying an investment property with positive cash flow from day one, can overcome short term losses in value. An investor that buys a property with a cash-on-cash return of 6% from Day One, will still be getting a 6% return on investment if the value goes down. Positive cash flow still provides the investor with a return and a reason to stay invested in the property.

A property with positive cash flow provides a return to the owner regardless of the market value. Provided an investor is not near point two or point three above, the value of the property is really only a matter of pride, a measure of net worth to the cash flow investor and not a cause to give up on their investment.

Real Estate or the Bank?

What is your investment earning in the current environment? As I write this in June of 2012 most banks are paying less than 0.2% on their deposits. CD’s with a 1 year maturity are paying investors 0.5%.

With inflation ticking away at 2% per year these accounts are actually losing value each passing day. How long will it take for your wealth to erode?

If you would like to learn more about investing in real estate, call Peter Maclennan at (925) 385-8798. To learn more visit http://www.maclennaninvestments.com.

 

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Filed Under: Benefits of Real Estate Investing Tagged With: Cash Flow, Investment Property, Real Estate Investing

April 25, 2012 by Peter Maclennan 1 Comment

Plan Ahead for a 1031 Exchange

Do you own a current investment or business property? Are you considering a 1031 exchange (also called a Starker Exchange) to defer the capital gains tax?

If so, plan ahead!

The 1031 Exchange Benefits

By using a 1031 exchange investors are able to defer the capital gains tax on a property by exchanging their current property for another property. Both properties must be held for investment or business purposes, they cannot be intended for personal use.

The use of an exchange allows an investor to accumulate more assets before paying taxes on previous gains.

Changes in 1031 Exchanges

1031 exchanges have been around for a long time. Many seasoned real estate investors have used them to defer capital gains taxes on their properties, thus accumulating larger assets. Recently, the IRS is under pressure to generate more revenue and is paying closer attention to all tax issues. 1031 exchanges are no exception to the IRS’ scrutiny.

The 1065 form that is reported to the IRS requests information that wasn’t previously tracked. This information can be a means of triggering an IRS audit. The “Drop and Swap” model of 1031 partnership dissolution is under close scrutiny and may require you to dissolve the entity a year prior to the close of escrow.

Plan Ahead

If you are considering a 1031 Exchange, plan ahead. Depending on your advisors’ counsel, you may need to plan as early as one year prior to the close of escrow.

  • Meet with your CPA or tax professional when even considering a potential sale. Your tax professional can help you plan ahead to avoid a disqualification of your exchange and undue scrutiny by the IRS.
  • Meet with your estate planner to make sure you end up holding title in the correct entity after acquisition.
  • Meet with your exchange accomodator to have them walk you through the timing and procedures that need to be followed.
  • Meet with your real estate professional. Let them know what you are planning to do and when you are planning to do it. Let them give you suggestions for maximizing the value of your current property. Let them help you begin to identify a replacement property prior to selling your existing property.

The guidelines and time frames for 1031 exchanges are very tight and inflexible and don’t allow for a change of heart after the fact. Planning ahead in a 1031 exchange can help you avoid mistakes that will force you to pay taxes and incur costly interest and penalties due to hasty, forced decisions.

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Filed Under: Real Estate Investing Tagged With: 1031 Exchange, Investment Property, Section 1031 Exchanges, Starker Exchange

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