Inflated Property Returns

I was talking to someone recently about our property in Florida, and was saying how the expenses were higher than we first imagined, and in turn our return is a bit less than what we were hoping for. Initially I was hoping for a net yield of around 8.00%, I thought this might be a bit optimistic but going through the numbers before purchasing a property, it seemed like a realistic value.

But after obtaining our property in Florida and seeing first hand the expenses, it seems that despite being fairly conservative in our initial assumptions, the return is still less than what we initially hoped for. However, if you rearrange the numbers a little, the investment looks better and perhaps even a bit more realistic as well. See below for the initial and subsequent calculations which show net yield returns.

Initial Calculations

The Net Yield of 0.56% is less than desirable, and if we were told we would be getting this return then I don't know if we would have taken the leap to invest in the US as the hassle would just not be worth it. Although I did not include any capital gains on the property (as our plan is for cash flow) this can be  disregarded as the cash flow target simply has not been met.

But by making some adjustments to the calculations, like shifting some of the expenses to the capital (moving the cost of the A/C unit and the whitegoods under capital expenditure), the numbers start to look much better. This is realistic as these expenses are not a yearly expense and you would hope that a new A/C unit would last a few years at least, the same with the white goods. Further, you can remove the cost of PI  insurance (as this expense is not dedicated to this single property and will cover all properties under the LLC) and include it as part of the LLC's general overheads.

Adjusted Calculations

As you can see by adjusting the calculations to perhaps more realistic figures, we have now obtained our 8.00% Net Yield that we were hoping. It is important to note that both situations are essentially identical with all expenses included in both examples (with the exception of PI Insurance), yet it is simply a different way of
calculating that gives you a very different result.

I think this is a good sign to be careful when seeing advertisements purporting unbelievable returns. You should always look through the numbers yourself and satisfy yourself that what is being advertised is achievable. You should also always check whether the returns are 'gross' or 'net' yield and what expenses have been considered.

Lithgow Properties

Having a quick look on www.realestate.com.au you will see there are several properties that can provide you with neutral/positive gearing. Have a look below at a list of properties with their figures and gross yields for each of them. These are all simple calculations and using a spreadsheet was able to take only a minute to generate them. Note these are all free standing houses so have no strata associated with them.

House Cost	Rent Per Week	Gross Yield	Interest	Weekly Profit
$143,000.00	$165.00	6.00%	$151.25	$13.75
$155,000.00	$175.00	5.87%	$163.94	$11.06
$185,000.00	$210.00	5.90%	$195.67	$14.33
$209,000.00	$225.00	5.60%	$221.06	$3.94
$235,000.00	$265.00	5.86%	$248.56	$16.44
$180,000.00	$195.00	5.63%	$190.38	$4.62
$199,000.00	$225.00	5.88%	$210.48	$14.52
$160,000.00	$180.00	5.85%	$169.23	$10.77
$165,000.00	$185.00	5.83%	$174.52	$10.48
$160,000.00	$175.00	5.69%	$169.23	$5.77
$249,500.00	$350.00	7.29%	$263.89	$86.11
$229,000.00	$300.00	6.81%	$242.21	$57.79
$169,500.00	$250.00	7.67%	$179.28	$70.72
$235,000.00	$265.00	5.86%	$248.56	$16.44
$240,000.00	$375.00	8.13%	$253.85	$121.15
$245,000.00	$300.00	6.37%	$259.13	$40.87
$189,000.00	$210.00	5.78%	$199.90	$10.10
$150,000.00	$175.00	6.07%	$158.65	$16.35

The interest is assumed to be 5.50% per annum. 

As you can see, just having a quick look there are plenty of properties which can offer you positive returns. Now I understand that I have only done gross yield, and there are plenty of expenses that have to be accounted for that will severly reduce the overall yield, but hopefully even without some of these expenses the properties should be at least neutrally yielding. 

It is also important to note that it is not always the best to go purely off yield as a figure, but sometimes a figure like weekly profit would also be a good test. In the above table, a higher yield does not always correspond to a higher weekly profit. And at the end of the day that is what is really important, getting that money in your pocket! 

A cash on cash return is also a good way to check and compare properties, the following table does a cash on cash return with a couple extra assumptions. Assumes a deposit of 20%, additional purchasing costs of 5% (stamp duty, lawyer fees etc). And additional expenses such as property manager fees, insurances, rates etc of 2% of property value.

House Cost	Total Purchasing Costs	Loan Size	Interest	Expenses	Gross Rent	Yearly Profit	Cash on Cash Return
$143,000.00	$35,750.00	$114,400.00	$6,292.00	$2,860.00	$8,580.00	-$572.00	-1.60%
$155,000.00	$38,750.00	$124,000.00	$6,820.00	$3,100.00	$9,100.00	-$820.00	-2.12%
$185,000.00	$46,250.00	$148,000.00	$8,140.00	$3,700.00	$10,920.00	-$920.00	-1.99%
$209,000.00	$52,250.00	$167,200.00	$9,196.00	$4,180.00	$11,700.00	-$1,676.00	-3.21%
$235,000.00	$58,750.00	$188,000.00	$10,340.00	$4,700.00	$13,780.00	-$1,260.00	-2.14%
$180,000.00	$45,000.00	$144,000.00	$7,920.00	$3,600.00	$10,140.00	-$1,380.00	-3.07%
$199,000.00	$49,750.00	$159,200.00	$8,756.00	$3,980.00	$11,700.00	-$1,036.00	-2.08%
$160,000.00	$40,000.00	$128,000.00	$7,040.00	$3,200.00	$9,360.00	-$880.00	-2.20%
$165,000.00	$41,250.00	$132,000.00	$7,260.00	$3,300.00	$9,620.00	-$940.00	-2.28%
$160,000.00	$40,000.00	$128,000.00	$7,040.00	$3,200.00	$9,100.00	-$1,140.00	-2.85%
$249,500.00	$62,375.00	$199,600.00	$10,978.00	$4,990.00	$18,200.00	$2,232.00	3.58%
$229,000.00	$57,250.00	$183,200.00	$10,076.00	$4,580.00	$15,600.00	$944.00	1.65%
$169,500.00	$42,375.00	$135,600.00	$7,458.00	$3,390.00	$13,000.00	$2,152.00	5.08%
$235,000.00	$58,750.00	$188,000.00	$10,340.00	$4,700.00	$13,780.00	-$1,260.00	-2.14%
$240,000.00	$60,000.00	$192,000.00	$10,560.00	$4,800.00	$19,500.00	$4,140.00	6.90%
$245,000.00	$61,250.00	$196,000.00	$10,780.00	$4,900.00	$15,600.00	-$80.00	-0.13%
$189,000.00	$47,250.00	$151,200.00	$8,316.00	$3,780.00	$10,920.00	-$1,176.00	-2.49%
$150,000.00	$37,500.00	$120,000.00	$6,600.00	$3,000.00	$9,100.00	-$500.00	-1.33%

As you can see, when you do a bit analysis into the figures a lot of the properties start to give you poor returns, and are slightly negatively geared. Keep in mind that even the worst performing property above is only in negative about $1,700 per year, about $33 per week. But still, it is costing you money, not making you money! On the other end of the scale, there is a property that is earning you $4,140 per year, an extra $80 per week! It may not sound like a lot of money, but it is all passive income, money in your pocket for doing minimal work. 

As I said at the start, finding positively geared properties is very difficult, the list of properties above, although looking at the gross figures appeared to give you positive returns all of them, with a bit of analysis, it showed that most of them were indeed negative, albeit not too badly. But the point to remember is that the positively geared properties are still out there! I searched for about 30 minutes to find this list of properties above, and only searched in one city. The analysis took a further 30 minutes, so one hour of my time and I can find a good positively geared property to help increase my real estate portfolio.

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Disclaimer: By viewing this website, you acknowledge that it is for informational purposes only and does not imply any contractual agreement, promises of returns or legal expertise. All investors should consult with legal representation and appropriate accountants before making any investment and should ensure that individual due diligence is done. Any information provided here is for educational purposes only and should not be taken as financial advice.

The Business of Property Investing in 2013

With a new year under way, now is the best time to organise your financials and plan for a prosperous year ahead. These four tips will assist you in making 2013 your strongest investing year yet.

Number 1 – Set goals

You’ve probably heard this one a bunch of times, each time brushing it off as unnecessary or something to look at later. It took me quite a few years of doing just that before I finally realised the benefits of setting goals at the start of each year.

Setting goals will help you focus your energy and give you some direction throughout the year. It doesn’t need to be an onerous exercise but each goal does need to be actionable and measurable. For example, ‘purchase another investment property’ or ‘increase passive income to $500/week’ provide clear benchmarks to aim for. ‘Get rich’, on the other hand, won’t really do.
Make sure that each goal:

• can be achieved within a year
• is something that you can measure your progress against
• is, most importantly, something that you’re passionate about achieving.

The goals that you set at the start of the year can be amended and updated as things change.

 

Number 2 – Undertake an end-of-year review

 

An end-of-year review is something everyone should do, regardless if you set any specific goals the previous year or not. When you treat your investments as a ‘business’, your overall results will improve.

Undertaking a review doesn’t need to be too complicated. Start off by asking yourself simple questions such as, ‘Am I happy with what I achieved this year?’ and ‘What area could I have improved in?’.

 

Next, list your achievements for the year (this doesn’t need to be limited to your financials) and areas where you lost a bit of focus (for example, sticking to a budget).

 

The final step is to review all of your current investments to see how they are travelling.

 

Number 3 – Set a budget

 

Budgeting ties in nicely with the first two tips. Once you’ve set your yearly goals and undertaken a review of the previous year, you’ll be in a much better position to move forward with all of your financial pursuits.

 

Find a basic budgeting spreadsheet on the internet and fill it in as accurately as possible. If you’re unsure about any numbers, make an educated guess, but do try to be as comprehensive as possible.

With your budget complete, you will be able to see exactly where your money is going on a weekly or monthly basis. This will also assist you when you undertake your next end-of-year review.

 

Deposit a portion of any excess income into a high-yielding online savings account where it can stay until the next deal comes along.

 

Number 4 – Keep good records

 

Start each year with a relatively clean slate when it comes to records. It’s easy to be overrun with too many emails, RSS feeds and ‘to-do’ lists. Give your inbox a thorough clean-out and try to keep it clear by archiving old emails. Keep one ‘to-do’ list (preferably one that you can access everywhere, for example, with Evernote), then write down each day’s actions on a Post-It note.

 

Lastly, file everything (electronically and hard-copy) that is important using a clear folder structure.

The Myth of Negative Gearing

I remember when I was younger, asking my mum what Negative Gearing was. I had seen it advertised everywhere, from free seminars on television to articles in magazines and newspapers, it seemed to be the buzz phrase of the day. My mum explained that negative gearing was when you buy a house and rent it out to a family and let the rent pay for the mortgage. I guess she kept it simplified because I was not even a teenager at that stage but even still, it sounded like a good idea to me, you basically get a house for free! So what could possibly go wrong?

A few years later, when I really started to look into investing, I began to see the “negative” part of negative gearing. I guess the answer was always in the name, if something is called negative, then it is never going to be a good thing, right?

So, what is negative gearing? Put simply, negative gearing is purchasing a property as an investment, where the money coming in (rent) does not cover the money coming out (loan repayments, maintenance, agent's fees etc.) and you are forced to use your own income to cover the difference.

But so many people have made so much money out of negative gearing, "how can it be a bad thing?" I hear you ask. Well to make money out of a negatively geared property, the value of the property needs to rise consistently over the medium to long term of the loan. Back when negative gearing was really popular, this was the case but in the not-so-flash property market of today, you need to give things a second and third look before jumping in. In a rapidly rising market like Australia had during the 2000s, it was next to impossible to lose money investing in property. In the end, all these people who invested in negatively geared property were able to still make money despite an unsustainable investment strategy.

So, what makes it so unsustainable? Well it is a fact that the majority of property investors own 2 or less properties, I cannot remember the exact percentage, but I believe it is something like 90% of property investors 'only' own 1 or 2 properties. The reason for this is simple, the majority of properties are negatively geared; they cannot afford to hold any more. 

As an example, let’s say you have $1,000 extra cash flow a month. Because a negatively geared property is taking money out of your pocket, assume it costs you $500 per month to maintain the loan (cover the difference between the rent and the loan repayments). Already you can see that you are only able to cover 2 properties, as after that, you are out of extra cash flow.

So why do people negatively gear into property? Well again, the answer is simple. They have to. They want to invest in property because according to a lot of people, it is a great way to invest, just about risk free, just about a guarantee to make a return and the saying “safe as houses” does come from somewhere after all. 

As it stands now, if you want to invest in property as part of your portfolio, you will see that almost all of the available properties are negatively geared. This is mainly due to the extremely high house prices in Australia, particularly in the major cities. House prices rose dramatically over recent times, and the increase in rent simply did not keep up. I remember when I was renting back in 2009; we paid $550.00 per week for a 3 bedroom house in Sydney. Looking at comparative sales nearby, the house would have been easily worth about $800,000. Assuming an interest rate of 7.00% per annum, that gives a weekly interest repayment of $1,076.00. Repayments at this level don't even begin to "eat" away at the principal amount as the rent is nowhere near the amount needed to service the loan. This is the situation across most of Australia, rent prices just do not come close to the loan repayments and all the properties have to be negatively geared.

Another reason that people invest in negatively geared property is to reduce their tax bill. People are under the illusion that they can end out better off because they're paying less in tax. Of course it is true that you can claim expenses on the house on your tax return, but this is offset by the money out
of your pocket to service the loan, so you still end up out of pocket. Let me show you an example:


Your initial taxable income is $150,000 per year

Tax rate of 45%

Rent collected of $600 per week

Interest repayments of $1,100 per week

Other deductions of $5,000 per year (property maintenance, fees etc)

 

Option 1 – Not investing in property

Taxable Income = $150,000

Tax Paid = $150,000 - [$150,000 x (1 – 0.45)] 
               = $67,500 (approximately)

Net Income = $150,000 - $67,500
                   = $82,500

Option 2 – Investing in property

Taxable Income = $150,000 + $600 x 52 - $1,100 x 52 - $5,000
                         = $119,000

Tax Paid = $53,550

Net Income = $119,000 - $53,550 
                   = $65,450

So as you can see, your net income is almost $20,000 less in this example, so just to break even with a negatively geared property, you need to ensure there is at least $20,000 in capital gains over the course of a year. Now as I said earlier, when the property market was going well, this was fine, but without the large rises, negative geared property should be heavily scrutinised before committing to buy.

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Disclaimer: By viewing this website, you acknowledge that it is for informational purposes only and does not imply any contractual agreement, promises of returns or legal expertise. All investors should consult with legal representation and appropriate accountants before making any investment and should ensure that individual due diligence is done. Any information provided here is for educational purposes only and should not be taken as financial advice.

Tips and Tricks to Help You Get Ahead of the Pack

Property investing should be fun. It’s by no means an easy task but making money should at least be enjoyable. To help ease some of your stresses, we here at Streamline Investing have come up with a few key tips and tricks that will put you in front of the pack.

Time is Money – no matter if you are planning on renovating, investing for a high rental yield or purely purchasing a property as your primary place of residence, time is money. Over-runs can cost you thousands of dollars. Delays in finding a tenant or commencement of renovation work can severely eat into your profit. You must be ready then to start doing what is required immediately after settlement takes place.

To assist with this, it is always good practice to put a clause in the contract which provides that the seller will give you access to the property before settlement at reasonable times and upon reasonable notice. A suggested clause could be the following:

"The seller will allow the buyer or the buyer's trades people and manufacturers access to the property, at reasonable times and upon giving reasonable notice to the seller in writing before settlement, to allow the buyer and its trades people and manufacturers to take measurements and obtain quotes for the cost of carrying out work for the buyers following settlement."

A clause such as this will allow you to progress with your plans for your new property without delay, while maximise any potential profits.

Another reason to agree on a long settlement period is to reduce the time it takes you to find a tenant. If you can agree with the seller to show people through the place during the settlement period, it can mean you gain an extra 4-8 weeks’ worth of rental payments. This is something that is easily forgotten during the purchasing phase.

Conditional Clauses – These can be double-edged swords and must be used with caution. I’ve heard of dodgy buyers adding “subject to building inspection” clauses in their contracts and subsequently asking the seller to agree on a lower price due to a negative building inspection. This is fine when it’s true but if you use this as a way of bargaining down, it won’t be long before the seller catches on. You don’t need an upset seller, especially if you’re also trying to get a long settlement or have the seller rent the property back from you. The key message here is to be honest and not to try and ‘pull the wool over the seller’s eyes’. Adding ‘subject to property inspection or valuation’ clauses can be a good strategy as long as you use them the right way.

Buying Off the Plan – This one is simple. Don’t do it. There are numerous reasons (and cases supporting those reasons) as to why buying off the plan is a bad idea. Over-stated prices, dodgy contract conditions and simply not knowing what the workmanship is going to be like are only some of the negatives. I really can’t see too many positives in this kind of purchase so my only advice is to not buy off the plan.

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Disclaimer: By viewing and using this website, you acknowledge that it is for informational purposes only and does not imply any contractual agreement, promises of returns or legal expertise. All investors should consult with legal representation and appropriate accountants before making any investment and should ensure that individual due diligence is done. Any information provided here is for educational purposes only and should not be taken as financial advice.

The Evil Insurer - Tips and Tricks to Help You Come Out on Top

Insurance is an evil industry. It never ceases to amaze me when yet another insurance policy is invented to protect the unsuspecting public from ridiculous events that are extremely unlikely to occur. I know this sounds pretty negative but when you ask just about anybody who has had to deal with an insurance company, they will be just as cynical as I am. Now I’m not saying to abandon all of your insurance policies, as some are warranted and can protect you from horrible, unforseen events, what I’m saying is, you need to do a hell of a lot of research before signing up. Before I get started, let me just tell you what the number 1 thing that you ALWAYS need to ask before considering a new insurance policy, “What’s not included?”.

This is something that is almost always overlooked by people seeking an insurance cover. Insurers produce exhaustive lists of what is covered but rarely, if ever, list what is not included. This just means that unless your loss occurs due to one of the items on the list, you are not covered at all. Your cover is always more inclusive when the insurer produces a list of what’s not covered in your policy.

Below are some more common traps:

Under insurance – there is a clause in most modern policies which states “This type of clause requires you to bear a proportion of each loss or claim if the sum insured is inadequate to cover the full potential loss. In effect, you are taken to have self-insured a proportion of the risk, because you have not insured the full value of the risk.”

So, for example, you bought a house for $300,000 ten years ago and insured it for its replacement value at the time ($300,000). Fast forward to today, property prices have risen, you’ve done some upgrades on the property but have left the insured amount at the same level due to laziness or being comfortable in knowing that you’ll at least get $300,000 should something unforseen happens.

In a horrible turn of events, your house is burned down. You go to your insurer and make a claim for the $300,000, although your house is now worth $500,000. The above clause means that your maximum claim will be:

$300,000/$500,000 x $300,000 = $180,000

In summary, you should review your insurance cover every couple of years but make sure that you don’t over-insure as this won’t provide you with any extra cover. It’ll just mean you pay higher premiums for no good reason.

Insure ASAP – When you enter into a contract for the purchase of a property, you’re instantly liable for the property. To avoid entering into a hasty, long-term insurance contract, you can take out interim insurance with most insurers. If for some reason you can’t take out an insurance policy upon signing the contract, you can put a clause in the contract that will pass all liability to the seller until settlement. I would suggest contacting a solicitor to get the correct wording of such a clause.

Two Policies – A common question by a seller usually arises when a contract is signed. “Should I now cancel my policy as the buyer is now responsible for the property?” The answer is no. You never know what kind of policy a buyer has taken out and whether or not everything has been disclosed. If something goes wrong and the buyer’s insurer cancels the policy, your property is in effect not insured at all.

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Disclaimer: By viewing and using this website, you acknowledge that it is for informational purposes only and does not imply any contractual agreement, promises of returns or legal expertise. All investors should consult with legal representation and appropriate accountants before making any investment and should ensure that individual due diligence is done. Any information provided here is for educational purposes only and should not be taken as financial advice.

How to Choose the Right Property Manager

So, you’ve just purchased your property. You’re over the moon that you’ve finally made the leap into the property market and can now start reaping the rewards. Well, unfortunately the hard work is not over. The number one, most critical decision outside of when to buy and sell a property is choosing a suitable property manager.

A property manager’s role is broad and can cover anything from choosing a tenant, collecting rent, carrying out repairs, and providing sensible advice on management decisions. A good property manager will do this and more, covering all of the little, but very important things as well. These should include, but are not limited to:

• Find prospective tenants
• Check a potential tenant’s criminal record
• Prepare the lease documentation
• Advertising
• Maintenance
• Take initiative with undertaking repairs under a nominated dollar value
• Organise bond documentation
• Pay authorised account and statutory charges
• Undertake regular property inspections and provide good feedback back to the landlord
• Check a potential tenant’s credit history
• Give you up to date advice on rentals and the property market
• Administer rent reviews
• Pass on the rent payments to you promptly
• Provide regular statements
• Handle arrears

So, how do you choose a good property manager? There are a number of ways that good property managers can be found. It’s rare that the best one for you will be the buyer’s agent. It’s much more common to find good property managers through word of mouth, looking through investment forums etc. Here are some tips for finding a good property manager:

• Always contact the property manager’s current and previous clients to get a bit of perspective on his or her character
• Have a clear contract set up with your property manager which outlines all the services that will be provided
• Generally, try and steer clear of really cheap property managers as it’s likely the services will be of a much lower quality and will end up costing you more money in the long-run
• Try and gauge the reputation of the company that the property manager works for by looking on the internet and contacting other professionals in the industry
• Find a property manager that specialised in the types of properties that you are planning on buying

Here are some other articles that you might be interested in:

 

How to Set Up a US Bank Account

Advice on American Real Estate Agents

American Real Estate Listing System

If you have any questions or comments feel free to email us at streamlineinvesting@gmail.com

 

Disclosure: The article is not to be taken as investment advice and the views expressed are opinions only. Readers should seek advice from someone who claims to be qualified before considering allocating capital in any investment.