Tag Archives: affordable

Case Study on 4-plexes

A case study on three 4-plexes on Wooten Park Dr is a big file so it is a PDF that you need to download to read.   Please click the link above named "4-plexes" and the file will open on your computer using adode.

GDE Error: Unable to load profile settings

5661 Pinon Vista, Austin TX 78724 -SOLD

5661 Pinon Vista, Austin TX

$95,000

More Pictures of the property below

This property is a section 8 rental for $900 per month.   The resident has been there for 3 years!

It is a 3-2 with a 2 space carport.

More Piictures of Pinon Vista

 

6713 Point North Dr, Austin TX 78724 – SOLD

6713 Point North Dr., Austin TX 78724

Picture of the front of property

 

Sale Price $75,000

 More Pictures of the property

Property description

 This property is a 4 bedroom 2 bathroom manufactured home that has a fenced back yard.   It is in a subdivision of other manufactured homes and comes with the lot.   It is not a lot rental but the price includes the dirt.   It is 1792 square feet according to the Travis Country Appraisal District and has a carport.   The fence was constructed 2005 and it has had a new HVAC compressor installed.   It comes with the refrigerator, stove, dishwasher, garbage disposal.    This property is most ideal for a new investor or a family looking for their first home.

 There is a new middle school being built around the corner and it should be open in 2008.   The elementary school is not far away either.   The lot is one of the larger lots in the neighborhood.    Take a look at some of the other properties on the market.   The list prices for those propertiesare both in the $90K range or about 15K more then this property is listed at ($75,000).    There are several new subdivisions being built in the area and this should cause the value to go up as those new properties come online and pull the value of this property up.    

The area has been growing tremendously over the past few years.   Please click the following link for a demographics study.

 

 

Property History

 The property was purchased as a foreclosure by the current owner and has been a rental.   It has been kept in decent shape and is now ready to received the attention that it needs to make it a wonderful home.   Now the owners have bigger and better projects to work on and want to find the right person who can love this property the way that they used too.   In the past it has gotten people who have occupied it but never loved it the way it needs to be loved.

 If you are the right person and want to make a cash offer the owners are willing to consider taking a discount on the property in order for you to be able to make it work.   Just submit your cash offer and it can be considered!   We are investors and will are offering owner financing on the property.

 If you need owner financing we are looking for someone who can put down at least about 10% and who can afford payments of at least $750 per month with a 10% interest loan.   That sounds easy enough and it is!

 

Repair Analysis

 Our back of the envelope analysis included:

     

Flooring

1000

 

Painting

500

 

Misc

400

 

Total

 

$1,900

 

 

 

 

 

 

These figures are only estimates and you should hire a professional to fully investigate.

  Many of the figures are very rough and include paying professionals to do some if not all of the work.   It may be possible to get the numbers lower but you would need to investigate that possibility on your own.

 

Rental Analysis

If the property were purchased and repaired and turned into a rental my analysis indicates that the property would generate a 21% average annual cash on cash return and a 30% total return if held for 5 years and sold for $75K.   The rental rate that was used was on $950 per month.   For a four bedroom two bath house that is cheap, but the property is a manufactured home and that has to be taken into consideration when factoring the rental amount.   If the sales price could be achieved before the 5 year term the return would rocket skyward!

To see the analysis please click for link for the Property Analysis. 

 

Flip Analysis

If the property was flipped quickly without doing any repairs just remarketing the property the price could probably be bumped up by $10K for a total of $85K.   If the new seller owner financed the property for $6,500 down and payments of $850 per month and a 15% interest rate then the return on investment would be $1,200/$1,000 = 120% per year!  

But for analysis purposes lets assume that the initial investment is $3K and then the underlying payment on the first note is $750.   The cash flow generated would be $100 per month or $1,200 per year.   The return on investment would equal $1,200/$3,000 = 40% return per year!

If the property was given a cleaning and trash removal then the flip price could easily be pushed upward as the property would appeal to a wider range of potential buyers.  

1404 EM Franklin Ave – SOLD

1404 E M Franklin Austin TX 78721

Sales Price $125,000 

Property Description:

    The Property is close to the Mueller redevelopment.   This property is a 2 bedroom 1 bathroom small house with only 632 square feet.   It has been a rental property for the entire time that the current owner has owned it.   The rental amount is $550 per month and the lease expires in Dec 2007.   The house comes with a stove, refrigerator, 2 window A/C's and 1 wall mounted heater.   The house is just a small rental house the value is in the lot.   The lot is 75' X 252' and can be subdivided into two duplex size lots.   The property is not in the 100 year flood plain.   The old survey has a fence that has been moved in 2006.   Please click all of the links and review the attached letters concerning the fence and driveway.

    My original plans included dividing the lot into two separate parcels and building 4-plexes on both of the lots.   Unfortunately; after have discussions with the City of Austin's Development Assistance Center Help Desk, I discovered that the most that I could do easily (administratively without a zoning change and public hearing) was to divide the lots and build duplexes on each lot.  Please contact the Development Assistance Center to verify the information.   Based upon conversations with city staff at the development assistance center a drawing was developed to subdivide the lot into two lots.   One approximately 7,500 square feet and the other 11,250 square feet.   Please click the following link for a New Drawing of Lot Layout.   

   Then I planned on selling the individual units as condo's.   There are currently about 20 townhouse condo's for sale around the corner from the property on 12th street listed for $225K to $250K each.   There are two other duplex size parcels for sale on the same street for $109K and 99K.   Please click the following link for information on those lots.   When subdivided the purchase price for each of the two lots created out of the original parcel would be equal to $62,500 each. 

    In 2006 the lot was cleared and about 3 loads of debris was removed.   The fence was constructed on the property line and about 30 small saplings were cut down.   There are several mature oak trees toward the back of the lot and they would provide a huge amount of shade for the back yard of the rear duplex.       

Please click the following link to see more pictures of the property.    

Please click the link for the Sellers Disclosure form.

Analysis of the potential for this property:

    This property should allow the new owner to build two duplexes or four condo's.   Those properties if they are 3/2 should rent for about $1,250 each unit.  $1,250 X 2 = $2,500.   If the units were sold for a low price of $175K each as condo's then to total gross sales price could equal $700K.   I estimate that the total cost to build the units would equal $82K per unit plus the land cost of $32K per unit for a total of $114K per unit.  The gross profit could equal $61K per unit before any sales expenses and holding costs.   The other condo / town home properties in the neighborhood sell for anywhere from $183K to $250K each.   Please click the following links to see some info on those properties.

   Below are pictures of examples of the style of townhouses that I was thinking about building.  This is a single unit that can be combined in multiple units to form a duplex.

Click the line to see the floor plans.   This same design is in another neighborhood that is both further away from downtown, and further away from the Mueller redevelopment is selling with prices starting in the upper $200's.   This fact points to a conclusion that a price of $175K per unit is easily achievable.

    If the property was held for cash flow as a rental property and a reasonable 80.0% loan was put on the property for about $360K.   The cash on cash return should be about 12% in the first year using a 7.5% vacancy rate and a 6.0% management fee.   The average cash on cash return is 14.0%.   If the property was sold at the end of a 5 year holding period the total return per year would jump to a 32.0% return!   See the attached financial analysis of the property.

   The area is expected to grow tremendously over the next 5 years.   The Mueller redevelopment is within 1 mile of the property, but that growth has not even been factored into the demographics study currently available.    From 2000 to 2006 household in the area have grown at a high rate and the median income of the area has also grown tremendously.   Please click the link to see the Demographic study.   

Syndication Potential

   An analysis was also completed to evaluate the syndication potential of the property.   If The Seay Group were to act as the syndicate sponsor we would raise $100K in equity to fund the purchase, construction, and holding period of the property.   The desired plan would be essentially the same as outlined above.   Build condo's and then sell them individually.   The time line would probably be condensed and this project should be completed within 1.5 to 2.5 years.

   The overall returns to the syndicate equity investors would be slightly lower to compensate for the management of the syndicate.    The average cash on cash return would most likely go down to 10% and the total return would likely be reduced to 24% if held for a full five years.     The primary reason for the reduced returns is the reduced management risk, construction risk, and liability risk.   Those risks would be reduced because as the sponsor The Seay Group would take those risk in exchange for its 25% equity share.    

   The equity investors would receive a preferred return of 10% per year and would first in line to receive any equity distribution until they have received their initial capital back.   After their initial capital has been returned they would also receive 75% of any remaining  cash and the sponsor will receive 25%.   The debt structure would initially only be $25K for the land loan at 8%.   This loan would be paid off with the proceeds of the initial draw on the construction loan.   The construction loan total loan amount would go up to a maximum of $360K.   

   If the property was built on budget and on time then the sales proceeds of $700K would be reduced by the $360K loan, $40K in sales costs, $100K initial investment, $20K preferred return to equity investors,  leaving $180K % before taxes to be distributed according to the 75% / 25% split.   $135k to equity $45K to the sponsor.   The exit timing is of utmost importance!   If the property could be sold in under 2.5 years the annual returns skyrocket upward.    If the market turns softer and more time is needed for the property to sell then the annual returns drop down to the one's outlined above.   The total returns change very little but the timing of those returns could make the difference between a 24% annual return and a 70% annual return!

 For more information and examples of other syndications please visit www.theseaygroup.com .

Fence Issue 

   When the property was originally purchased the neighbor's had erected a fence that enclosed part of the property.   This is shown as a fence on the original survey.  Click the link for the Old Survey of the property.   To address this issue a letter was written to the owner of the fence asking them to move the fence or participate with us to facilitate the moving of the fence.   Unfortunately the fence was not moved and the owner "Cameron Smith" passed away and her heirs now live in the property.

    In 2006 they were asked to get a new survey of their property to conclusively resolve any issues about where the fence should be but unfortunately they did not.   After several attempts to resolve the issue with them we were not able to reach any type of resolution so using the original survey the fence was moved to the property line.   The reason that I believe that no resolution could be reached was because they knew that the fence was in the wrong place and did not want to remove any of their things and did not want to lose access to the back yard by moving the fence.   

   The property is now fenced completely.   The neighbors have a gate installed from their back yard to access the driveway.   The arrangement that has been agreed to is that at any time that there becomes a problem access across my property can be cut off,  additionally the new buyer is not bound by my past agreement with them to allow them to access their property across my property.   

   Please click the link for the second Letter #2  about the fence shown on the old survey, and click the link for the third Letter #3 about the fence shown on the old survey before I moved the fence.   Since the new fence was erected in September of 2006 we have not had any more problems from the neighbors concerning the use of the driveway and the access to the back yard.   The new fence goes from the front all the way to the back of the property about 252 feet.   As they say, "Good fences make good neighbors!"

 

If you have any questions about the property please email me at Ron@theseaygroup.com.

Please join our linkedin Network at Linkedin.com www.linkedin.com/in/ronseay

9903 Hansford Dr, Austin TX – SOLD

9903 Hansford Dr, Austin TX

 

          

 

          

 

          

 

          

 

          

 

          

 

          

 

          

 

          

 

          

  $135,000

More pirctures of before the property was repaired are below

This property is a rental and the current rent is $1059 which is probably low by about 150 per month.

The pictures before the property was repaired

Pictures before repairs:

 

       

 

       

 

       

 

       

 

       

 

Pictures of the old roof before it was replace in 2006

After the hail storm that destroyed the outside

7512 Compass Dr, Austin TX 78724 – SOLD

7512 Compass Dr., Austin TX 78724

Picture of the front of property

Sale Price $30,000

 

Property description

 This property is a lot for a manufactured home.   It has a concrete drive way and all the utility hookups.   There used to be a home on the lot but it has been moved.   The cars belong to the neighbor who keeps the lot cut for me in exchange I let him park his cars on it.   It is in a subdivision of other manufactured homes.   This property is most ideal for an investor who wants to put a house on the lot or a family looking for a lot for their manufactured home.   http://jm117.com/ is a link to a development right around the corner from this lot that has lots starting at $40,000!   

 There is a new middle school being built around the corner and it should be open in 2008.   The elementary school is not far away either.   The lot is one of the larger lots in the neighborhood.    Take a look at some of the other properties on the market.   There are several new subdivisions being built in the area and this should cause the value to go up as those new properties come online and pull the value of this property up.    

The area has been growing tremendously over the past few years.   Please click the following link for a demographics study.

 

 

Property History

 The property was purchased as a foreclosure by the current owner and has been vacant since its purchase.   It has been kept in decent shape and is now ready to received the attention that it needs to make it a wonderful home site.   Now the owners have bigger and better projects to work on and want to find the right person who can love this property the way that they used too.   In the past it has gotten people who have occupied it but never loved it the way it needs to be loved.

 If you are the right person and want to make a cash offer the owners are willing to consider taking a discount on the property in order for you to be able to make it work.   Just submit your cash offer and it can be considered!   We are investors and will are offering owner financing on the property.

 If you need owner financing we are looking for someone who can put down at least about 10% and who can afford payments of at least $250 per month with a 10% interest loan.   That sounds easy enough and it is!

 

Development Analysis

 Our back of the envelope analysis included:

     

Manufactured Home

15000

 

Painting

500

 

Misc

1400

 

Carpet

1500 

 

Lot Costs 

30000 

 

Total 

 

 $48400

These figures are only estimates and you should hire a professional to fully investigate.

  Many of the figures are very rough and include paying professionals to do some if not all of the work.   It may be possible to get the numbers lower but you would need to investigate that possibility on your own.   

If you then sold the house for $85,000 you would generate a profit of roughly $36,600.   If you use the owner financing on the lot for $3K down plus paid cash for the other development costs your return on investment would be $36.6/$21.4 = 171.02% if you got a cash buyer.   If you had to owner finance the sale to a new buyer then your annual return would be different.   If you got $8,500 down and $700 P & I per month then your return would be calculate as follows.   $700 – $250 lot payment = 450 cash flow x 12 = $5,400 / $(21,400 – 8,500=) 12900 = 41.86% per year!!!

 

Rental Analysis

If the property were purchased and developed and turned into a rental my analysis indicates that the property would generate a 21% average annual cash on cash return and a 30% total return if held for 5 years and sold for $75K.   The rental rate that was used was on $950 per month.   For a four bedroom two bath house that is cheap, but the property is a manufactured home and that has to be taken into consideration when factoring the rental amount.   If the sales price could be achieved before the 5 year term the return would rocket skyward!

To see the analysis please click for link for the Property Analysis. 

 

Owner Financing

If you would like to purchase the property with owner financing I have attached the following documents for you to fill out to submit your information to us as part of the contract.   

Application

I have also attached some examples of the note and deed of trust and other documents that will be a part of the financing package.    If you have any questions about them please don't hesitate to ask, but note that in no way, form, or fashion should any information be construed as legal advise.   If you need legal advise please consult your attorney.

Please click the link for a copy of the sellers disclosure notice

  If you have any questions about the property please email me at Ron@theseaygroup.com.

 Please join our linkedin Network at Linkedin.com www.linkedin.com/in/ronseay

6812 Breezy Hill Dr, Austin TX 78724 -SOLD

6812 Breezy Hill Dr., Austin TX 78724

Picture of the front of property

 

Sale Price $30,000

Property description

 This property is a lot for a manufactured home.   It has a concrete drive way and all the untility hookups.   There used to be a home on the lot but it has been moved.   It is in a subdivision of other manufactured homes.   This property is most ideal for an investor who wants to put a house on the lot or a family looking for a lot for their manufactured home.

 There is a new middle school being built around the corner and it should be open in 2008.   The elementary school is not far away either.   The lot is one of the larger lots in the neighborhood.    Take a look at some of the other properties on the market.   There are several new subdivisions being built in the area and this should cause the value to go up as those new properties come online and pull the value of this property up.    http://jm117.com/ is a link to a development right around the corner from this lot that has lots starting at $40,000!

The area has been growing tremendously over the past few years.   Please click the following link for a demographics study.

 

 

Property History

 The property was purchased as a foreclosure by the current owner and has been vacant since its purchase.   It has been kept in decent shape and is now ready to received the attention that it needs to make it a wonderful home site.   Now the owners have bigger and better projects to work on and want to find the right person who can love this property the way that they used too.   In the past it has gotten people who have occupied it but never loved it the way it needs to be loved.

 If you are the right person and want to make a cash offer the owners are willing to consider taking a discount on the property in order for you to be able to make it work.   Just submit your cash offer and it can be considered!   We are investors and will are offering owner financing on the property.

 If you need owner financing we are looking for someone who can put down at least about 10% and who can afford payments of at least $250 per month with a 10% interest loan.   That sounds easy enough and it is!

 

Development Analysis

 Our back of the envelope analysis included:

     

Manufactured Home

15000

 

Painting

500

 

Misc

1400

 

Carpet

1500 

 

Lot Costs 

30000 

 

Total 

 

 $48400

These figures are only estimates and you should hire a professional to fully investigate.

  Many of the figures are very rough and include paying professionals to do some if not all of the work.   It may be possible to get the numbers lower but you would need to investigate that possibility on your own.   

If you then sold the house for $85,000 you would generate a profit of roughly $36,600.   If you use the owner financing on the lot for $3K down plus paid cash for the other development costs your return on investment would be $36.6/$21.4 = 171.02% if you got a cash buyer.   If you had to owner finance the sale to a new buyer then your annual return would be different.   If you got $8,500 down and $700 P & I per month then your return would be calculate as follows.   $700 – $250 lot payment = 450 cash flow x 12 = $5,400 / $(21,400 – 8,500=) 12900 = 41.86% per year!!!

 

Rental Analysis

If the property were purchased and developed and turned into a rental my analysis indicates that the property would generate a 21% average annual cash on cash return and a 30% total return if held for 5 years and sold for $75K.   The rental rate that was used was on $950 per month.   For a four bedroom two bath house that is cheap, but the property is a manufactured home and that has to be taken into consideration when factoring the rental amount.   If the sales price could be achieved before the 5 year term the return would rocket skyward!

To see the analysis please click for link for the Property Analysis. 

 

Owner Financing

If you would like to purchase the property with owner financing I have attached the following documents for you to fill out to submit your information to us as part of the contract.   

Application

I have also attached some examples of the note and deed of trust and other documents that will be a part of the financing package.    If you have any questions about them please don't hesitate to ask, but note that in no way, form, or fashion should any information be construed as legal advise.   If you need legal advise please consult your attorney.

Please click the link for a copy of the sellers disclosure notice

  If you have any questions about the property please email me at Ron@theseaygroup.com.

 Please join our linkedin Network at Linkedin.com www.linkedin.com/in/ronseay

 

 

7404 Arctic for Sale $95,000

7404 Arctic Ct, Austin TX 

$95,000

Property description

 This property is a 3 bedroom 2 bathroom manufactured home with a 2 car detached garage.   It also has a fenced back yard.   It is in a subdivision of other manufactured homes and comes with the lot.   It is not a lot rental but the price includes the dirt.   It is 1792 square feet according to the Travis Country Appraisal District and has a carport.   It comes with the refrigerator, stove, dishwasher, garbage disposal.    This property is most ideal for a new investor or a family looking for their first home.

 There is a new middle school being built around the corner and it should be open in 2008.   The elementary school is not far away either.   The lot is one of the larger lots in the neighborhood.   There are several new subdivisions being built in the area and this should cause the value to go up as those new properties come online and pull the value of this property up.    

The area has been growing tremendously over the past few years.   Please click the following link for a demographics study.

 

Property History

 The property was purchased as a foreclosure by the current owner and has been a rental.   It has been kept in decent shape and is now ready to received the attention that it needs to make it a wonderful home.   Now the owners have bigger and better projects to work on and want to find the right person who can love this property the way that they used too.   In the past it has gotten people who have occupied it but never loved it the way it needs to be loved.

 If you are the right person and want to make a cash offer the owners are willing to consider taking a discount on the property in order for you to be able to make it work.   Just submit your cash offer and it can be considered!  

 

Repair Analysis

 Our back of the envelope analysis included:

     

Flooring

1000

 

Painting

500

 

Misc

400

 

Total

 

$1,900

 

 

 

 

 

 

These figures are only estimates and you should hire a professional to fully investigate.

  Many of the figures are very rough and include paying professionals to do some if not all of the work.   It may be possible to get the numbers lower but you would need to investigate that possibility on your own.

 

Rental Analysis

If the property were purchased and repaired and turned into a rental my analysis indicates that the property would generate a 21% average annual cash on cash return and a 30% total return if held for 5 years and sold for $125K.   The rental rate that was used was on $950 per month.   For a Three bedroom two bath house that is cheap, but the property is a manufactured home and that has to be taken into consideration when factoring the rental amount.   If the sales price could be achieved before the 5 year term the return would rocket skyward!

To see the analysis please click for link for the Property Analysis.    This analysis was done for another property that is very close to this one and very similar in size and layout.

 

Flip Analysis

If the property was flipped quickly without doing any repairs just remarketing the property the price could probably be bumped up by $10K for a total of $105K.   If the new seller owner financed the property for $10,000 down and payments of $1075 per month and a 10% interest rate then the return on investment would be $1,200/$1,000 = 120% per year!  

But for analysis purposes lets assume that the initial investment is $3K and then the underlying payment on the first note is $750.   The cash flow generated would be $100 per month or $1,200 per year.   The return on investment would equal $1,200/$3,000 = 40% return per year!

If the property was given a cleaning and trash removal then the flip price could easily be pushed upward as the property would appeal to a wider range of potential buyers.  

 

  If you have any questions about the property please email me from the Contact Us Page.

 Please join our linkedin Network at Linkedin.com www.linkedin.com/in/ronseay

 

Information Deemed Reliable but not guaranteed and should be verified by personal inspection or with the appropriate professionals.   Please read the Information about Brokerage Services.   The seller is a licensed agent with The Seay Group, LLC.

More Pictures of Arctic

view of kitchen from dining room ( has a refridgerator not shown in picture)

view of living room from entry

picture of main tub

view of dining room from kitchen

view of sink in main bathroom

view of walk in closet in master bedroom

 

view of master tub

view of shower and toilet in master bedroom

view of vanity in master bath

view of the landry room from the kitchen

 

below are some misc pictures and the first is a view of our Junior Executives conducting a property analysis.

 

 

Austins Affordable Housing needs

I recently read an interesting article in Realty Line Newspaper (www.realtylineonline.com)   The article was analyzing austins affordable housing needs.   It was written by David Tandy of Gracy Title.   The article was highlights one of Austins Austins affordable housing not-for-profit organizations “Foundation Communities (http://www.foundcom.org/)” and their efforts to assist those who need affordable housing.   

Please check out the article attached to this post as a pdf and go to foundations communities website and support a not-forprofit organizaiton by giving back to those less fortunate this christmas season!   Follow the link: austin affordable housing