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Updated over 11 years ago on . Most recent reply

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Paul Birkett
  • Specialist
  • Manhattan, NY
192
Votes |
116
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32%+ cap rates in N Dakota...too good to be true?

Paul Birkett
  • Specialist
  • Manhattan, NY
Posted

When its too good to be true....it usually is! There is always a catch or something you don't think to ask until its too late.

Im trying to find the catch with this one: buy dormitories in ND to service the oil workers. Collect 32%+ cap rates forever with no work to do.....or take a guaranteed 25% from the developer

This is the project: Great American Lodge, Watford City, North Dakota

Anyone done anything similar....what am i missing? They say there is 60 years of oil there and the lot is well located for travelling to work.

any help would be great

thanks

Paul

Most Popular Reply

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350
Posts
230
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Paul Choate
  • Attorney
  • Shawnee, OK
230
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350
Posts
Paul Choate
  • Attorney
  • Shawnee, OK
Replied

I have grown up my whole life in Oklahoma. My town rises and falls with the price of oil. We have had half a dozen of these cycles since the 70s. These areas are completely dependent on the oil. You do not want to know what these areas are like in an oil bust. I generally shoot for a cap rate in my town in the low 20s but I also know that I am investing purely for cash flow. I don't expect my properties to appreciate. When oil goes down, so does everything else.

Oil field workers tend to be very transitory and have fairly hard lives. They can be hard on property. Specific areas can get played out or overdeveloped so be careful about your capital investment. If it is on wheels you might feel better!

  • Paul Choate
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