For someone who is looking to sell property in Phoenix, is the city and surrounding area in a sellers or buyers market currently? Do buyers have more negotiating power due to the holiday season coming and the market slowing down?
If you'd told me 3 years ago my best-cash-flowing rentals in 2026 would be brand-new builder homes, I wouldn't have believed you. But that's where the numbers landed for me and my investor clients this year. Last year most of us bought from one national builder because their financing incentives ...
Quick note up front: I'm a realtor, not a lender. This is what the data shows, not financing advice. The national picture is rough. Mortgage purchase applications are down about 60% from the pandemic peak, rates are above 7%, and a record 14% of September deals canceled before closing. Here's the...
Are High Interest Rates Actually Killing Real Estate Deals? Not necessarily. Higher interest rates change the numbers—but they don’t automatically kill the deal. Successful real estate investors are adapting by looking more closely at the entire deal structure: 🔹 Leverage: Use the right amount of...
I wanted to know how much of the Cleveland market actually cash-flows at conservative terms, so I screened every active for-sale listing in Cuyahoga County this week (Oct 20). Assumptions: 25% down, 7% / 30-yr, 3% closing, 8% vacancy, 7% repairs, 8% capex, 10% management. Rent = 85% of HUD Small ...
Last week I put up a Cleveland screen and got some good pushback. People wanted stress tests and a bad-debt line, and @Gladimir Lobo was right that a screen can't see condition, lead or what's happening street to street. So I ran Toledo the same way with those built in. I'm posting it so the peop...
What site or source do you use to analyze a specific MSA for mid-term rental viability?
I've been looking at the latest Cleveland market numbers for Q3, and a few things stood out. Here's a quick snapshot of city of Cleveland: • Median sale price: Approximately $150K, up 1% from Q2 • Active listings: Up 7.8% from Q2 • Homes sold: Down 5.3% from Q2 • New listings: Up 6% from Q2 • New...
Quick note for owners with Orange County rentals, since a lot of renewals go out this fall. The rule: under AB 628, California Civil Code 1941.1 now lists a working stove and refrigerator as habitability requirements for any lease entered into, amended, or extended on or after Jan 1, 2026. A reca...
Freddie Mac's 30-year average came in at 7.32% on Thursday, down from 7.40%. That's the first weekly decline since August. A year ago it was 6.19%. I ran it on Houston's median house, $325,000 with 20% down. The payment on the $260,000 loan goes from $1,800 to $1,786. At last year's rate the same...
Quick read on where things stand going into Fed week, because the bond market moved more last week than the Fed is likely to move this week. Thursday's rally pulled the 10-year Treasury down to 4.96% from 5.13% the day before. By Friday's close it was back near 5.00%, and Mortgage News Daily's 30...
When I got licensed in 2013, the Louisville MLS had somewhere around 1,800 to 2,200 homes for sale on any given day. Over the weekend it briefly topped 4,700. That number by itself isn't a crash. Here's what's underneath it. Jefferson County, single-family, straight from the MLS, September (the l...
I took a look at Trump's new housing executive order. As usual, the headline makes a bigger promise than the actual policy delivers and not as trivial as some have made it out to be. That doesn't mean it's useless. It means we ought to look at what it actually does. The order targets several spec...
September was a rough month for housing activity on both sides of the market, with buyers and builders pulling back at the same time. Signed Contracts Dropped Hard Pending home sales, which track signed contracts for existing homes, fell 7.3% from August and 11.3% from a year ago, and every regio...
This came up in a Q&A I did this week with Kasing Ng, a CPA who used to audit funds at a Big 4 firm, and it's not how most investors I talk to think about it. Dealer or investor isn't a label the IRS puts on you as a person. It's decided one property at a time, based on what you actually did with...
It's October, and time for another Las Vegas update. For a more comprehensive look at the Las Vegas investment market, please DM me for a link to our blog. There, you'll find detailed information on investing, both in general and specifically in Las Vegas. Before I continue, note that unless othe...
I ran an identical screen (25% down, 7%, full expense load, rent at 85% of HUD SAFMR) on three markets this week: Cleveland / Cuyahoga, OH: 2,036 evaluated, 421 passed, 121 strong Indianapolis / Marion, IN: 232 evaluated, 1 passed, 0 strong Mendocino County, CA: 221 evaluated, 1 passed, 1 strong ...
𝐁𝐔𝐘𝐈𝐍𝐆 𝐀 𝐇𝐎𝐔𝐒𝐄 𝐍𝐎𝐖 𝐂𝐎𝐒𝐓𝐒 𝟒𝟖% 𝐌𝐎𝐑𝐄 𝐓𝐇𝐀𝐍 𝐑𝐄𝐍𝐓𝐈𝐍𝐆 Look at the numbers: Buy: $2,886/month Rent: $1,950/month Thats a $936 monthly difference. More than $11K/yr This isn't just about today's mortgage rates. Since October 2019 mortgage payments have increased 96%. Rents have increased 38%, and wages 37...
Two multifamily closings in Cincy MLS Hamilton County, both in the last 30 days good snapshot of how wide the range is right now. Same county, same 30-day window a stabilized 11-unit cash flower on one end, a gut-rehab duplex on the other. Good reminder that Cincinnati multifamily covers a lot of...
Inflation surprised to the upside across the board last week, and the market's reaction is the part I keep coming back to. Hot Inflation Meets a Fed That Already Leans Hawkish The September CPI rose 0.6%, driven largely by gas and energy, and annual inflation went from 3.4% to 3.7%. Core CPI rose...
Quick weekly recap for anyone underwriting in Houston right now. The ten-year Treasury went from 5.24% to 5.09% in four sessions. The weekly mortgage survey has not caught up: Freddie Mac held at 7.40% (15-year 6.71%). The daily index was already down to 7.33% on Thursday and 7.37% Friday, so thi...
𝐓𝐡𝐞𝐫𝐞 𝐚𝐫𝐞 𝐧𝐞𝐚𝐫𝐥𝐲 𝟓𝟖𝟐,𝟎𝟎𝟎 𝐦𝐨𝐫𝐞 𝐡𝐨𝐦𝐞 𝐬𝐞𝐥𝐥𝐞𝐫𝐬 𝐭𝐡𝐚𝐧 𝐡𝐨𝐦𝐞𝐛𝐮𝐲𝐞𝐫𝐬 𝐢𝐧 𝐀𝐦𝐞𝐫𝐢𝐜𝐚. In September, the number of active home sellers climbed to 1.51 million, the highest since March 2020. Meanwhile, active homebuyers fell to just 929,000. . .a record low. There are now 63% more sellers than buyers. Back in 202...