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All Forum Posts by: James Park

James Park has started 152 posts and replied 856 times.

Post: Cities with the Best Cap Rates vs the Worst Cap Rates

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

Bob,

Wouldn't you agree that there is an inverse relationship between price to rent ratio and CAP rates?The higher the price to rent ratio, the lower the CAP rate. The lower the price to rent ratio, the higher the CAP rate. Not saying that one is better than the other... but just a metics to compare against the other MSA cities. We are not taking into account the asset class of the property. I guess that best metrics it so find the best asset class that yields the highest CAP rate.

Post: Cities with the Best Cap Rates vs the Worst Cap Rates

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

Bob.

Sorry for the confusion.

These are price to rent ratio numbers not cap rates.

The price to rent ratio number are by city msa and not by asset. Class.

Post: Cities with the Best Cap Rates vs the Worst Cap Rates

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

Below is a chart of the cities with the best CAP rates vs the worst CAP rates.

Post: North Atlanta Real Estate Market Update

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

Below is full list of the highest Price to Rent city vs the lowest Price to Rent city.

Druid Hills in DeKalb county has the lowest CAP rate vs Forest Park, GA in Clayton County has the highest CAP rate.



Below is the data of Atlanta metro counties with the lowest Cap Rate : Forsyth County vs the highest Cap Rate : Henry County (Price to Rent ratio: 10.2, Paulding County (Price to Rent ratio: 10.36, Clayton County (Price to Rent ratio: 8.01, Haralson County (Price to Rent ratio: 8.56.

Post: North Atlanta Real Estate Market Update

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664


Forsyth County is the fastest growing County in the state of Georgia and 11th fastest growing county in the United States.

FORSYTH COUNTY — Anyone living in or passing through Forsyth, especially the south end, could guess this — new census figures show the county is one of the fastest growing in the nation. Again.

According to annual figures released this month by the U.S. Census Bureau, Forsyth County experienced the 11th highest percent change in population growth from 2014 to ’15, which marks the highest in Georgia.

Population estimates as of July 1, 2014, were 203,882 and had risen to 212,438 as of July 1, 2015.

This 4.2 percent change tied with Morgan County, Utah, and Kendall County, Texas, though they have about 11,000 and 40,000 residents, respectively.

Forsyth also ranked 11th in the country for population growth over the past five years, representing a 21 percent increase from 175,511 people in 2010.

The rise from 2010 has accelerated in the past few years, with Forsyth coming in at No. 18 in 2013 and at No. 12 in 2014.

Fast-paced, sustained growth does not surprise local officials, especially in the school system, an area that sees the effects every day.

Forsyth County Schools has experienced enrollment surges since the late ’90s, including throughout the recession, according to Jennifer Caracciolo, spokeswoman for the district.

Challenges that come with such increases include hiring and retaining high-quality staff, “accommodating the growth from a financial aspect and planning for capital improvements.”

“Our voters have generously approved bond and SPLOST referendums to provide these much needed resources,” Caracciolo said. “The first large-sale phase of our 2014 bond projects, which includes improvements at existing schools and opening two new schools, will be complete this summer.”

Brandywine Elementary and DeSana Middle, both in southwest Forsyth, are set to open in August.

As per state law, new schools cannot be funded and built until a district can prove existing schools are crowded. In Forsyth, that has meant new schools often are near capacity by the time they welcome their first students.

“Next school year, we will complete second-phase projects at existing schools, and in 2018, [we will] open Denmark High School and the Alliance Academy for Innovation,” Caracciolo said.

“We are also expanding non-traditional offerings that won’t strain our facilities’ needs, such as online, hybrid, dual enrollment and flexible scheduling options.”

She said the community, as a whole, values and supports education, helping to retain the district as one of the top-performing in the state and nation in the face of growth.

The fastest growing county in the U.S. from 2014 to ’15 was McKenzie County, N.D., which grew 16.7 percent to a population of 12,826.

Forsyth’s population total is smaller than only one county growing faster: Fort Bend, Texas, which grew 4.3 percent to reach an estimated 716,087 people.

Other Georgia counties that ranked in the top 100 include: Bryan County at 22nd (3.6 percent); Columbia County at 28th (3.4 percent); Long County at 39th (3.2 percent); Effingham County at 51st (3 percent); Barrow County at 53rd (3 percent); Clarke County at 80th (2.6 percent); Fannin County at 93rd (2.5 percent); and Jackson County at 96th (2.4 percent).

All population estimates are for counties with 10,000 or more people.

Source: http://www.forsythnews.com/section/2/article/29791...

Post: Real Estate Market Analysis for SF/Bay Area, LA/OC and Atlanta

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

Inventory Chart by County in Southern California


Inventory Chart comparison by city in Orange County, California

Post: Chicago area sees greatest population loss of any major U.S. city

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

@Jerry Bliss

Your assumption is correct if the out flow of population continues to grow, simple principles of economics 101 shows that supply will grow dropping the demand. So far the inventory levels look stable in Cook, Lake, and Dupage County. We will need to look at the inventory levels closely.  

Post: Chicago area sees greatest population loss of any major U.S. city

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

@Nick Patterson

You can see that $41.86 billion in capital has left the state of Illinois. Cook County, Lake County, and DuPage seem to be affected the most. The top states Chicagoians are moving to are Florida, California, Texas, Arizona, and Wisconsin. Nick, your assessment was right on in terms of where Chicagoians are moving to.

Post: Chicago area sees greatest population loss of any major U.S. city

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

The Chicago area lost an estimated 6,263 residents in 2015 — the greatest loss of any metropolitan area in the country. That puts the region's population at 9.5 million.

While the numbers fell overall, there were some bright spots in the Chicago area: Will, Kane, McHenry and Kendall counties saw growth spurts, according to census data.

The Chicago region's decline extended to the state. In fact, Illinois was one of just seven states to see a population dip in 2015, and had the second-greatest decline rate last year after West Virginia, census data show. While the state's population dropped by 7,391 people in 2014, te number more than tripled in 2015, to 22,194.

The plunge is mainly a result of the large number of residents leaving the state last year — about 105,200 in all — which couldn't be offset by new residents and births, according to census data. The last year Illinois saw its population plunge was 1988.

The potential fallout is both political and financial. Federal and state government dollars are often distributed to local government agencies based on population; so the population loss creates long-term budget concerns. Communities pouring millions into new roads and schools, for example, based on rosy projections of future growth are left with fewer taxpayers to cover the cost.

Source: http://www.chicagotribune.com/news/local/breaking/...

Post: Real Estate Market Analysis for SF/Bay Area, LA/OC and Atlanta

James ParkPosted
  • Real Estate Broker
  • Johns Creek, GA
  • Posts 870
  • Votes 664

Current Inventory Levels Chart of Irvine, California.