All Forum Posts by: Robin Emery

No 1% to be found in SG or Las Vegas.  I manage all of them myself because LV is just 2 hours away.  I have an a/c guy, landscaper and handyman on call when I need them and my husband is very handy.

I am a boots on the ground Realtor in St. George.  I have rental property both in St George and Las Vegas.  Been doing this for over 30 years.  Real Estate in SG right now is hot and so are the prices.  Rental market is very tight, however, I was here during the recession and things were a lot different.  If the numbers on taxes and insurance you showed above is for a Utah property then I think your insurance is very high (try Auto Owners) and be sure your tenants have a Utah drivers license so you can qualify for the tax benefit of only paying 55% of real estate taxes.  There's a form you can get from the tax assessor to file for this.  Do this very quickly as there are certain dates by which it needs to be done by to get the 2019 tax benefit. Who ever sold you the property should have told you this!

As for vacation rentals, I believe that SG is being overbuilt with them.  If you buy one be sure it is zoned for vacation rentals.  Also the higher the number of people it can sleep the better off you are. The complex must have a pool too.  Hope this helps.

Thankfully I am a Realtor so getting recent sales info is easy. The rents can't go up any higher and they have actually gone down over the past 3 years, as have most of Las Vegas rents. Once I get the net proceeds, net income and the amount of cash I have tied up where do I put those numbers?

I have several SFR that I have owned for many years. I might want to sell 1 or 2 or do a 1031 exchange but don't know how to analyze which ones are under performing. I am confused about what I would use for sales price (then or now prices) since I bought them years ago.