All Forum Posts by: Trey Watson

Hello everyone. I posted in the forum a little over a week ago asking what people thought the best subdivisions in Houston are for investors. Mostly in an effort to drum up conversation. I didn't get any responses to that question but had people messaging me and commenting saying that the discussion would be interesting. 

Working as a wholesaler, I have a good idea of what neighborhoods tend to be better than others. I needed more than that though. I needed facts and figures. I decided to find out for myself what neighborhoods are the best for investors. For the past week I have been working on this spreadsheet. I created it by manually pulling data from the MLS and presenting it in a way where you can get an idea of what subdivisions are promising and why, in as real-time as possible.

Everyone has their opinions on how to tell if a particular market is ideal for an investment. On top of that there is a plethora of ways to invest in real estate and there are probably hundreds of different ways to analyze property investments and project outcomes. The variables that are used in this spreadsheet are based on my experience and knowledge of the market and are purely an opinion. (Professional Opinion)

I wanted to create a spreadsheet not just for myself, but to put the information out there to make it free and public. It's difficult to obtain this kind of data because for the most part, you have to do it manually. I've spent more than a week now, going through every subdivision in the city of Houston (Thanks to HAR and Excel) and filtering through the results to break this list down to the top 34 subdivisions. 

I pulled data from April 8th of 2014 - July 8th of 2014 & April 8th 2015 - July 8th 2015. What I was trying to highlight was inventory, appreciation, days on market, and activity in our current market. If you flip, wholesale, you're a landlord or shopping for somewhere to live, this data can be helpful to you. Ideally this will drum up some real conversation and bring in some perspectives from others. 

I hope that this is helpful to people, if not, at least interesting. Let me know if there are any questions.

If you guys are satisfied with 5-9% returns, you should come to Houston. 10-13% cash on cash for a standard rental in a stable middle class neighborhood. 

Our rental properties seem to be pretty popular with you Californians. Seems like I hear from a few different people from there every month.

greatschools.org is the site you want to use for school ratings and finding out where a house is zoned.

1st saturday of every month. 8am

In your opinions, what are the best subdivisions to buy a house, rehab it and sell it in the Houston area? (From The Woodlands down to Clear Lake). Low days on market, low inventory, high amount of sales are usually what makes a good flip subdivision.

Yes Ive been to that several times. So far I would say that is the busiest one but I was wondering if there were any others around town that are up and coming. Aside from the monthly RICH even and the monthly texans grille event.

I sell discount single family investment properties in Houston. I get between 40 and 50 properties per month. Almost all of them need to be rehabbed. 50k-500k price range. Call me to find out how to get on my inventory distribution list.

I also have hard money financing available.

Serious and qualified investors only.

Trey- 8323563271

From my experience I've never seen anyone flip a property using hard money financing from an actual company (private lenders don't count) and be out of pocket less than 40,000 over the course of the entire project. I'm in Houston so I can only speak for the Houston market.

As far as your credit and debt to income, credit will probably matter more. I think most companies have programs for people with decent credit and cash reserves but terrible dti.

If you have less than that, I would either consider saving more money, finding a partner who will go half or you could attempt to wholesale and save money until you have enough to flip. But that's a whole different topic. 

Here's a question that I think would be valuable to everyone on this site:

What is the best meet up to go to around town (Houston) if you're a wholesaler and you actually HAVE deals to sell?

I have had a few clients work with a guy named Pat Risinger and they usually end up doing pretty well. He's really blunt and he loves to talk but he gets it done, he knows the market and knows rehab. Also he's really well connected in this particular industry. Not sure on what it costs.

[REMOVED]- That's his number