howie is going to marry the woman who was the webmaster for bsb in 2000, ugh she is so ugly and from what fans say who met her a real witch, howie is a multimillionaire i hope he plans on having a pre nup or he could end up getting taken, she is non famous and works as a realestate broker.
I guess Howie must be seeing things that all the fans don’t see, he is attracted so much that he wants to marry her.
Maybe it’s all about jealously from those who wish ,THEY were in her shoes Hmmmmmmmmmm?? ♥
I have been buying realestates and have held the property under an S-corp or LLC. I am planning to sell and then do a 1031 exchange. Can LLC/S-corp do this? I have done it in the past as an individual person, but not sure if the IRS allows a corporation/LLC investment firm to keep on deferring the gains.
Yes, as long as ownership stays the same. ABC corp sells, ABC corp needs to purchase. Dissolving entities or changing ownership before selling or after purchasing should be looked at by a tax adviser. A single member llc is considered a "disregarded entity" by the IRS and is the exception. John Smith single member llc can sell and John Smith the individual can purchase.
www.1031alternatives.net
I require information of where I can find Realestate that is for sale after banks have reposessed housing. Obviously the banks must somehow recoup their losses.
when banks take back a home they put it up for auction at the court house of the county its located in.
it is open to the public. Be aware most banks or lenders will have a rep there bidding with you in other words the lenders rep will bid against you to get the price they want! because the lender owns the property they only have to pay the doc stamps and tax and not the auction price. if you win the bidding you will have till the end of the bussiness day to pay in full. personal checks not accepted! so be prepared to have money in the bank and after the bidding get a cashiers or certified check for that amount form your bank.
a little foot note for you if you are considering this i give you this advise stik to getting homes close to you in your county!
you have the best idea of good areas and bad ones. a rule of thumb most investors use is no more than 30 min form thier home 1 hour max!
Good luck!
Looking at commercial realestate and seeing this around as an example: cape rate 14.7%. What does this mean in assesing wether this is a good buy.
A capitalization rate (or "cap rate") is a measure of the ratio between the cash flow produced by an asset (usually real estate) and its capital cost (the original price paid to own the asset) or alternatively its current market value. The rate is calculated in a simple fashion as follows:
annual cash flow / cost (or value) = Capitalization Rate
For example, if a building is purchased for $1,000,000 sale price and it produces $100,000 in positive net cash flow (the amount left over after fixed costs and variable costs are subtracted from gross lease income) during one year, then:
$100,000 / $1,000,000 = 0.10 = 10%
The asset’s capitalization rate is ten percent.
Capitalization rates are an indirect measure of how fast an investment will pay for itself in net cash flows; each year, the percentage amount of the cap rate will be repaid. In the example above, the purchased building will be fully capitalized (pay for itself) after ten years (100% divided by 10%). If the capitalization rate were 5%, the payback period would be twenty years. Note that in real estate appraisal in the U.S., a stylized measure of cash flow is often used, called net operating income. It is essentially the same as net cash flow, except that debt service and income taxes are not included while a reserve for replacements is included. Where sufficiently detailed information is not available, the capitalization rate will be derived or estimated from income to determine cost, value or required annual income.
Use for valuation
In real estate investment, real property is often valued according to projected capitalization rates used as investment criteria. This is done by algebraic manipulation of the formula above:
Capital Cost (asset price) = Cash flow / Capitalization Rate
For example, in valuing the projected sale price of an apartment building that produces an annual net cash flow of $10,000, if we set a projected capitalization rate at 7%, then the asset value (or price we would pay to own it) is $142,857.
This is often referred to as direct capitalization, and is commonly used for valuing income generating property in a real estate appraisal.
One advantage of capitalization rate valuation is that it is separate from a "market-comparables" approach to an appraisal (which only compares what other similar properties have sold for based on a comparison of physical characteristics). Given the inefficiency of real estate markets, multiple approaches are generally preferred when valuing a real estate asset. Capitalization rates for similar properties, and particularly for "pure" income properties, are usually compared to ensure that estimated revenue is being properly valued.
Cash flow defined
The capitalization rate is calculated using a measure of cash flow called net operating income (NOI), not net income. Generally, NOI is defined as income (earnings) before depreciation and interest expenses:
Cash flow = Net income + depreciation + interest expense + profit tax – reserves for repairs = Gross income – non-interest expenses
Interest expenses are excluded so that the valuation of the property does not depend on the amount of debt used to purchase the property; in financial terms, the cap rate is an unlevered valuation measure. Similarly, profit taxes (or other similar taxes) are usually excluded, as they will depend on the interest and depreciation expenses charged; most other taxes, and specifically property taxes, are treated as part of non-interest expenses.
Depreciation in the tax and accounting sense is excluded from the valuation of the asset, as it does not directly affect the cash generated by the asset. To arrive at a more careful and realistic definition, however, estimated annual maintenance expenses or capital expenditures will be included in the non-interest expenses.
Although cash flow is the generally-accepted figure used for calculating cap rates, this is often referred to under various terms, including simply income.
Use for comparison
Capitalization rates, or cap rates, provide a tool for investors to use for roughly valuing a property based on its income. For example, if a real estate investment provides $160,000 a year in cash flow and similar properties have sold based on 8% cap rates, the subject property can be roughly valued at $2,000,000 because $160,000 divided by 8% equals $2,000,000.
Reversionary
Property values based on capitalization rates are calculated on an "in-place" or "passing rent" basis, i.e. given the rental income generated from current tenancy agreements. In addition, a valuer also provides an Estimated Rental Value (ERV). The ERV states the valuer’s opinion as to the open market rent which could reasonably be expected to be achieved on the subject property at the time of valuation.
The difference between the in-place rent and the ERV is the reversionary value of the property. For example, with passing rent of $160,000, and an ERV of $200,000, the property is $40,000 reversionary. Holding the valuers cap rate constant at 8%, we could consider the property as having a current value of $2,000,000 based on passing rent, or $2,500,000 based on ERV.
Finally, if the passing rent payable on a property is equivalent to its ERV, it is said to be "Rack Rented".
Change in asset value
The cap rate only recognizes the cash flow a real estate investment produces and not the change in value of the property.
To get the unlevered rate of return on an investment the real estate investor adds (or subtracts) the price change percentage from the cap rate. For example, a property delivering an 8% capitalization, or cap rate, that increases in value by 2% delivers a 10% overall rate of return. The actual realised rate of return will depend on the amount of borrowed funds, or leverage, used to purchase the asset.
In Europe, the term Yield is more frequently used in connection with real estate than capitalization rate. Yield is a more general term that refers to income in relation to the price of an asset.
Does anyone know of a good, experienced, real estate buyers agent who knows there way around san diego, ca? The one I have now is just not experienced enough and has had no luck with us for 3 months now.
I know several top agents in San Diego County. Please contact me off line and I can refer you to someone in the part of the county you want to live in as it is a large County and no one agent can show you all of it.
what is the average income of real estate salesperson and realestate broker
you can’t go by averages, because they include people with Realtor licenses that aren’t active.
however, as a realtor, you should expect to make no less than 75k/year. Many make WAAY more than that, like 75k for selling just ONE house.
Also, if you plan on going in to this line of work, make sure that you’ve made arrangements to not make ANY money for at least 6 mos. Whether it’s living with parents/friends/significant other, or if you’ve saved up enough dough. It can take months to sell a single home (especially in today’s buyer’s market), and then at least 30 days to close, when you’d get your cut.
The thing about a commision only sales plan, you get out what you put into. If you are resourceful, good with words, make friends easily, can follow a procedure or create one for yourself, then you should do very well.