Las Vegas Real Estate News

The Threats to Yield in Las Vegas Homes
LAS VEGAS "SHORT-SALES" IS THE HOT INVESTMENT! NEW RULES
Hi guys! I am recently moved to lasvegas and I was wondering what will be the best type of home I can get by $50000 in summerlin? my credit is zero
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I am on Social Security disability and a single mother and have poor credit from medical bills. Can I buy a house?
Arlington Ranch (Las Vegas NV) Market Report
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can bank breach contract from a short sale?
can bank breach contract from a short sale?
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Weekly Market Report • Las Vegas, NV 89144 • Single Family Residences • Apr 16-Apr 22, 2012
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Posted: 27 Apr 2012 04:38 AM PDT

Many investors are attracted by the high yields that Las Vegas homes offer, with Realtors advertising 10%+ annual returns on all-cash residential purchases. There are indeed deals that will generate more than 10% net from rental income, but that is only part of the story. Yields that look good on paper can rapidly compress under the pressures of vacancy, delinquency and operating costs.

This article looks at three different asset classes (condos, single family homes, multi-family) and examines how the choice of asset class can have a significant impact on the net return. I have owned all three asset classes in the last year, and had properties generating yields as low as 5%, and as high as 20%.

Potential pressures on a condo yield:

One of the advantages as a condo owner-resident is that water, trash and sewer are all included in the monthly Home Owners Association (HOA) fee. However, as a landlord this is a disadvantage because the HOA fee is a fixed cost during periods of vacancy.
Las Vegas is awash with cash buyers, many of whom are buying at historically low prices in condo communities. Not only is this increasing the number of rental units, it is also increasing the number of landlords with lower rental rate hurdles to clear to meet their return targets. These factors combine to increase vacancy and lower rents.
Condo units are uniform in layout and amenities so it is difficult to position an asset as unique when marketing it for rent. Price tends to be the biggest distinguishing factor and the condos with the lower asking rents are those that lease first – it only takes a couple of condo owners to lease at below market rents, and you will either have more vacancy than you planned for, or a lower rental rate that you budgeted for.
As a result of foreclosures being bought by investors there are more single family homes available as rental properties than has historically been the case. This is increasing the competitive pressure on condos, especially with some houses being rented out for as low as $800 p/m.

Low income multi-family properties can be bought at a 15%+ net return, but without a strong property manager an investor will often find that high tenant turnover and its associated costs can quickly turn the property from profit center to cost center. The potential pressures on a low-income multi-family property are significant:

In today's moribund Las Vegas economy the tenants renting at the low end of the market ($400-$600 p/m) have been some of the hardest hit, and are often just one missed paycheck away from not being able to pay the rent. The delinquency rate in this asset class is very high.
There is incredible pressure on rental rates and this has created move-in specials as low as $199 deposit and one month free rent in some areas. Beyond the fact that this depresses achievable rents it also creates a situation that some tenants take advantage of – they move from property to property every couple of months, continually taking advantage of move-in specials and initial free rent deals.
Many of these properties have high consistently high occupancy rates, but that masks the fact that every month they have 10% of tenants leave and in that same month find new tenants to absorb this vacancy.
These properties typically have a lot of deferred maintenance, and the costs associated with AC units, water heaters and plumbing is far higher than with better quality properties.
Tenants in low income housing often generate expenses that are less common in higher quality problems, such as bed bug infestations, and misuse of garbage disposal units causing blockages.

Single Family Homes also have some factors that affect them negatively:

In the current economic environment landlords cannot have a high degree of confidence that the full lease term will be honored by the tenant. This can be mitigated by thorough background checks, but even then a tenant's financial circumstances can quickly change.
Some HOA fees can be significant, and it is difficult to pass these costs on to the tenant.
Broken water heaters and AC units are the main unexpected expenses that landlords can face. One of the biggest risks is tenants that do not report maintenance issues, and they worsen to cause significant damage.

To mitigate against these pressures on your profit investing in single family homes over condos is sensible. There are of course certain condo communities and price points at which condos are a good investment, but in general single family homes can offer higher returns. And if you are going to select multi-family to capture the higher yields that it offers then contact me and I will send you my articles "How to Buy Multi-Family" and "How to Manage Multi-Family" which will help you to ensure that you get what you bargained for.

LAS VEGAS "SHORT-SALES" IS THE HOT INVESTMENT! NEW RULES

Posted: 27 Apr 2012 02:03 AM PDT

Previously, lenders could take months to approve or deny a short sale. This delay caused thousands of unnecessary foreclosures due to canceled contracts between buyer and seller.

Here's how the new short sale rules work:

Lenders have 30 days to review and respond to a short sale request.
If 30 days pass with no decision, the lender must give a weekly status update to the borrower.
Ultimately, the short sale decision must be made within 60 days

http://theinvestorinsights.com/short-sales-just-got-shorter/

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Hi guys! I am recently moved to lasvegas and I was wondering what will be the best type of home I can get by $50000 in summerlin? my credit is zero

Posted: 26 Apr 2012 10:44 PM PDT

If I want to buy a rental property in Las Vegas, is there a way (e.g. website) to determine what rent a particular proporty might bring in?

Posted: 16 Feb 2012 04:08 PM PST

Midday heat: Sun Hung Kai half-day dropped :insurance news

Posted: 26 Apr 2012 05:26 PM PDT

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How much do property management companies charge?

Posted: 26 Apr 2012 04:24 PM PDT

I am on Social Security disability and a single mother and have poor credit from medical bills. Can I buy a house?

Posted: 26 Apr 2012 02:52 PM PDT

Are there grants or loans to help me as a first time buyer?

Arlington Ranch (Las Vegas NV) Market Report

Posted: 26 Apr 2012 05:06 PM PDT

Arlington Ranch March 2012 Real Estate Resale Market Report

Listings (4/15/2012): 5
Under Contract (4/15/2012): 38
Sold March 2012: 11

Arlington Ranch changes since last month: Listings DOWN -2, Pendings DOWN -9, Sold units DOWN -1..

Interesting note about Arlington Ranch (Las Vegas) Community: Arlington Ranch was built at the "height" of bubbled prices. Many of the listings are distressed sales and currently (Nov 2011) 79% of the pendings & contracted homes are short sales (read - what is a short sale?) This is the reason why the pie graphs for Arlington Ranch look so funky and there are not enough closings proportionate to the pendings.

Last Month's Arlington Ranch Market Report

View Arlington Ranch Homes For Sale Here (Updated Daily)

More Information on Arlington Ranch Real Estate Here

More Las Vegas Communities Here

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At Home with Diversity Short Sale Foreclosure Resource

can bank breach contract from a short sale?

Posted: 26 Apr 2012 04:05 PM PDT

can bank breach contract from a short sale?

Posted: 26 Apr 2012 04:05 PM PDT

can bank breach contract from a short sale?

Posted: 26 Apr 2012 04:05 PM PDT

The Truth About The Las Vegas Real Estate Market! April 2012 ...

Posted: 26 Apr 2012 02:00 PM PDT

Get The Truth About The Las Vegas Real Estate Market And Learn The One Thing You Should Do RIGHT NOW If You Want To Make A Move Within The Next 6 Months.

Clean Your Closet (Las Vegas) | Real Estate In Las Vegas

Posted: 26 Apr 2012 12:03 PM PDT

by admin • April 26, 2012 • Las Vegas Real Estate • 0 Comments · Clean Your Closet (Las Vegas) . YOU KEEP THE ITEM AT YOUR HOUSE AND I PICK UP WHEN ITS SOLD OR I CAN STORE FOR YOU ALSO WHERE YOUR Price: Location ...

Home sales fall in March, mortgage rates remain low | Real Estate In ...

Posted: 26 Apr 2012 04:00 PM PDT

by admin • April 26, 2012 • Las Vegas Real Estate News • 0 Comments. House profits drop in March, mortgage charges stay low. By Jae Do. Hong, AP A for-sale indicator stands in entrance of a bank-owned house in Las Vegas (file picture).

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Posted: 23 Apr 2012 04:19 PM PDT

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Posted: 26 Apr 2012 11:52 AM PDT

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Pending home sales near 2-year high

Posted: 26 Apr 2012 09:48 AM PDT

NAR: Housing market has 'turned the corner'

Weekly Market Report • Las Vegas, NV 89144 • Single Family Residences • Apr 16-Apr 22, 2012

Posted: 26 Apr 2012 11:24 AM PDT

For the period of April 16 through April 22, the median list price in Las Vegas, NV 89144 is $270,000.

Demand is increasing and days-on-market is trending downward. These are very positive trends for the market.

See below for this week's full report: