I’ve been off-line for a few days as I have been spending the majority of my spare time looking at investment properties.
I’m currently looking at the lower-end of the market with positive returns on investment. Associated with the areas I’m looking, the demographic of renters are not high income earners. Though I’m stereotyping, this can often mean that the tenants can be untidy and have poor quality furnishings.
I’ve bought and sold a fair bit of property during my life. Both personally and during my time as a real estate agent. A common factor has been that the clean and nicely presented property will sell more quickly and for more money. The unkempt property will stay on the market for ages and generally will get weak offers. Vendors start to get desperate and a bad return.
To me, I love it when I walk in and see that the tenant is a grub. I look past the mess and work out the potential of the place and what money I need to put into it.
- Dirty carpets. Do they need a clean or full replacement. Steam clean doesn’t cost much but replacement does. Adjust your offer accordingly but always double the value of your investment.
- Messy kitchen. Look past the stale pizza and masses of plates. Are the cabinets in good order. Are the bench tops stained or chipped. The worse it looks without actual damage, the better. Even if damaged, have an idea of what the repairs will cost and calculate into your offer.
- Bathroom. Dirty grout, filthy toilet. Awesome! My offer continues to drop $1000’s but in reality, it might only be a couple of hundred bucks to clean it up.
- Horrible gardens. Depends on the property. A large block and it might be cost prohibitive to clean up. A townhouse, a mow and a weekend gardening will make a big difference.
- Internal walls with dints, chips, murals or whatever. Unless there is structural damage, no big deal. Some areas might just need filling and paint. Other areas might need some plastering. A tradie might be required, which will be costly but a lot can be done with DIY. Double your estimate and deduct from your offer.
- Cigarette smell. One of my favourites. The smell can be very off-putting to some buyers, which only makes it better for me to buy low. It may take a while to air out but it could save me thousands!
There are a heap of opportunities for discounting. In reality, getting rid of the tenants and investing $1000 in a professional clean and some garden clean up and the property will look massively better. Not everyone sees that though and are put off immediately by the appearance. I just see dollars I can save.
Once I clean up the property, I have it re-valued. I have always added value. Sometimes a little, sometimes a lot. Use the extra equity to look into reinvesting to more property. I know zero about the stock market but have been fortunate with property. I prefer to stick with something I know then opportunities that I’m unsure about.