FOR SALE – 318 Elks Dr. San Antonio Texas 78211

 

Booming south side market, 318 Elks Dr. San Antonio Texas 78211, lot size: .12 acres, 3 beds 1 bath, estimated rehab 7K, paint interior/exterior, plumbing/electrical up to code, Max ARV: 85K, Asking Price: 49K, sold comps are excellent in this neighborhood.

Max ARV: $85,000
Asking Price: $49,000

Exit strategy: owner finance, 5k down payment, 85K sales price, $850 monthly PI/TI, 30 year amortization, 10% interest or rent $850 monthly.

Comps: Sold Comps 318 Elks Dr.

Now Is a Great Time for Cash Flow AND Appreciation in San Antonio

When I first started investing in San Antonio TX in under market value properties, I did not typically see a lot of appreciation on my properties. Most of the San Antonio fixer uppers I invested in saw appreciation in the range of 2-3% or maybe 5% per year maximum.

But that was more than 15 years ago since I started to invest here, having financially retired nearly 10 years ago. Today, I am seeing more possibilities to both enjoy appreciation AND cash flow on under market value fixer uppers in San Antonio.

Today, there is a general affordable housing shortage in San Antonio. It is harder for lower income renters and home buyers to find places to live. This is creating real opportunities for real estate investors in Texas. Also, we are seeing major investment into San Antonio in the downtown area. This is coming from the state and city government, and also out of state and even out of country investors.

For example, the Pearl Brewery off of 281 near downtown was a real hellhole in 2008. It was abandoned, run down and not somewhere you would either want to live or invest. However, an outside investor poured nearly a billion dollars into the Pearl Brewery complex. Today, it is the second hottest tourist attraction in San Antonio, after the downtown Riverwalk. It is full of nice hotels, chic restaurants, and bars, and is a general great hangout spot for San Antonians and tourists alike. Very expensive townhomes of $500,000 and up also are being built around the Pearl complex.

There is plenty of other development occurring in San Antonio that is leading to good appreciation and cash flow potential for affordable home investors. For example, the area north of downtown, not far from the Riverwalk, is also near the new San Pedro creek extension. The city is pouring billions of dollars into this area. Properties located in this region are believed to be poised for appreciation of 50% or more in the next three years.

I have a property at 1614 Alametos 78201 that will return the investor at least $900 per month in rent, and with a potential ARV of $199,000. That is some serious appreciation for a home that is worth $69,000 today.

We also had a property on 1622 Alametos that we sold in 2015 for $65,000. The investor put $15,000 into it, and sold it with owner financing for $99,000. Today, that home is easily worth $115,000.

So, I recommend buying certain homes in San Antonio today in areas where the city is investing money. You should see substantial appreciation and good cash flow.

OFF MARKET – 1503 San Rafael St., San Antonio, TX 78214

  • Finance Your Investment Properties
  • Address: 1503 San Rafael St., San Antonio, TX 78214
  • Year Built: 1954
  • Description: San Antonio buy and hold investors and real estate investors  – Increase your cash flow, almost adorable cottage, magnificent large back yard, needs minor help in the flourishing San Antonio Market, 2 beds, 1 bath, 912 sqft, lot size: .19 acres, estimated repairs: 8K, clean/lawn maintenance/interior paint/exterior paint, plumbing/electrical up to code, tile in bath room floor. Max After Repair Value: 79K,
  • Cash Price on San Antonio Fixer Upper:  $42,000 CASH ONLY
  • Exit Strategy: Owner Finance with 8k in repairs: 5K down payment, $795.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 79K, see attached sold/rental comparables.
  • Sold and Rental Comps: rental comps 1503 San Rafael
  • For more information, please contact us. 

FOR SALE – 1623 Chapman St., Seguin, TX 78155,

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  • Address: 1623 Chapman St., Seguin, TX 78155
  • Year Built: 1956
  • Description: San Antonio buy and hold investors and real estate investors  – 2 beds, 1 bath, 660 sqft, lot size: .13 acres, estimated repairs: 30K, clean/lawn maintenance/interior paint/exterior paint, plumbing/electrical up to code, flooring, sheetrock/texture. Max After Repair Value: 89K.
  • Cash Price on San Antonio Fixer Upper:  $28,000 CASH ONLY
  • Exit Strategy: Owner Finance with 30k in repairs: 5K down payment, $895.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 89K, see attached sold comparables.
  • Sold and Rental Comps: Sold Comps 1623 Chapman St
  • For more information, please contact us. 

Seguin Investment Property Pictures:

How To Do Only $5,000 In Repairs on a San Antonio Fixer Upper

 

Finance Your Investment Properties

One of the challenges of being a real estate investor is how to do investment property repairs affordably without going over budget. If you spend too much on your investment property repairs, you can lose all profit in your deal.

I have done many San Antonio property rehabs in the last 16 years. Some of them cost $10,000, $20,000, $30,000 and more. Those were rental properties, and while I was still able to make a positive ROI on most of those deals, I prefer when I can to limit the repairs on San Antonio investment properties to $5000 or so.

How do I limit repairs on an investment property to $5000, you ask?

Simple. I do not rent the property out. Renting out the property means you have to do extensive repairs of $15,000 or more and have the property inspected by the city in most cases. Spending that much on rehabs makes it harder for me to make money. Another problem with extensive repairs on investment properties these days is construction costs have shot up in San Antonio in the last 24 months.

So, rather than renting the home, I sell the property with owner financing to a blue collar family with a job but no credit. I get $5000 down, 10% interest, and a payment ranging from $695 to $995 per month usually.

The family usually have home repair skills, so they see it as a good deal to buy a fixer upper in San Antonio and perform much of the repairs themselves.

Basically, I just spend $5000 to do inside and outside paint, minor plumbing and electrical, clean up the lawn and get rid of junk. Then I sell it with owner financing. Buy and hold with owner financing is my preferred exit strategy. It allows me to increase my ROI and not have to maintain San Antonio investment properties.

Another advantage I have is that I own a construction company, so I am able to do repairs on San Antonio investment properties very affordably.

Below is a nice under market value San Antonio investment property deal that is great for an owner finance strategy:

 

  • Address: 1319 S Hamilton St., San Antonio, TX 78207
  • Year Built: 1956
  • Description: San Antonio buy and hold investors and real estate investors  – Another Major cash flow opportunity, 30% instant equity under market value, almost cute cottage, needs minor help, booming San Antonio Market West of Downtown,  2 beds, 1 bath, 616 sqft, lot size: .05 acres, estimated repairs: 5K, clean/lawn maintenance/interior paint/front paint. Max After Repair Value: 69K
  • Cash Price on San Antonio Fixer Upper:  $42,000 CASH ONLY
  • Exit Strategy: Owner Finance with 5k in repairs: 5Kdown payment, $695.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 69K, see attached sold/rental comparables.
  • Sold and Rental Comps: Sold Comps 1301 S Hamiltonrental comps 1301 s hamilton
  • For more information, please contact us. 

 

SOLD – 50K – 1319 S Hamilton St., San Antonio, TX 78207

  • Address: 1319 S Hamilton St., San Antonio, TX 78207
  • Year Built: 1956
  • Description: San Antonio buy and hold investors and real estate investors  – Another Major cash flow opportunity, 30% instant equity under market value, almost cute cottage, needs to be converted to a 3 bed 1 bath, booming San Antonio Market West of Downtown,  2 beds, 1 bath, 616 sqft, lot size: .05 acres, estimated repairs: 25K, clean/lawn maintenance/interior paint/front paint, room addition. Max After Repair Value: 109K, recommend to rent for 2 years then sale at Max ARV.
  • Cash Price on San Antonio Fixer Upper:  $50,000 CASH ONLY or hardmoney
  • Exit Strategy: Owner Finance with 5k in repairs: 5Kdown payment, $750.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 75K, see attached sold/rental comparables or rent out $795 section.
  • Sold and Rental Comps: Sold Comps 1301 S Hamiltonrental comps 1301 s hamilton
  • For more information, please contact us. 

More pictures of San Antonio investment property:

SOLD – 423 Buckingham Ave. San Antonio, TX 78210

 

  • Address: 423 Buckingham Ave. San Antonio, TX 78210
  • Year Built: 1958
  • Description: San Antonio buy and hold investors – Location Location extra large back yard! Gentrification neighborhood south of downtown. 1092 sqft, Lot Size: .15 acres, Subdivision: Highland Park, Estimated repairs: 20K, interior/exterior paint, update kitchen/bath, sheetrock, trash removal interior/exterior. ARV: 115K
  • Cash Price on San Antonio Fixer Upper:  $60,000 CASH ONLY
  • Exit Strategy: Sell with Owner Finance terms, 20K in repairs: 5k-20K down, $1,195.00 monthly P/I, 30 year amortization, 10% interest, Price: 115K.  NOTE: We recommend owner financing this investment property rather than renting; you will be able to save your cash outlays on the repairs by owner financing it rather than renting. Renting out this San Antonio investment property is possible, but at least another $10,000 of repairs will be needed. 
  • Sold and Rental Comps: Sold Comps 423 Buckingham Ave
  • For more information, please contact us. 

More San Antonio Investment Property Pictures:

Make 15-16% ROI in San Antonio Investment Properties

The stock market is back on the way up, and could hit 20,000 in early 2017. Consumer confidence is also at a 10 year high, and many experts think that we are in line for a period of serious economic expansion.

Even though many investors are getting into the stock market, I still keep almost all of my money in under market value San Antonio investment properties. I once had a lot of cash in the stock market, and I lost 75% of it in the market crash in 2001. Since that time, I have put my money into San Antonio investment properties, and I have never regretted it.

Putting my money into real estate investments allowed me to financially retire at 28. So yes, I am a fan of buy and hold real estate!

If you buy your properties at the right price and in the right area, you can enjoy steady, long term returns of at least 10% per year. That is my goal: I want to make at least 10% per year on each buy and hold investment property. And if I can do better than that, well, that’s just gravy!

The good news for San Antonio buy and hold investors is that I am finding more properties in early 2017 that are allowing high returns in the area of 15%. That’s for two reasons:

  • I have found more under market value properties to put under contract in the $40,000 to $50,000 cash range. I have seen a bit of a dip in some prices in the homes that I buy. I don’t know if that will last, but in the last three months, I’ve seen more sub-$50k homes in my neighborhoods than I did for much of 2016.
  • I am generally recommending that my investors owner finance houses rather than rent them. The major reason is that construction costs have increased in the last two years. This is making $10,000 rehabs for rental properties cost $15,000 or more. If you owner finance the investment property, you can spend maybe $5000 on rehab, and leave the rest of the repairs to the end buyer, who usually is a blue collar Hispanic family who can handle rehab work. Saving $5000 or so in rehab costs increases your ROI.

With some of the under market value properties I have found lately in 78210, 78201 and 78207, I have seen investors hit 15-16% ROI. And that is a long term return – most people cannot count on their stock market portfolio making a steady 15% ROI!

Again, I am perfectly happy as an investor to get 10-12% ROI; that type of return allowed me to financially retire early, but these days I am seeing 15%+ returns on some homes. So give it some thought as an alternative to investing in the volatile stock market. Here is a recent San Antonio fixer upper with 15%+ returns potentially:

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  • Address: 1360 Essex St San Antonio, Texas 78210
  • Year Built: 1956
  • Description: San Antonio buy and hold investors – Another cash flow opportunity, 1360 Essex St San Antonio, Texas 78210, 3 beds 1 bath, 1002 square feet, lot size: .19 acres, subdivision: Denver Heights, 6K repairs, clean/lawn maintenance/interior paint, After Repair Value: 79K.
  • Cash Price on San Antonio Fixer Upper:  $45,000 CASH ONLY
  • Exit Strategy: Owner Finance with 6k in repairs: 5K down payment, $795.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: $79,000.00, see attached comps.  NOTE: We recommend owner financing this investment property rather than renting; you will be able to save your cash outlays on the repairs by owner financing it rather than renting. Renting out this San Antonio investment property is possible, but at least another $10,000 of repairs will be needed. 

 

OFF MARKET – 1360 Essex St San Antonio, Texas 78210

 

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  • Address: 1360 Essex St San Antonio, Texas 78210
  • Year Built: 1956
  • Description: San Antonio buy and hold investors – Another cash flow opportunity, 1360 Essex St San Antonio, Texas 78210, 3 beds 1 bath, 1002 square feet, lot size: .19 acres, subdivision: Denver Heights, 6K repairs, clean/lawn maintenance/interior paint, After Repair Value: 79K.
  • Cash Price on San Antonio Fixer Upper:  $45,000 CASH ONLY
  • Exit Strategy: Owner Finance with 6k in repairs: 5K down payment, $795.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: $79,000.00, see attached comps.  NOTE: We recommend owner financing this investment property rather than renting; you will be able to save your cash outlays on the repairs by owner financing it rather than renting. Renting out this San Antonio investment property is possible, but at least another $10,000 of repairs will be needed. 
  • Sold and Rental Comps: sold-comps-1360-essex-st rental-comps-1360-essex-st
  • For more information, please contact us. 

More Images of this under market value San Antonio Investment Property:

bath bed-1 bed-2 bed-3 front kitchen large-back-yard living-room