We have all experienced the increase in prices on everything from food to gas and pretty much everywhere in-between.
With that the question is do you buy as interest rates are starting to creep up and the Federal Reserve is talking about increasing rates to help deal with the rising prices.
The question is do you buy now or wait especially as many investors are looking for the 1% rent to value ratio which has become a challenge to hit depending on the geographical location. There are plenty of areas in and around the greater Atlanta area that can provide that but, it is now time to be more strategic in new purchases. Here are a couple of things to look at:
- Newer construction preferable a townhome
This makes it easier to deal with any maintenance issues and makes all of the maintenance issues in the neighborhood nearly universally known allowing for you to plan what issues might occur.
- Higher renter areas haven’t changed much pre/post pandemic
Areas such as Stone Mountain, Decatur, Locust Grove, etc. have not changed much in comparison to their rental versus ownership throughout the pandemic. You can still use these areas to be a good judge for high rental areas that will remain the same in the near future.
- What do you need to get started?
Homes in and around the Southeast Georgia might provide a great value but, might need some TLC just to get them rental ready. A majority of what we see are paint and carpet needed. This is the standard; however, appliances are the major cause for concern we see in the first year of ownership.
The townhouse strategy allows for you to get into the rental market for 160-190K price point with a rental rate that will hold the 1% value ratio. This is a safer strategy then to purchase more expensive properties and carrying additional debt servicing costs.
There have been a lot of people that we have met over the past number of months that are looking to either pay their first rental property or they think they found a GREAT DEAL!
There are plenty of areas around the greater Atlanta area to find a good property to purchase but, here are some common mistakes to avoid.
- Understand what the home needs. A lot of areas around Atlanta and throughout southern Georgia offer some great opportunities but, the homes need some work. Contractors in these areas are booked solid, they have so much work that they are charging top dollar right now and getting it as well. This is something to consider as your new purchase if it needs anything major done might take longer than originally expected in order start producing you money.
- Understand the town, some parts of Georgia offer great value but old construction. The most common problem in these areas even if you are purchasing something that has already been renovated a major issue could be the plumbing from the house to the sewer. In some areas those connections are still with cast iron pipes which can corrode or rust entirely which can be a massive investment to fix.
- Understand the quality of tenant in the area you are purchasing in. A lot of times with COVID we have had a lot about owners that have had problems collecting rents. They immediately believe that either themselves or the property management company is at fault. This might not be the case, areas that provide higher levels of public assistance tenants will look towards those programs to help make their bills whole which is subject to delays due to processing. Areas of lessor property values are more than likely to see this type of situation for example Macon or Warner Robbins.
Ultimately it is a great time to buy and investment there are just a few things to think about before you make your decision!