We have represented many out-of-state investors looking for experienced representation in their search and acquisition of income-producing investment real estate in the state of Oregon.
Realty Yield is widely recognized in the Oregon real estate brokerage community as a Buyer’s Agent specialist. All the major brokerage firms in Oregon will enthusiastically cooperate with Realty Yield due to our long-term track record of successfully closing real estate transactions. The importance of this cooperation in the brokerage community should not be minimized. Our calls get returned!
Hence, when searching for the best available investment opportunities Realty Yield can expose investors to both “on-market” (through listing websites like LoopNet, RealNex Marketplace, Showcase, RMLS, Etc.) as well as available “off-market” income-properties.
Additionally, since Realty Yield is a one-stop, full-service investment real estate service provider, we can also assist out-of-state Buyer’s with their 1031 Exchange, arrange financing and provide post transaction landlord support services to optimize the performance of their real estate investment-s between the buy and sell dates. Find out more about our expertise as an expert Buyer’s Agent.
We start by discussing your current situation, real estate investment goals, risk profile and timeline. We’ll provide an accurate overview of the current market and go through a question-and-answer session as needed/wanted.
Once we understand what you want to achieve, we work with you to formulate a realistic strategy to achieve your future goals for return on investment. This stage includes:
Once you give us the go ahead, we begin a comprehensive search for suitable properties. We not only have access to the properties listed on the open market, but also many "silent sale sources". We pre-screen candidate properties to find the best matches for your criteria.
Our pre-screening includes valuation analyses, investment/return forecasts and tax implication assessment. We investigate any potential title or transfer issues.
We inspect candidate properties to get a fix on their physical condition, review documents related to the properties and analyze comparable sales to “reality check” asking prices. We research rental rates for like-kind properties to see if a property’s rents are too low and if a seller’s rent forecasts are too high. We investigate seller motivations and interest among other buyers in the marketplace.
We access the lending options and programs available to you.
Then, we produce a written narrative for you ranking your purchase options with pros, cons and considerations specific to your comfort level.
If you decide to proceed, we formulate an acquisition strategy to see that the property is bought at the best possible price and terms. And of course, the submitted offer will include all necessary contingencies allowing time for due diligence items that may not have been completed during the pre-screening process.
Key items in the Purchase & Sale Agreement include:
The long-term success of your property investment must be maximized through proactive asset management (NOTE: asset management is not the same as property management). It’s not enough to “buy, hold and hope." Part of our complete service as your buyer’s agent is getting your new investment off on the right foot with a solid long-term asset management strategy.
The compounding effect of even modest annual net operating income growth has a dramatic effect on your property’s long-term returns and future value. But growing your net operating income is a proactive and continuing process. Sadly, far too many owners allow the long-term potential of a good purchase to erode, sometimes within a handful of years.
Our goal is to keep you from becoming one of those ill-fated buyers as part of our Post-Closing services. See Property Owner Landlord Services page.
Investor will have $800,000 - $850,000 from a cash-out refinance on another owned property to invest in an additional property
Investor is interested in either apartments or a single-tenant industrial property
Investor would prefer a turn-key property but would consider a value-add apartment property if needed only modest updates and rents could be increased to justify the cost of improvements
Investor in interested in properties in Oregon, the Portland-metro area or a strong secondary market
Turn-key, condo quality apartment building (13 units). A performing asset that has been well-maintained. Current rents are close to market. A few rent increases are anticipated in the next few months upon lease renewal. Property is located on the Eastside of Portland, Oregon. The current owner is retiring and exiting the market.
Garden style apartment building (16 units) located in the outskirts of Portland, Oregon (Gresham). Property has been owned by a partnership for about three years. Quite a bit of deferred maintenance has now been completed. Current owners have started to increase rents that are currently low (about $75 per unit). There is some valued-add upside through these rent increases. The current owners are divesting their partnership, so have decided to sell.
Single-tenant Industrial building with a financially strong tenant and long-term lease in place with 3% annual rent increases. The lease is NNN, so the tenant pays most of the operating expenses. So, the Net Operating Income is very stable and predictable year over year. From an ownership perspective, would be a bit easier to oversee than an apartment building requiring professional property management. Current owner (seller) is doing a 1031 Exchange into a larger property.
We have pre-screened available properties on the market and have initially narrowed it down to three potential acquisitions that fit the criteria outlined by our Client.
A financial-investment analysis of these properties has been performed. Projected pre-tax and after-tax cash flow, loan impact and projected appreciation has been modeled and compared.
Download a sample of Property Valuation Return Projection Comparison Chart, which is one of the proprietary Investment Tools we utilizes when working with Clients.