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Updated about 7 years ago on . Most recent reply
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Leasehold: Help with some basics? Renegotiation? Fee available?
Hey everyone, I have been doing some research into the leasehold (LH) market and I am falling short on some of the terminology and what it means. I also cant really seem to find any good resources to learn more. Hopefully the awesome BP community can help!
I think I understand the basics of a leasehold. You can by the lease that expires in XX number of years (say 2050). You pay for that like a loan or cash but it doesn't guarantee that you own the fee for the property after the lease expires. But if the fee is available for purchase, they you can buy the fee if you desire. You can make updates and changes like a normal SFH but you won't see any equity return unless you buy the fee. That pretty much sums up the basics, right?
What about the renegotiation date? What exactly happens when you get to this date, what are you "renegotiating"? Is it not a good idea to buy a leasehold close to a renegotiation date?
Does anybody know of any books or resource that talk about leaseholds? If so I would love to read them. I have been struggling for a little while trying to find any.
I know leaseholds are an uncommon beast (seems like just Hawaii/Honolulu these days), but maybe some of REIs that have done some work in the area can help? @Michael Borger @Jasmine C. @Isi Nau
Most Popular Reply
You've been busy! Good job searching for various opportunities in the market.
Available resources on LH properties are definitely limited. Like you mentioned, it is not a very common practice outside of Hawaii.
You have a pretty good idea of how it works. LH is between renting and owning fee simple. You own the property, but not forever. In the meantime, you pay a monthly fee to the landowner. There are some properties where you can purchase the landowner's interest in the land. But that option is less common.
The renegotiation date is when the monthly lease will be adjusted (inevitably higher). So if you pay the landowner $300 a month now, at the renegotiation date it may be set at $450 a month (those are just generic numbers to illustrate the concept). As the renegotiation date approaches, some landowners will inform the occupants how much the lease will be bumped up to. So if you're looking to buy a LH property and the renegotiation date is close, you can ask if they know what it will be adjusted to.
The expiration date (not renegotiation date) for the lease is a critical component to your strategy for the property. If the expiration date is less than 30 years away (so 2047 or sooner) it will be challenging to get a loan for the purchase. It will likely have to be cash.
The expiration date will also effect your exit strategy. Once that date is less than 30 years away, the value of the property will begin to drop fairly significantly. So if you are planning to sell it in 10 years, you'll want to make sure there are at least 40 years (or more to give your self a cushion for unforeseeable situations) left on the lease when you purchase.
I have seen some people invest in LH condos with less than 30 years left, but they would have to make enough on cash flow to recoup their investment plus more, since there will be no equity in the property when the lease expires. The toughest part about this is finding the right property at the right price. They are rare. I haven't seen someone complete this strategy from start to finish yet, but I know a few who have gotten into it.
Here's an overly simplified and unverified example of how this strategy would work: purchase a LH condo in Waikiki and use it as a vacation rental. Purchase price of $200k with 10 years left on the lease. Positive cash flow is $3k a month. In 10 years you would positive cash flow $360k (3*12*10). Minus your initial $200k gives you a net of $160k. Some people feel they can do much better than this example. *This is NOT a strategy I would do or recommend to my clients.* The risk is too high.
Overall, from an investment standpoint I would only consider LH properties with a significant number (50+) years left on the lease, and with multiple, verified exit strategies.