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Updated about 6 years ago on . Most recent reply

User Stats

24
Posts
14
Votes
Guido Sanchez
  • Rental Property Investor
  • Clifton, NJ
14
Votes |
24
Posts

To Cap Rate or Not to Cap Rate?

Guido Sanchez
  • Rental Property Investor
  • Clifton, NJ
Posted

Hello to all. Please provide feedback on prioritizing the numbers in the calculators.

- Is there a website or tool to help real estate investors find the average cap rate in a neighborhood or City?

- Should I concentrate on ROI? (Which I think is more important)

- I would assume the Cap expenditure is greater in C and D areas. How much extra conservative should it be? Is there a website or tool for that?

My understanding is that it all depends on the class of neighborhood. I am trying to stay in the D+ transitioning to C, all opportunity zones in New Jersey. My focus is to purchase M/F apartments in Paterson, Passaic, and selective parts of Newark. Possibly look into the C+ areas are Clifton, Garfield, Plainfield, Fairview, Lodi, Hackensack.  

I am currently working on a list for wholesalers in the area to send me properties. The goal is to be on the top of each wholesalers list.

- Can a wholesaler please provide an example of what a buyer usually asks?

I look forward to hearing what you all have to say.  

All the best.

Most Popular Reply

User Stats

3,053
Posts
3,177
Votes
Corby Goade
  • Investor
  • Boise, ID
3,177
Votes |
3,053
Posts
Corby Goade
  • Investor
  • Boise, ID
Replied

This is one of my BP pet peeves that is rarely addressed. Cap rates are not designed for residential investments and don't give an investor a true picture of the return they can or should expect. The value of residential properties is based on sales comps- people pay market rate for residential properties based on what other properties in the area have sold for. Depending on your exit strategy, your ability to profit from a sale or leverage your investment is solely based on sales comps. 

Cap rates value commercial properties based on the NOI. You could have two identical commercial properties next door to each other with totally different caps solely based on the quality of the management- this would not happen with residential investments. Of course, when real estate is doing well, as it is now, investors will buy commercial buildings based on speculative caps if they can force equity through more professional management.

I'd focus on a metric that is better suited to residential investing- cash flow, ARV, CoC, whatever aligns with your investment goals, but using a cap on a residential investment won't give you appropriate valuation on your return.

Good luck!

  • Corby Goade

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