All Forum Posts by: Dominic M.

The number of listings increased by 76 from February 2024 to February 2025.

This shows a 7.81% increase.↗️

The listed median price decreased by $40,000 from February 2024 to February 2025.nThis shows a 5.88% decrease.⬇️

The number of units sold decreased by 199 from February 2024 to February 2025. This shows a 31.29% decrease.

The sold median price increased by $60,000 from February 2024 to February 2025. This shows a 10% increase.

Mortgage Rates:

February 2025: 30-year FRM = 6.76%, 15-year FRM = 5.94%

February 2024: 30-year FRM = 6.94%, 15-year FRM = 6.26%

The increase in sold median prices shows that actual sale prices are up year over year. Higher mortgage rates in February 2024 compared to February 2025 may have impacted the sold median.

The residential lease market in Arlington County, VA, from January 2024 to January 2025 has experienced some changes:

- Units Listed: The number of units listed decreased by 1, a 0.64% decrease, from 157 to 156.

- Listed Median Price: The listed median price increased by $75, a 2.78% increase, from $2,700 to $2,775.

- Units Leased: The number of units leased increased by 9, a 6.67% increase, from 135 to 144.

- Sold Median Price: The sold median price increased by $75, a 2.68% increase, from $2,800 to $2,875.

A slight decrease in units listed indicates a minor reduction in supply year over year, while an increase in units leased suggests a rise in demand. The increase in listed and sold median prices indicates that rental prices are trending upwards. This could be due to a variety of factors, including market conditions and changes in demand.

Interview a number of tax attorneys and get personalized advice for your exact situation. 

Ask them for their criteria so you can find deals for them. 

Ask local title companies for connections. Go to local real estate investor meet ups. Skip trace cash buyers and call them. 

That's probably too much to unpack in one thread. I would select one marketing method and become an expert at it. Get a script, role play, and master it. Underwrite 100s of deals so you understand what your max offer is. Can probably spend weeks just diving into these 3. 

@Bob Wolf we are tracking the YoY trends closely with MLS data, as opposed to the fear-mongering/ clickbait that's out there. But exactly, it's too soon to tell right now, all we can do is keep our finger on the pulse for our own portfolio and for our investor clients.

We underwrite individually and on the portfolio level - stick with me here:

Would we buy a negative cashflow deal if it has equity and meets the rest of our criteria?

Short answer, yes

Long answer, maybe - if the portfolio offsets the negative cashflow and on the portfolio level we meet our positive cashflow metrics then yes otherwise no. 

Essentially, underwrite your deal with conservative assumptions, add 6+ months vacancy and one large capex item. Can your income offset the negative cashflow and can you get through this? 

I would step back and figure out your exact investment thesis and the returns you are looking for. Underwrite each deal with conservative assumptions. 

A second option you might not have considered is self directing your 401k. Many companies out there that can facilitate this. Feel free to reach out if you have any questions. 

Consult and engage with an attorney, follow the eviction proceedings as soon as legally possible, negotiate with them thereafter. See if you can agree they move out prior to eviciton.