I look through sometimes hundreds of properties a day, makes calls to sellers directly, mail out for off market stuff, call other brokers (sometimes they have been talking off market to an owner for a few months and the owner is finally ready to do something).For small retail strip centers the newly minted corporate tenant ones I am seeing with strong lease guarantees are going from 6.5% to 7.5% cap rates.

To narrow it down from there, you'll need to know:- Location- Type of Home- Size of Home- Level of Finishes- Using a Builder or GC Yourself- Quality of Construction- Time of Year- Type/Accessibility of Utilities- Etc.The exact same home in Atlanta could be $60/sf, while the same home in SoCal could be $150/sf...add some additional amenities and it could easily hit $200-250/sf.Talk to local builders and you should be able to get a reasonable idea of retail pricing.

What type of property are you trying to acquire to accomplish your goal; SFR, MFR, large apartment buildings, commercial, retail, land?

Previous to that, 3 hard money lenders turned me down and 4 equity partners turned me down. 7 people turned down a "flip of a lifetime".I ended up convincing a retail buyer (i was an agent) to purchase it and be an investor.

I am a CPA as well, with many very large retail investors for clients.

He started from absolutely nothing and now develops 300+ unit apartment buildings, 300k+ sqft of retail and office space.

In fact, this is how I got one of my first POF for one of my first retail flips!

I look for homes that have SOLD within the last 6 months within a .25 mile radius of the HUD home I'm looking to buy, so I can better price my bid...I know how to install kitchens, lay carpet, paint, ... pretty much everything cosmetic, so total cost put into the house will be cheaper then hiring a contractor....Anyway, if I plan on selling the house after I get it at a good deal, I'd like to tell cash buyers in my area first to see if they're interested, or put it on the market, all for ~15% cheaper then retail value.

Will you say this is pretty close to retail (market price).Numbers looks great too.

Do you have similar information for retail for OC?