SMART Real Estate Investing System Power Features





Up-To-Date Multiple Listing Data

  1. Available Properties: We select all Active listings for the geographical areas (link) we are currently concentrating on.
  2. Clean Data: We use our comb through and make sure the data is as accurate as possible. For example, sometimes the Annual Rents are entered as Monthly Rents. We adjust for that.
  3. Calculation Factors: We have some basic parameters that we use to do our detailed calculations. These are all based on our experience, analyzing the local market and industry standards. Basic default factors include:
    1. Insurance
    2. Property Tax
    3. Property Management
    4. Vacancy Rate
  4. "What If?": You can change any of these factors at any time to tailor the calculations to your own individual situation and perform your own "What If?" Analysis in our SMART Real Estate Investing Opportunity Analyzer©

Automatic Calculations

The SMART Residential Income Property Search Engine© automatically calculates the following important "Decision Points" that you need to see if an investment is worth it, based on your criteria:

  1. Cash Flow
  2. Gross Rent Multiplier (GRM)
  3. Total Investment $
  4. Long Term Net Equity Gain
  5. Long Term ROI
  6. Ending Property Value

SMARTiScore

Our SMARTiScore© is a composite of scoring factors allowing for quick, clear evaluation of properties. One point is given for each of the following calculated factors:


  1. Rents better than Market
  2. Positive Cash Flow
  3. Cash Flow above $500/month
  4. Gross Rent Multiplier (GRM) less than 16.5 (typical break even point)
  5. Gross Rent Multiplier better than Average for Area
  6. 10 Year Net Equity Gain over $200,000
  7. 10 Year Net Equity Gain over $500,000
  8. 10 Year ROI better than 100%
  9. 10 Year ROI better than 200%
  10. Doubling Year under 8 years

Comparative Data

For each property:
  1. Shows whether the property is above, below or at median rents for the area
  2. Shows average GRM for the area for each property
  3. Find Cities with Best GRM (measure of investment $ leverage; see Glossary)
This comparative info is a very powerful tool for seeing where investment opportunity exists based on market information.


Filter & Sort Any Field

Using our SMART Real Estate Residential Income Property Search Engine©, you can sort and filter on the selection parameters that meet your investment criteria, including:
  1. County, City, Area
  2. # Units
  3. Price
  4. Gross Rent Multiplier (GRM)
  5. Down Payment
  6. Cash Flow
  7. Total Investment
  8. Net Equity Gain
  9. Net ROI
  10. Doubling Year

"What If?" Analyzer

Our Search Engine starts with a standard set of calculation parameters and automatically calculates all of the important Decision Point factors you need to analyze an income property. Then, we allow you to change any of those parameters, based on your own investment criteria.

Example
* Before: You find a duplex in Long Beach, asking $680,000; current rents: $3,000/month. The GRM is 18.9, and the cash flow is -$435/month. Not a good deal, right?

* After: Your agent runs the comps, and finds the market rents for that type of property in that area are actually $4,400/month. Plugging those numbers into our SMART Opportunity Analyzer©, it shows that the GRM is now 12.9, and the cash flow is +$885/month. Much better investment!

Cash Flow Heat Map

For each property:

Doubling Year

For each property:

Appreciation Calcs Over Time

For each property:

Investor Dashboard

For each property:

Owner Occupied

For each property:

Enter Total Amount To Invest

Most people think about the asking price of the property. They've heard that 25% down is standard on a 1-4 investment property, and they think they can afford $X amount. The problem is this approach basically works, but it is limited in the scope of searchable properties. It's very easy to miss great opportunities doing it the old way.

Smart investors look at the total amount they have to invest. Then, they survey the potential properties, and find what fits. Here's an example of what we can come up with using our SMART Residential Income Property Search Engine©:

Criteria
  1. Area: Long Beach
  2. Amount To Invest: $200,000
  3. # Properties Available: 59
Old Way
  1. "Standard" 25% Down
  2. # Properties With Positive Cash Flow: 27
New Way
  1. Enter $300,000 Total Investment Amount into the Search Engine
  2. # Properties With Positive Cash Flow: 38
As you can see, we found 11 more properties that meet this sample investor's criteria. Many down payments in this selection would be over 25%, but still leveraging a good portion, and opening up the opportunities that you couldn't see before.

We can also factor Up Front Closing Costs and estimated Repairs into the Total Amount To Invest. Your choice. Closing Costs for buyers generally run 1-2% of the purchase price (we use 1.5% in our standard calculations), and a good rule of thumb is about 1% of the purchase price for most investments. This, of course, depends on the condition of the property and desired rental quality.





Let Us Help

Feel free to contact us to get started on your path to real estate investing success.

We'll be glad to answer any questions you may have about residential income properties,

and guide you every step of the way:


(562) 208-9818

info@re124.com

EZ Contact Us Form



We find good income properties that meet investment needs of our clients