Cap rates

In Leasing Property - Asked by Laura M. - Dec 9, 2009
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Ron S.
Broker/Agent
Manitou Springs, CO

ONE STEP ABOVE GROSS RENT MULTIPLIER. In 40 years of selling/owning/managing apartments, I've seen more money lost using a Cap Rate to determine value.
EMAIL: Ron@CommonwealthUSA.net for copy of recent article I did for the Colorado Real Estate Journal.

Dec 9, 2009
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Tarik Al-Hadi H.
Lender/Mortgage Broker
Farmington Hills, MI

The Cap or (Capitalization Rate) derived at by dividing the Net Operating Income) by the asking price of the property. It simply tells you what rate of return you should get in the first year of owning the property. WARNING: This is only an estimate! Out of this Cap Rate the Debt Service has to be paid, your income taxes has to be paid and there is your aftertax profit it could be -0- at the end of the day. WARRNING: make sure you cap rate is based on figures as of TODAY! RIGHT NOW! not a proforma based on what could happen if you did this and did that or something else. WORD OF ADVICE: Conduct your own audits, do your own due dilligence; it'll cost you a little money but it will save you and your CAP in the end. Hope this helps...Tarik Hodge

Dec 10, 2009
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Paul S.
Broker/Agent
Glendora, CA

A cap rate can be very useful in comparing property with other property. It is a very simple form of comparison. It only looks at one year and DOES NOT include debt. It merely tells you the relationship of an income stream to the price without any debt. So, look at it as if you paid cash for the property. After the expenses are deducted from the gross income, you would be left with a net operating income (NOI). By dividing the cash price into the NOI you get cap or the relation of the income stream to the price expressed as a percentage. If you do the same calculation on other properties (assuming the gross income and expenses are accurate equaling an accurate NOI) you will be able to compare the relative return of other properties to one another. As mentioned be cautious on how you use cap but it will give you a "base" from which to compare. I recently took a look at a local MLS for residential income property both active and solds for an article I was writing on cap rates. Most of the lisitings had no expense information at all and those that did all had it incorrect. That is always going to be a challenge when comparing. To complete my article I took an arbitrary expense figure of 25%. The result was the solds had an average cap rate at 6.4% and and actives 3.2%. As you can see the active listings were priced very high (the lower the cap the higher the price) compared to the solds. The highest cap rate for an active listing was 5.4% which was below all but one of the sold cap rates. Naturally if I had used a higher expense factor the caps would have been lower across the board.

Dec 15, 2009
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