Which Host Metropolis Has the BEST Housing Market?

Dave:
Hey everybody. Welcome to On The Market. I’m your host, Dave Meyer. At the moment we’re going to be speaking in regards to the huge information everybody’s fascinated about, which is after all, the Tremendous Bowl. I don’t know, is everybody fascinated about it? Do you guys take into consideration this? Effectively, Kathy, you clearly do since you’re sporting some type of soccer uniform right now. What jersey is that this?

Kathy:
That is truly the Cardinals, and it’s Devon Kennard, who’s popping out with a BiggerPockets e book very quickly.

Dave:
That makes a number of sense.

Kathy:
And his first interview on actual property was on my present, The Actual Wealth Present, so I obtained this.

Dave:
Superior.

Kathy:
I don’t assume he gave you one Dave when he was on this present although.

Dave:
I don’t have one and I’m glad although as a result of I’d not look as cool as you do in your Devon Kennard skilled jersey proper now. When you guys don’t know Devon, he’s an superior actual property investor, former NFL participant. He’s been on this present. He’s written a e book for BiggerPockets and apparently, buddy of Kathy.

Henry:
I don’t observe soccer an excessive amount of. I like soccer, I perceive it, however I’ve beef with grown males in children’ uniforms. It’s simply bizarre to me. I’ve by no means been a jersey man. Simply me strolling round with some younger child’s final identify on my again simply at all times appeared like a bizarre factor. I simply can’t get with the jerseys. It’s bizarre for me. I don’t know.

Dave:
Is that every one sports activities or simply soccer?

Henry:
All sports activities. All sports activities. It’s like I’d get a jersey that you just customise and put your personal identify on the again, however I don’t know.

Dave:
You’re simply rooting for your self. You simply need to root for Henry.

Henry:
After which it’s similar to all people’s operating round speaking about, “We obtained a recreation. Who will we play tonight?” Sir, you don’t have a recreation.

Kathy:
When’s the final time you ran across the block?

Henry:
You’re not on the group. They don’t even know you exist. You bought to select your children up from daycare and you bought a chiropractor’s appointment. You don’t have a recreation.

Dave:
James, you bought to leap in right here as a result of I do know you disagree.

James:
Oh, I’ve invested some critical cash into my jersey recreation. The Tremendous Bowl is my favourite vacation, so it’s the primary vacation. Make sure that my calendar’s blocked out and I shall be at all times watching, however sadly the Seahawks aren’t in there, however I’m closely invested in Seahawk swag.

Dave:
Effectively, that’s excellent for you, James, as a result of right now we’re going to be speaking about totally different markets which have hosted the Tremendous Bowl. So we aren’t going to dive into the groups which are within the recreation. This present ought to be popping out I feel two or three days earlier than the Tremendous Bowl. We have now 49ers and the Chiefs matching up. However right now we’re going to speak about a few markets which have hosted them just lately and we’re going to judge each certainly one of them about how good they’re for funding or what specific methods would possibly work in a type of markets.
So every of us goes to take one of many final 4 hosts of the Tremendous Bowl and we’re going to interrupt them down. So James, hopefully that is an applicable celebration for you. Henry, you might simply sit there mad for the entire time, however you do should take part as a result of we obtained a recreation right now Henry, you do should play it. And earlier than we do it, we even have Tremendous Bowl trivia to speak about to see how properly you do. And Henry, I’m going to make you go first.
Do you guys know what 12 months the primary Tremendous Bowl was, Henry?

Henry:
1941.

Dave:
Kathy?

Kathy:
I feel we should always toss this to James. I feel he’s going to know the reply, however it’s been some a long time.

Dave:
That’s true. Very obscure however true. James?

James:
I don’t know the precise 12 months, however I do know it was someplace within the ’60s as a result of there was two leagues they usually merged them again when there was two leagues. I feel Henry was shut when there was two, however when the NFL got here collectively, I feel ’60s, someplace in there.

Dave:
All proper, James, you’re appropriate. It was 1967, so it was Chiefs versus Packers in 1967.

Kathy:
Guys.

Dave:
That was the primary Tremendous Bowl.

Kathy:
I’m older than the Tremendous Bowl.

Dave:
Effectively, you’ve been round for some a long time additionally, Kathy.

Kathy:
Thanks. Sure.

Dave:
That’s how outdated you might be, some a long time. May very well be 20.

Kathy:
Thanks.

Dave:
All proper, I’ll ask you yet another trivia query and spare you. Perhaps I’ll simply ask James, see if he is aware of. Which two beginning quarterbacks gained the Tremendous Bowl with two totally different groups?

Henry:
Are they at present taking part in?

James:
No, they’re not. That is straightforward although as a result of it’s pretty latest.

Henry:
Okay. Okay. Okay.

Kathy:
That is straightforward. This appears straightforward. Yep. I even know this one.

Dave:
Okay.

James:
Two of the best. You bought Tom Brady-

Dave:
And?

James:
-And Peyton Manning, as a result of Peyton Manning gained it with the Colts and the Broncos.

Dave:
Bravo. Effectively performed James. That was an excellent one.

James:
Can we get Tom Brady on the On The Market podcast? I’d like to interview Tom Brady.

Dave:
I don’t assume we’ve got that type of pull, man. Kaylin simply slacked us and stated that she’s going to work on it.

Kathy:
Oh, he’s in all probability listening proper now. Yeah.

Dave:
Yeah, he positively listens. So we’ll get him on right here any day now.

James:
There’s two man crushes I’ve, Tom Brady and Mark Wahlberg. These are the 2. Mark Wahlberg, if we may get him on too, that will be an ideal present.

Dave:
Mark Walberg? Okay. Who knew? All proper, properly we should always in all probability transfer on from soccer, though I’m excited in regards to the Tremendous Bowl. And what’s cool in regards to the Tremendous Bowl is we’re all going to be collectively for the Tremendous Bowl this 12 months. We’re going to be collectively in Denver at a Tremendous Bowl occasion, which shall be very enjoyable. And if any of you by the best way are within the Denver space the day after, so the twelfth, we’re internet hosting a BiggerPockets meetup in Denver. So in case you’re within the Colorado space, James, Henry, Kathy, myself and the opposite podcast hosts will all be there. So go verify that out.
However we’ve talked sufficient about soccer, let’s get into actual property after this break.
All proper, Kathy, you’re the finest dressed for this occasion right now by far.

Kathy:
Thanks a lot.

Dave:
For these of you who aren’t watching on YouTube, it’s like full shoulder pads. It’s a actually good outfit proper now.

Henry:
Yeah, it’s a professional recreation jersey. It’s not one you go and purchase from the shop.

Dave:
It’s like knowledgeable recreation jersey and-

Kathy:
It reveals my weapons. Have a look at that.

Dave:
It does. It does present your weapons. And since you’re doing so nice right now, we’re going to have you ever go first. Inform us in regards to the market you’ve been researching as a latest host of the Tremendous Bowl.

Kathy:
Effectively, this metropolis had the Tremendous Bowl 5 instances. The inhabitants is 3.2 million and the inhabitants development is 1.9%. Unemployment is at a really low 3.1%. Median revenue is $60,000 roughly, and the median hire is about $2,000. Lease development has been 2.7%, which appears low, however possibly excessive contemplating this previous 12 months. And the median dwelling costs, $372,000 with value development at a whopping 1%. Who is aware of what metropolis that is?

Dave:
I do as a result of studying it.

Kathy:
In your notes.

Dave:
Yeah, I’m studying it. Yeah, I may see it. It’s Tampa, Florida. I’ll allow you to out.

Kathy:
Thanks.

Dave:
Tom. Brady’s most up-to-date Tremendous Bowl successful group.

Kathy:
Yeah, so Tampa, Florida, would I make investments there? Not solely would I. I do, however not particularly within the metropolis. And I feel that is one thing that folks ought to actually take note of is that they’ll see these huge metropolis names as an ideal place to speculate, however oftentimes it’s not truly within the metropolis, it’s within the surrounding suburbs the place it simply gotten too costly within the metropolis and folks transfer out and jobs transfer out as a result of they’ll get cheaper land and so forth. So we do make investments, however not in Tampa, excellent exterior, primarily St. Petersburg, however in and round Tampa.

Dave:
Kathy, truly inform us slightly bit about that as a result of a number of what we speak about right here on the present is type of on the metro degree, like the entire metropolitan space, however you’re speaking about differentiating it. So while you first began investing in that space, how did you resolve that St. Pete was a greater possibility for investing than the downtown space of Tampa?

Kathy:
Effectively, after I first, first began investing in Tampa, it was in 2009 when the housing market had fully crashed and I used to be in a distinct metropolis just about daily simply attempting to select up the items of that mess. There have been entire neighborhoods boarded up, Tampa, most of Florida in reality, was one of many areas that obtained hit the toughest as a result of it was one of many areas the place buyers went slightly nutty and it was pre-demographic development there. So they’d the best thought, they had been simply too early mainly into Florida. In order that space went up the very best after which got here crashing down the toughest.
So after I went to Tampa, we had been discovering properties for 20 to $30,000 in case you can imagine that downtown. However the problem was crime. So in a number of these areas the place you probably have a number of boarded properties, you’d have vagrants, you’d have drug sellers, it fully reworked what had been a center class neighborhood right into a D class neighborhood. So for me, Tampa was, it was simply too scary to speculate there in these neighborhoods. So we simply wanted to look out. A part of what I do is discovering property managers and groups, individuals who might help me on the time discover these foreclosures, assist me, I stay in California, I didn’t need to oversee it myself, so discover groups. And a type of groups was displaying the expansion that was occurring in St. Petersburg.
The suburban areas are likely to have much less crime typically, not at all times, however it was actually simply the property supervisor and native group that I discovered there that gave me the perception on the place they’re investing. And once more, that’s how I do it Whenever you’re investigating a metropolis, I feel going, strolling it, speaking to folks, going to the Starbucks, studying the place do folks prefer to stay, however most significantly actually attending to know the property managers and the place they make investments as a result of they know all of the secrets and techniques. They know the place who’s calling and who’s eager to hire.

Dave:
I imply that’s an ideal scenario. I’m positive people who find themselves listening to this now need to put money into Tampa are slightly bit jealous. Are there nonetheless good choices to put money into both Tampa or St. Pete or in that metro space?

James:
I feel Tampa is on the upswing for quite a few causes. A, I nonetheless imagine there’s a number of relocation popping out of California, popping out of New York, and Tampa is a extremely popular place for folks to maneuver to. The seashores are superior, the standard of dwelling’s good, they usually’re additionally enhancing the town. They introduced truly in 2023 that the violent crime price truly went down. And they also’re actually working and I do know the entire state of Florida is engaged on getting the crime down, particularly the violent crime, however they’re making progress with their insurance policies. And that’s additionally why it was ranked quantity eight is among the finest locations to stay in America as high quality of dwelling.
And so I feel with these strides after which nonetheless that the attractiveness of Florida from a number of a few of these states with very excessive revenue tax, I feel there’s nonetheless a number of runway there. I personally would transfer to Tampa if it wasn’t such an extended commute flight to Seattle. And so I nonetheless assume there’s going to be a migration in. Decrease taxes, crime reducing versus in case you take a look at some elements of California it’s rising, and so high quality of dwelling’s going. It’s simply coming round. It’s engaging. I’d transfer there for positive.

Dave:
So what would you suggest Kathy to people who find themselves on this space? What sort of ways work proper now?

Kathy:
I feel in Tampa metropolis, within the metropolis space, I think about there’s nonetheless numerous alternative to renovate. When you’ve obtained the talents of James Daynard or Henry Washington and you’ve got groups arrange there and might discover older properties, repair them up. It’s a rising metropolis for positive. And James wasn’t kidding, these seashores are attractive, however costs have been excessive. I imply costs have gone up quite a bit since 2009, so it’s going to be slightly bit costlier versus once more, the suburbs.

Dave:
Tampa, I completely agree. I truly bear in mind, I feel it was our second present ever, all of us picked markets that we actually appreciated and I feel Tampa was the one I picked. There’s rather a lot to love there on the basics degree, however you must modify ways and type of just be sure you’re utilizing the best ones for an costly sort of market. With that, after we’ve talked about Tampa, let’s transfer on to our second metropolis. And for that, let’s go to James.

James:
All proper, the market I’m masking is Los Angeles, one of many largest cities in our nation. It has hosted the Tremendous Bowl eight instances. Their new stadium, SoFi Stadium, is totally superb. I’ve been there a number of totally different instances. I do know that they did what Los Angeles likes to do and overspend and overbuild. I feel they spent what, $4 billion constructing the stadium, which was 4 instances what they spent in Atlanta. However anyhow, inhabitants is 12,872,000, and the priority is the inhabitants development has dropped by 0.77% this 12 months. Individuals are beginning to depart California. Costly life, slightly bit extra crime, they usually’re wanting elsewhere to make their greenback stretch. Unemployment is at 4.9% and the median dwelling value, and like Kathy talked about, it relies upon in case you’re in metropolis or out of metropolis as a result of in case you’re in LA correct, it’s going to be considerably extra. After which the median hire is at $2,858, with hire development of two%.
And now sometimes, and I’ve seen too with LA, it will get regular, hire development, due to the regulation to the place you possibly can solely improve it at a sure factors. So there’s very regular, however it’s by no means actually leaping that top. LA is simply a type of huge cities that you would be able to make some huge cash in, put money into, particularly I feel in case you’re a developer or flipper, it’s type of the very best avenues to have a look at doing there as a result of there’s nonetheless some huge cash pouring in, stock’s nonetheless low. And even with I feel a few of the points that LA’s having proper now, persons are nonetheless drawn to it. It’s nonetheless that, “Hey, we need to transfer to LA,” that LA dream. And I feel it’s good for the quick time period.
Personally, I’d by no means make investments there long run. There may be method an excessive amount of hire management happening. There’s a ton of regulation. And if I used to be any So Cal market, I’d truly decide Orange County over LA as a result of we’re seeing some large development in Orange County as a result of the crime that’s happening in LA, persons are reloading out, they don’t need to transfer off that coast of California as a result of they’ll’t discover a higher spot, however they’ll locations which are slightly bit extra steady. I do know in Newport Seaside, we’re seeing costs simply climb 12 months over 12 months and it’s all that LA cash promoting and bringing the money down south.

Dave:
So lengthy story quick James, and thanks for sharing all that data, that’s actually useful, would you make investments there?

James:
I’d not make investments there. For me, I need to put money into climates that welcome growth and development. And there are such a lot of rules simply pumping by means of California on the common. Along with the most important concern is what is occurring within the again finish is inflicting large issues. You possibly can’t even get dwelling insurance coverage. It’s close to inconceivable to get dwelling insurance coverage in California. That may be a primary want of buyers and owners. And when you may have a primary want that’s being taken off the desk, that may trigger points available in the market typically. It’s loopy what you must do to get simply even that easiest factor, dwelling insurance coverage. If you wish to purchase a property, there’s a lot regulation between what you are able to do. So if I used to be pressured to speculate there, I’d flip and do growth. I need to be out and in. I don’t need their fingers on me for longer than 12 months and get out. However I’d positively decide elsewhere.
And likewise tying into the soccer, I’ve a basic downside investing in LA, the LA Rams, or investing in San Francisco, San Francisco 49ers. I simply gained’t help them.

Kathy:
Hey now.

Henry:
See, that is the issue with sports activities fanatics is you’ll make monetary choices about your cash and wealth primarily based on completely nothing that has to do with funds. The fanaticism is insane to me.

Dave:
I grew up in New York and I’m a giant Yankees fan and I for work for some time needed to transfer to Boston. And it wasn’t simply monetary choices, I used to be only a depressing individual for six months. I simply hated each single factor I noticed or did for six months. It actually does impression your entire life, Henry. You simply begin committing your self to this.

Kathy:
And James, these had been preventing phrases in regards to the 49ers. I’m third technology San Franciscan. Not anymore. I did transfer to LA County, however I imply what a narrative although. Come on you guys. You need to admit that the 49er Brock Purdy story is superb. He was third string, he was thought of Mr. Irrelevant. Let Brock Purdy fully encourage you to by no means hand over, by no means hand over.

James:
Very related, love the man’s story, however I hope he will get smashed by the Chiefs within the Tremendous Bowl. There’s a number of gamers I like individually on the 49ers, however as a complete they get crushed and I’m glad.

Dave:
Effectively, I don’t assume anybody right here is standing up for LA as an investing market. There’s rather a lot, like James stated. Personally, I’ve by no means spent a number of time in LA however it does look like the stats don’t appear overly encouraging.
All proper, we’re going to take a fast break. Simply to remind everybody, we talked about Tampa, which everybody did appear to assume had robust fundamentals. Talked about LA subsequent, which in all probability overpriced. James talked about rules that in all probability weren’t good for investing. And after this, I’ll share the market that I’m going to be sharing, and so will Henry.
Welcome again everybody. Now for our third market, I’ll be sharing, so glad I get this metropolis, it’s certainly one of my favourite cities within the nation, the world. I really like visiting this metropolis a lot. It has possibly the very best sandwich I’ve ever had in my entire life, and that’s not an exaggeration. It’s New Orleans, Louisiana, and I do know I don’t know find out how to say it accurately. I’m from the Northeast, I’m proud, I’m sorry. However New Orleans, Louisiana has hosted the Tremendous Bowl a whopping 10 instances. It has a big inhabitants however it’s declining. So that’s one thing that I personally consider as a pink flag after I make investments wherever is a inhabitants that’s declining. It’s not essentially one thing that you would be able to’t put money into, however it’s one thing that I fear about. Would any of you make investments someplace the place the inhabitants is declining?

Kathy:
I’ve. I wouldn’t do it once more. What about you Henry?

Henry:
It will depend on how lengthy. If it’s a decline, I’m seeing a decline over 5 years historical past, then in all probability not. But when it’s a blip on the radar, then I in all probability wouldn’t have an issue with it.

Dave:
That’s an excellent level, Henry, as a result of I’m wondering how a lot of it’s COVID and migration patterns modified a lot, and a few of them are proving and searching like they’re everlasting, or a minimum of not everlasting, however the traits are enduring previous simply the pandemic. However a few of them are beginning to reverse. So I do assume you in all probability do need to observe Henry’s recommendation and look slightly bit broader there.
However the one factor that does are likely to occur with decrease inhabitants, decrease development cities is oftentimes you discover that there’s higher cashflow potential. And that stood out to me after I checked out a few of the stats right here about New Orleans is that the hire to cost ratio is about 0.7. That’s greater than double what it was in LA and considerably increased than it was in Tampa. And so it does enable for attention-grabbing cashflow alternatives, however alternatively it’s experiencing one of many largest corrections in the complete nation with costs dropping over 8% final 12 months. So to me, it is a little bit dangerous, particularly it’s a market I’ve visited and revel in visiting however don’t know a lot in regards to the fundamentals. I’d in all probability keep away from this till we noticed some type of bottoming of the market as a result of an 8% drop, that’s important. That’s not a one-year correction. That’s one thing that would actually damage in case you had been on the incorrect finish of that decline. Any of you may have any ideas on New Orleans?

Henry:
Effectively, I feel New Orleans as a metropolis is superb. It’s in all probability my second favourite metropolis within the nation. I feel what I need to say about all of those markets is sure, we’re giving our opinion on whether or not we might make investments there or not, however there are funding methods that will work in all of those markets. By way of New Orleans, I feel you’re 100% proper. When you’re on the lookout for a market the place you may get money circulation, possibly you reside there, it’s in your yard, you’ve obtained some type of benefit and understanding the neighborhoods and having boots on the bottom and a group you possibly can construct, it’s a good marketplace for cashflow. New Orleans isn’t going away tomorrow as a result of it’s had inhabitants decline, proper? It’s round. It’s going to be round. And in case you perceive the market and also you perceive find out how to discover offers, I feel you may make nice money circulation.
Are you getting appreciation proper now? No. It’s obtained unfavorable value development, however I don’t know that that’s going to final eternally because the rates of interest come down. However while you take a look at one thing like Tampa, what we talked about earlier, you possibly can nearly get the very best of each worlds in Tampa due to the expansion that that market is seeing and since you may have optimistic inhabitants development and you’ve got inexpensive dwelling pricing, proper? You’re at 372 there for median dwelling value, which suggests you possibly can in all probability go in there, discover an off market deal and get it to money circulation as a result of the median rents are $2,000. Now could be going to money circulation a ton? No, in all probability not. So you possibly can in all probability get money circulation and appreciation in Tampa in case you look arduous sufficient, the place Los Angeles, you possibly can’t maintain something there, proper? You’re not going to get money circulation, however the margins on flips are superb.
You possibly can flip one home in California and make what it could take me like 5 flips to make due to the margins are so giant as a result of the house costs are a lot extra there. However you’ve obtained a listing downside, you’ve obtained 12 to 13 million folks, you’re going to have the ability to promote these properties so you may get nice margins in case you’re turning cash. So there’s methods that work all over the place. When you’re going to show cash, like I stated, you are able to do a flip. I get jealous each time I see Tareq flip a home on the market and make like $250,000 and I’m like that’s six flips for me. So there’s a technique that works in all of those.
By way of New Orleans, yeah, I feel you bought to go for money circulation and I feel you must perceive the market as a result of one other factor that’s going to play in New Orleans is crime, and so you bought to know the place am I shopping for these properties? What’s the crime going to be like? And issue that into your technique, your buy value. And I’m not saying you shouldn’t put money into an space the place there’s crime. I’m saying A, you bought to be constructed for that, and B, you bought to plan it into your numbers. It’s like Walmart. You assume Walmart doesn’t plan for stuff to get stolen from shops? They plan it into their numbers after they’re constructing out shops and determining the place they’re going to go. So that you simply have to know these markets.

Kathy:
Henry, I’m simply curious since you stated you’d should do 5 or 6 flips to make that very same type of cash. Do you assume it takes the identical type of time and money and also you’re simply doing one huge flip 5 other ways and possibly that’s higher diversification?

Henry:
I’d say the timeframe is not any totally different actually. A giant renovation is a giant renovation. It takes the identical period of time in case you’ve obtained your groups and your contractors in place. I feel the distinction is the chance concerned while you’re flipping in LA due to the holding prices. So if I’m doing two flips in LA and I paid $600,000 for every a type of homes and I’ve a 12% curiosity solely mortgage from James Daynard as a result of he fees me a complete lot of cash to try this, then I’m going to should get them issues turned quick or else I’m paying James a number of my income.

Dave:
Then James is making the cash, not you.

James:
However it could be bills Henry, however consider your total money on money return. It’s infinite.

Henry:
I hold coming again to you, so it have to be good.

James:
And we’re reliable. I need to contact on New Orleans actual fast as a result of it’s an superior metropolis. I like it. It’s meals, the tradition, the folks. An incredible, superb metropolis. I feel it has simply infrastructure issues. I feel like what Henry stated is de facto essential. You possibly can put money into any market, whether or not it’s LA, New Orleans, you simply need to modify your technique. The benefit of New Orleans on flipping is you may get actual excessive money on money returns. Entry degree value is small. You may get development loans. They’re often cheaper, greater fixture properties. And so you possibly can lever extra while you get development loans in order that the quantity you’re placing down on a less expensive property on the huge rehab, your money on money return goes to hit like 50, 60%. And it won’t be the identical quantity of revenue, however the velocity in your cash is at all times going to maintain shifting and rising. And so it’s good for that.
My concern with New Orleans is that they have police power issues. It’s slightly little bit of a lawless metropolis while you go there. Once more, I really like the town, however they obtained some infrastructure issues and for me, I’m already an energetic investor in a market that has crime issues. I don’t need to go into one other one. It does trigger points, trigger infrastructure, and decide and select. I’d quite steadiness right into a safer market at that time.

Dave:
Is sensible. All proper, properly thanks all for sharing your enter. I’m going to share one final piece of recommendation. When you’re in New Orleans, go to a restaurant referred to as Cochon Butcher and get the sandwich referred to as Le Pig Mac. It’s like a excessive finish pig mac with actually good pork patties. It’s really top-of-the-line sandwiches I’ve ever had in my entire coronary heart. Go verify that out. That is extra essential to me than actual property. Henry, let’s spherical it out with our final market. What do you may have for us?

Henry:
All proper, final market of the present is Miami. Miami, Florida hosted the Tremendous Bowl 11 instances. So what about Miami? What I like about Miami right here is common dwelling value $473,000, however they’ve seen a 5.9% improve in pricing over the previous 12 months. So we’re going up in Miami by way of values. The sale to checklist value ratio in Miami is 97.3%, which suggests issues are getting listed and promoting for just a bit beneath what they’re getting listed for, which suggests persons are shopping for the properties there, they’re in demand. And that’s as a result of Miami has a really quickly rising worldwide base that’s shifting there. You’ve obtained numerous folks shifting there from different nations. You’ve obtained lots of people shifting there, particularly from Canada proper now. And so that you’ve obtained people who find themselves at all times migrating into and touchdown in Miami they usually’re shopping for properties. I feel I learn right here that the demand for properties round that $1 million value level is fairly excessive, so folks with some huge cash have a tendency to maneuver right here they usually’re wanting to purchase these nicer properties.
So by way of median hire, you’ve obtained median grant and about $2,700, so just below $3,000 a month for median hire. You bought median revenue at $77,000 and your median dwelling value is round $472,000. So Miami, I feel it has some respectable fundamentals. You’ve obtained $472,000 for the common dwelling value, you bought about $2,700 for the median hire. So to me that tells me if I can discover a respectable sufficient deal, I can in all probability money circulation a property, possibly break much more prone to break even than cashflow. So not a brilliant nice money circulation market, however you’ve obtained demand there. And I feel what you actually have here’s a market the place short-term leases and midterm leases would in all probability do properly so long as the foundations would enable for you to have the ability to try this within the totally different areas round Miami as a result of it’s such a vacationer vacation spot. You’ve obtained folks at all times touring there to go and have an excellent time.
And so I feel we’ve type of seen markets the place every one of many fashionable actual property methods would work. I feel it is a short-term rental market the place you possibly can in all probability get one thing to fairly properly as a short-term and midterm rental. It’s a flip market. You can also make good income flipping offers right here since you’ve obtained individuals who need these million greenback properties. And so you might go purchase a distressed property for 4 or 5, 600,000, put a pair hundred into it and promote it for over 1,000,000 since you obtained demand there. And in order for you money circulation, you’re in all probability going to should work actually, actually arduous to discover a whole lot.

Kathy:
Right here’s what confused me about Miami. I really like Miami. I really like to go to. I really like Miami Seaside and trip my bike there alongside the seashore at any time when I get to go there for conferences. So nice metropolis. What’s complicated to me is that I feel President Biden stated that the most important disaster we’ve got right now is local weather change, which is there’s a number of crises, however you hear this and that but corporations are flocking to Miami. I’d assume that Miami can be primary in local weather change disaster doubtlessly, however that metropolis has grown like loopy. So apparently folks aren’t taking note of that or they don’t agree with Biden in that. However that considerations me as a result of it looks like Miami can be proper in direct line of hurricanes after which they’ve been saying for years that metropolis’s sinking into the ocean. So I don’t know, possibly it’s not as dangerous as they are saying, however that to me is the most important concern and that in all probability displays within the insurance coverage.

James:
And Miami’s insurance coverage has elevated dramatically and that’s what makes it arduous to be a purchase and maintain investor there. It’s 31% increased than the nationwide common and is climbing yearly, and it’s additionally one other powerful state to get insurance coverage in. And so the money circulation is slightly bit tight in that market. After which while you begin stacking on these insurance coverage prices and the property taxes which are rising as a result of the market is shifting up, it does make it arduous to be a purchase and maintain investor. I do like the basics of high quality dwelling, the decrease taxes, the attractiveness of the investor, however these prices are an actual problem for buyers.

Henry:
I simply did a fast search and what I’m seeing right here is the common value for a coverage with a $300,000 dwelling protection is roughly $3,500 per 12 months, which is 56% increased than the Florida common and 104% increased than the nationwide common. That’s loopy.

Dave:
104% increased.

Henry:
That’s insane.

Dave:
Okay. I’ve heard from a few actual property buyers who I do know who’re attempting to get out of Florida purchase and maintain simply because the prices simply aren’t definitely worth the taxes and the bills. It’s actually attention-grabbing as a result of folks are likely to need to go to Florida as a result of there’s no state revenue tax, however states want to lift cash one way or the other. And they also usually try this by means of property taxes and that, particularly in case you’re an out-of-state investor, disproportionately impacts you negatively, proper? Since you don’t get the advantage of no revenue tax as a lot as you’ll in case you stay there, however you must pay increased property taxes. Occurs in Texas too. So it’s simply one thing that you must take into consideration in case you’re going to think about investing in certainly one of these markets.

Kathy:
Dave, I’m so glad you introduced that up as a result of folks do give California a tough time. And one factor that we truly do have in our favor is de facto low property taxes they usually keep there. They solely go up very small quantities yearly. So I do have two short-term leases within the Los Angeles County space they usually’ve carried out rather well. However there are rules that folks want to concentrate on with regards to short-term leases and be sure to observe them. However property, I imply our property taxes are 0.07% in Los Angeles County. That’s actually low.

Henry:
That’s tremendous low.

Dave:
Yeah. The nationwide common for property tax is about 1% only for file, so 0.7 in California can be under. Simply as a benchmark, in Texas it’s 2%. So it’s double that. And that may not sound like rather a lot, however it could actually actually add up.

Henry:
Oh boy.

Kathy:
And a few areas are 3% or 4%, however our insurance coverage in California positively trumps everybody, even Florida. It’s worse right here in California.

Dave:
All proper, earlier than we get out of right here, I have to know your picks. James, because you’re the one certified individual right here, who do you assume?

James:
You bought to go Chiefs. I essentially can not root for the Niners.

Kathy:
Hey, hey, hey now.

James:
Go Mahomes.

Dave:
All proper. Kathy’s a homer, so we already know this one.

Kathy:
Pay attention, Brock Purdy, he’s the age of my daughter. How are you going to not love him? You simply obtained to like him. He’s obtained to … Come on.

Dave:
I’m probably not following that logic.

Henry:
Yeah, I don’t know if I’m following both logic.

Kathy:
I imply, okay, so Taylor Swift, I do need to see Taylor Swift within the viewers too. So you realize what? All good. Each groups, they need to each win both method. Let’s make it a tie.

Dave:
Certainly one of my buddies is a giant Chiefs fan, so I’ll simply say Chiefs. What about you, Henry?

Henry:
Effectively, in contrast to these two folks, I’m truly going to make a prediction primarily based on the soccer talent that’s concerned in taking part in this recreation. James gained’t decide the 49ers as a result of he can’t, emotionally can’t, and Kathy thinks Brock Purdy is fairly. So I simply assume Kansas Metropolis is the higher group. I feel Patrick Mahomes is taking part in phenomenally.

Dave:
So good.

Henry:
He’s top-of-the-line quarterbacks we’ve seen play the sport of soccer in a very long time. Sure, you take a look at a few of the greats and I feel when it’s all stated and performed, he’ll be up there with a few of the greats. It’s simply unimaginable to look at what he can do with a soccer. And I feel that as a result of he’s courting Taylor Swift, his soccer talent has been downplayed. So Travis-

Dave:
He’s not courting Taylor Swift. Travis Kelce is courting Taylor Swift.

Henry:
No, I’m speaking about … No, that’s the place I used to be going. I transitioned. As a result of he’s courting Taylor Swift, his soccer abilities have been downplayed, however Travis Kelce is unimaginable and has been taking part in phenomenal. I imply look, I grew up a Raiders fan, so I shouldn’t even be allowed to say this, however Kansas Metropolis goes to win and it’s fairly cool watching how properly they’ve been taking part in.

Dave:
All proper, nice. Effectively, thanks to your predictions, your insights, your actual property dialogue, and all of the nonsense that went on within the present. It was a number of enjoyable. Thanks all a lot for listening and we respect it. I hope you all take pleasure in your Tremendous Bowl festivities in case you’re watching. I do know not everybody even likes watching it. To be trustworthy, this shall be my first time watching it in like three or 4 years, however I’m excited to do it with all of you. Once more, if anybody’s within the Denver space on the twelfth, we’re having a meetup, be sure to only Google that. You’ll find that on BiggerPockets. Thanks for listening and we’ll see you for the subsequent episode of On The Market.
On The Market was created by me, Dave Meyer, and Kailyn Bennett. The present is produced by Kailyn Bennett, with modifying by Exodus Media. Copywriting is by Calico Content material, and we need to lengthen a giant thanks to everybody at BiggerPockets for making this present doable.