Boise

Boise

 

Opportunities abound in this hidden western gem … life is booming in Boise!

 

You may not think of Boise, Idaho, first when you think of hot markets on the move … but you should. 

It’s called the “Treasure Valley” for a reason. 

Up-and-coming areas of the metro like Nampa, Idaho … 20 miles west of Boise … are thriving economically and culturally. 

Boise’s location is ideal for reaching all the markets in the western U.S. The sprawling metro is just 400 miles from Portland’s seaport terminal and 360 miles northwest of Salt Lake City’s distribution hub. 

That means that in 2019 it was possible to reach over 66 million consumers within a 750 mile radius of the Boise metro area. 

But you don’t have to go far to find a population ready and eager to take advantage of the city’s amenities. 

The population is steadily growing … reaching over 709,000 in the 2010 census … which means opportunities abound for real estate investors. 

In 2018, 66.41% of housing in the Boise metro area was renter-occupied. 

Quality of life is high with a variety of major industries like agribusiness, manufacturing, retail, tech, and healthcare offering employment opportunities. 

The metro’s largest employers include retail giant Walmart, international manufacturer Plexus Corp, and healthcare providers like St. Alphonsus Medical Center. 

Agribusiness is a staple of Idaho’s economy. Major industry players like Amalgamated Sugar Company are headquartered in Boise. 

The area is also home to four universities … College of Western Idaho, Northwest Nazarene University, The College of Idaho, and Boise State University. 

In the Treasure Valley, costs are low and quality of life is high … the area is rich in natural beauty, local history, and culture. 

There are so many reasons why life … and investment … can be beautiful in Boise. 

Explore the resources below to get to know Boise better … 

Radio Shows

Reports & Articles

  • Boise Metro Market Report – Coming Soon!

Market Field Trips & Property Tours

  • Coming Soon!

Boots-on-the-Ground Teams

Clues in The News

 

Market Spotlight – Three Metros Attracting Attention Now

As major markets grow and mature, residents and businesses start to feel the financial pinch … and follow their wallets to greener pastures.

Savvy investors recognize trending, emerging markets and migrate there in search of value.

It’s all about monitoring where people are moving … and moving faster.

Listen in as we visit with a multi-market investor to find out why and where he is looking for opportunities.

In this episode of The Real Estate Guys™ show you’ll hear from:

  • Your moving-up host, Robert Helms
  • His moving-over co-host, Russell Gray
  • Fourplex Investment Group consultant, Steve Olson

Listen

 


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Metros on the move

One of the most crucial tasks for a real estate investor is finding a market that matches their real estate philosophy.

As an investor, you must think about the personality and culture of your portfolio … then find a location that offers opportunities for growth and cash flow.

On your own, you can do high-level research on rent prices, population growth, job creation, and infrastructure … but you need a team on the ground to succeed.

A local team is in touch with the minute details of a market. They can point you to the specific areas of a metro that are best for your investment.

We rely on people on the ground to help us understand what markets our listeners should have on their radars. Steve Olson is one of those people.

As a consultant for Fourplex Investment Group, Steve oversees several up-and-coming markets … and he is here to introduce us to three metros attracting attention now.

Salt Lake City, Utah

There are a lot of exciting things happening in this rocky mountain metro.

The greater Salt Lake City area encompasses a lot of cities … each with unique investment opportunities and cultures.

This long, skinny metro follows the mountains of the Wasatch front … and houses a little over 2 million people.

A high birth rate paired with large numbers of people migrating from other states is a testament to the metro’s family-friendly and business-friendly culture.

With mountains on both sides, the area is a hot spot for skiing and other winter sports. In the summer, hiking and biking are popular attractions.

From a real estate perspective, Salt Lake has been a stable market for some time now … but it’s growing faster and faster.

Two key areas that draw investment attention are Silicon Slopes and the Northwest Quadrant.

Silicon Slopes is home to towns like Lehi, American Fork, and Draper. The nickname refers to the large number of tech companies that have set up shop there.

Organizations like Adobe, Ancestry.com, and even the National Security Agency (NSA) have built major hubs in the area.

With a rapid influx of new residents, there have been some growing pains for the tech towns … but infrastructure is catching up and new construction is BOOMING.

The Northwest Quadrant is what Steve calls “an interesting opportunity.” Being surrounded by mountains leaves only so much space for new growth.

“For many years, you would just consider it a barren wasteland,” Steve says, “but now it is the only direction to go.”

The Northwest Quadrant is near the Great Salt Lake and the Salt Lake City International Airport.

“If you want land in any kind of quantity that’s affordable, that’s the direction you have to go,” Steve says.

Businesses recognize this and are embracing the blank slate. Amazon recently built a new shipping facility in the area, and so did UPS.

Thousands of new jobs mean new residents … and those residents are looking for affordable places to live.

The two main cities in the Northwest Quadrant are West Valley City and Magna.

In the past 15 years, only ONE new apartment complex has been built in those cities … and it is operating at 97 percent occupancy.

Steve says the location has lots of potential. Tenants can enjoy new, clean, affordable places to live and get to downtown Salt Lake City in 15 minutes.

“You’re going to look at that area in 5 to 10 years and not even recognize it,” Steve says.

Houston, Texas

Houston, Texas, is a go-to market for many investors … but a recently completed toll road is opening new parts of the area for investment opportunity.

After Hurricane Harvey, the fate of the Houston metro housing market was uncertain. But just four weeks after the storm, home sales had rebounded and seen the greatest rental activity of all time.

 

More and more growth is flowing into the northwest part of the Houston metro. For many tenants, Cypress, Texas, is the destination.

This suburb has become one of Houston’s largest communities and recently ranked 50th in the top 100 highest-income urban areas in the country.

The oil and gas industry have a major presence in the area, as well as the healthcare, aviation, and distribution sectors.

With a diverse, expanding economy, Cypress is on track for significant job and population growth … a great sign for real estate!

Boise, Idaho

You don’t normally hear a ton about this market because it isn’t a giant metro. As of 2018, about 700,000 people call Boise, Idaho, home.

But Steve says if you dig into the stats, you’ll feel very confident in its potential. People who are tired of metros like Portland and Seattle are going to Boise.

“Boise is more business friendly, but you’re still in the Pacific Northwest,” Steve says.

Quality of life in the area is marked by access to plenty of outdoor activities like biking, rock climbing, water sports, and skiing.

The metro is notable for its population and job growth … triple the national average … and is landlord-friendly. And who could forget the low taxes?

New residents are moving into suburbs like Nampa and Meridian and targeting new construction.

Find your niche and your market

No matter where you invest, there are many ways to put your money to work for you … and these markets are no exception.

The approach Steve takes with Fourplex Investment Group is a particularly unique niche.

By building brand-new apartment buildings on empty land, Steve and his team can meet rising space needs and offer great incentives and returns for investors.

That means instead of buying the 40-year-old fourplex down the street, you can buy four units in a 100-unit, brand-new apartment complex.

And you’re not at the mercy of apartment or commercial financing!

Whatever your investment approach and chosen market, remember that it is all about finding an opportunity that matches YOUR philosophy and works for YOU.


More From The Real Estate Guys™…

The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training, and resources to help real estate investors succeed.


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Going from Single to Multi-Family Investing

If the first property you bought as a real estate investor was a single-family home, you’re not alone.

This property type is a popular first choice for many … maybe even most … real estate investors.

But eventually, you’ll want to take your investing to the next level. If you’re at that point, this episode of The Real Estate Guys™ show is for you!

We’ll be chatting with our special guest about how investors can get started with multi-family properties … from duplexes to fourplexes.

Listen in! You’ll hear from:

  • Your next-level host, Robert Helms
  • His level-one co-host, Russell Gray
  • Consultant at Fourplex Investment Group, Steve Olson

Listen



Subscribe

Broadcasting since 1997 with over 300 episodes on iTunes!

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From house-flipper to investor

A bit about our guest … Steve Olson got his start in real estate at the tail end of his college career, when he flipped his first house.

He’s now an experienced investor who works to help other investors add value to multifamily investments.

We asked him for his thoughts on flipping now that he’s moved on.

“It’s not a bad thing to do,” he says, although he acknowledges flipping is not really real estate investing because you have to trade time for dollars.

“You have to know what you’re getting into,” he says. For many investors, flipping can be a great way to generate capital, but it’s not always sustainable.

Steve would recommend that new investors talk to someone who’s flipped houses before they consider that option seriously.

Taking the leap to multi-family properties

If you’ve started out in single-family housing … or even if you haven’t … multi-family properties are an excellent next step.

Steve specifically recommends two-, three-, and four-family apartments.

Why stop at fourplexes? For a good reason … Fannie Mae has loan options for investors that stop at four-family apartments.

These slightly bigger investments are the perfect next step up. And they allow you to fully maximize a Fannie Mae mortgage.

They also provide a more sustainable income source. Think about it … single-family properties are either 100 percent occupied or completely vacant.

But with a fourplex, even if you have one vacancy, you have a 75 percent occupancy rate.

There’s one problem with multi-family properties, though … and that’s demand. Because demand in the housing market is high right now, even for properties bought primarily by investors, cap rates are being pushed up.

Some investors resort to buying properties in bottom-of-the-barrel neighborhoods … but that’s a risky bet.

A return for a low-priced property might look great on paper, but a low return that actually happens is far better than a high return on paper that never happens.

Tenant quality is worth it for the peace of mind.

So how do investors find great properties … that aren’t in C-class neighborhoods? Steve has two options for investors.

Find lower cap rates with a value add

Cap-rate compression is driving prices up … but rents aren’t rising. Steve recommends that investors navigate today’s market by finding value-add opportunities.

Finding a respectable cap rate takes some maneuvering, he says.

He names two options:

  1. Buy a run-down apartment for a low price and add value after purchase.
  2. Buy land pre-construction and then add value by building new apartments.

With the Fourplex Investment Group (FIG), Steve helps investors navigate the second option.

He recruits investors before properties are even built—a win for investors, who can get a better cap rate, and for developers, who get risk removed from their plate.

So how do investments with FIG work?

  • FIG operates in four markets: Salt Lake City, Houston, Boise, and Phoenix. They are cautiously investigating new markets as well.
  • New projects start with a tract of land and a developer. Then FIG puts together a pro forma and releases the new project to investors four to six months before the build date.
  • Investors put down a deposit to reserve their spot, and FIG sets them up with construction financing.
  • Fourplexes (as well as some three-plexes and duplexes) are built in groups. Construction usually takes about 12 months. Investors get two to four brand-new townhomes … and one tax ID.
  • The average fourplex runs from 650k to 800k, depending on the market. Investors put 25 percent down and refinance when construction is complete.
  • FIG requires investors to use an in-house property manager, at least for the first two years of their investment. This provides stability and maintains the integrity of rents.
  • FIG sets up an HOA to preserve the appearance … and value … of the townhouse-style properties. Exterior maintenance of the properties is included.

“The fourplex model does well when the market isn’t doing well,” says Steve … and that’s the ultimate measure of whether your investment is a good choice.

Steve shared lots of details about how investors can get started in multi-family properties with FIG … but if you’re interested in more information about how YOU can make the jump to multi-family properties, please click here to request a report he compiled especially for listeners of The Real Estate Guys™ show.

Words of wisdom

We asked Steve what he wished new investors knew going in to a multi-family deal. He gave us a few words of wisdom:

  • “The pro forma is only as good as the neighborhood.”
  • “You’re not buying treasury bonds.” Steve says nothing … including a return … is guaranteed.
  • “When something goes wrong, that IS normal.” Investors have to accept there will be bumps in the road and …
  • View real estate investments through a long lens. A few months are not indicative of a long-term trend. Investors should be patient, Steve says.

We hope you gleaned some new perspectives from our conversation with Steve. We certainly did!

We believe in education for effective action … which is why we encourage you to seek out many different perspectives and relate them back to your personal investment philosophy.

The more ideas and perspectives you’re surrounded by, the more likely it is you’ll hit on something that perfectly aligns with your own goals as an investor.

So keep on listening!


More From The Real Estate Guys™…

The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources to help real estate investors succeed.