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
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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, 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!
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.
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