Tag Archives: real estate

Buy Mediterranean Before Boardwalk: Real Estate Investment Lessons From Monopoly


Real estate investing, even on a very small scale, remains a tried and true means of building an individual’s cash flow and wealth. – Robert Kiyosaki

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For all those who have played Monopoly at anytime in life there is one thing for certain, Boardwalk holds an allure that most players simply can not resist. Me and my former roommate would often play the game and on the first few trips around the board as players are snatching up everything they land on, it became apparent to me that I was getting cash poor quickly and so was she. There was no liquidity strategy for either of us. I decided to change my approach and the key to that approach was to not buy Park Place or Boardwalk unless I needed to defensively prevent her from obtaining a monopoly. Even if she had obtained one of the properties I may not buy the other depending on her cash position. A tip in Monopoly, keep your money under the table.

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The great sin of Monopoly and many beginner real estate investors is that they do not actually purview the reality of what they are starting with in relation to what they will potentially be buying during the game. Each Monopoly player starts with $1 500. Just a quick examination of why Boardwalk makes no sense for a period of time is that it cost $400 or almost 27 percent of your starting cash position. On each trip around the monopoly board there is a 2.5 percent chance you land on any one square. It would take your competition eight trips around the board before your property paid you back landing on it every single time just to get that money back. Now, let us say you get lucky and land Park Place as well, that is $750 or half your starting cash position to land the Ritz Carlton and Fifth Avenue equivalent. The problem is to get any true value out of them you need to develop them. To get them up to hotel level you first have to build four houses on each which are $200 a piece and then finally a hotel. You can not just build on one property in Monopoly. So if you put one on Boardwalk, then you have to put one on Park Place next. To get both properties up to hotel level it cost $2 000 or 10 trips around the board. In exchange, both properties now give you a 5 percent chance of landing rental income of $3 500. On the flip side, if you were to buy all five “cheap” properties of Mediterranean, Baltic, Oriental, Vermont, and Connecticut and develop them up to hotel level it would cost you $1 690 and give you a 12.5 percent chance for $2 400 in rental income. Again, think about where you are starting. In comparison, you gave up half your cash position to acquire Park Place and Boardwalk, and then need to circle the board at least seven more times to get to hotel level. Whereas for MBOVC properties, you can acquire and build all of them with your starting cash and one trip around the board. By the PPB owner’s sixth trip, you have had the potential of generating $14 400 in rental income at over twice the opportunity that they have, and in the process they will be potentially cash strapped. You on the other hand, just on passing go six times will have accumulated $1 200 in income, not including potential rental gains.

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So how does this play out in the real world? Many start up real estate investors are just not honest with themselves. They want to buy properties that endanger their cash position and not add to it. There are really two types of investment properties in real estate regardless of whether it is commercial or residential; they are cash flow or appreciation. Cash flow properties tend to be the MBOVC properties. They offer little in the way of appreciation, but kick off enormous amounts of cash. On the flip side, PPB are appreciation properties, meaning the cash flow on them will be tight (maybe negative), but over the long-term the property will rise appreciably in value. The problem with the latter for start up real estate investors is that nothing can go wrong. Razor thin margins (if any) means that maintenance and repairs are all coming out of your pocket instead of the properties revenues. In a cash flow property you are looking to keep it standing and functional as opposed to a Miss Universe competition. As such, even basic repairs and maintenance can be kept up with the revenues of the property because of the acute profit margins.

So what are MBOVC properties? It is all relative to your own starting cash position. Things you should keep in mind are how much is your current income, financing options, down payments, estimated repairs and ongoing maintenance, and taxes. In essence, these are properties that will not strain your cash position and have high profit margins. If you can purchase and repair the property and still have a 100 percent profit margin, then that is the bulls eye. Often these are properties that have Section 8 potential or Class D multifamily properties. The latter are usually in low-income and working class areas where tenants have higher eviction rates, more likely to pay rent in cash/money order, and where maintaining a quality standard of the property will not be costly.

Given the rise of renters in the United States with credit still very tight for potential home buyers’, there is a sweet spot available for investors who can offer affordable housing, especially among millennials saddled with student loan debt. Les Christie of CNN Money reports, “The median rent for all types of rental homes hit $1,350 a month in March (2014), up from a median of $1,285 a month 12 months ago, Trulia reported.” You may have to search smaller towns with growing demographics or areas of the big city that are hidden gems, but still offer an affordable purchase option. Thinking outside of the box of where you purchase your rental properties is key. It may be in a small town in Arkansas, but wherever it is be sure you do your homework and not be afraid to take on a project.

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Cash is king, as my entrepreneurship teacher Charles Reed would always say and without it you are out of oxygen in business. In Monopoly, I would often buy the red, yellow, and green properties, but would not build on them unless someone landed on my MBOVC properties. This allowed me to grow and keep my cash position sound in case I had landed on someone else’s property. These lessons are the same I am applying to my rental property portfolio. Maybe one day I will own or build a Boardwalk property like the NYC Sony Building (pictured above) where a triplex in the building is on the market for a record $150 million and probably would fetch easily $800 000 to $1 million per month in rental income. Monopoly, it is just a game, but take heed to its lessons and you may just win in real life.

 

HBCU Money™ Dozen 2/16 – 2/20


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Did you miss HBCU Money™ Dozen via Twitter? No worry. We are now putting them on the site for you to visit at your leisure. We have made some changes here at HBCU Money™ Dozen. We are now solely focused on research and central bank articles from the previous week.

Research

The On-Demand Economy: Entrepreneurship or Exploitation? l CIOonline http://trib.al/7url4LE

New research suggests new rules for nanosized ensemble behavior l Argonne http://1.usa.gov/1MygGXJ

Just 70,000 years ago this star buzzed right past our solar system l New Scientist http://ow.ly/JmdLu

Citizen scientists dive into particle physics and astrophysics research l Symmetry http://ow.ly/Jmelr

Spy agencies hacked SIM card maker’s encryption l Computerworld http://ow.ly/Jmew0

How a university’s data center overhaul makes a green impact l Network World http://bit.ly/1Dv2fAV

Federal Reserve, Central Banks, & Financial Departments

Can Tunisia become a hub for entrepreneurs? l World Bank http://wrld.bg/Jl1EL

Which are the top cities for real estate investment? l World Economic Forum http://wef.ch/1ydCOfk

What size firm has created most jobs in the recovery? l St. Louis Fed http://bit.ly/1DwJwFa

5 lessons on microfinance from women in Latin America l World Economic Forum http://wef.ch/1A8RTEh

What causes changes in consumer sentiment, or “animal spirits,” that drive the business cycle? l SF Fed http://bit.ly/1ySuj9R

Since 1990, the share of household budgets going to education hasn’t risen much, if at all l St. Louis Fed http://bit.ly/1zE8ta3

Thank you as always for joining us on Saturday for HBCU Money™ Dozen. The 12 most important research and finance articles of the week.

The HBCUpreneur Corner – Virginia State University’s Koren Underdue & KU Real Estate


KU Real Estate Logo

Name: Koren Underdue

Alma Mater: Virginia State University

Business Name & Description: KU Real Estate, specializing in selling residential real estate in the Triangle Area of North Carolina

What year did you found your company? 2011

What was the most exciting and/or fearful moment during your HBCUpreneur career? Taking the first step of starting my own business was both exciting and fearful at the same time. It was like having a baby. You are excited because you know what you just created is a blessing; however, you also know that you are the most vital player in its success. You must feed it, nurture it, and help it grow with leadership, integrity, and humility.

What made you want to start your own company? Prior to starting my own business I was managing for one of the largest banks in America and worked in their subprime market. With the failing economy, I soon realized that I needed to find something fast due to the uncertainty of our department and its future. Instead of looking for another job, I took the opportunity to begin real estate investing which lead to me starting my own brokerage company, KU Real Estate.

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Who was the most influential person/people for you during your time in college? My peers, it was incredible to be around “like minded” individuals who all brought something different to the table. Not only did we share ideas, goals, and aspirations, but we also challenged each other for greatness and encouraged each other to pursue our dreams.

How do you handle complex problems? That’s easy, simplify them. In general, problems are only as complex as we make them. I am learning through my experiences not to focus on the problem, yet focus on the solution.

What is something you wish you had known prior to starting your company? Honestly, I just wish that I was instilled with the “principals of success” at an early age. As a mother of three now, it is essential that I instill habits of success and leadership. I want them to know that they can aspire to do whatever their hearts desire; however, they must not be afraid of hard-work and dedication. As an entrepreneur, I strive to help them understand free enterprise and how it can provide more control of their financial future as they live their American Dream.

What do you believe HBCUs can do to spur more innovation and entrepreneurship while their students are in school either as undergraduate or graduate students? I would love to see HBCUs encourage students to step out more and challenge them to find their passion, their why, and assist them in starting their own business even while in school. Not only should HBCUs provide the fundamentals, but provide them with hands-on tools and resources to develop action plans. It would be great to see more business mentorships and also develop mastermind groups within the student body. Bill Gates was 20 when he started Microsoft, and Mark Zuckerberg launched Facebook from his dormitory of Harvard University also at the age of 20. I bring this up to state they were both young individuals with bright ideas and took a chance. Why can’t our young HBCU students do the same? They can and I can’t wait see the new movement of our HBCU community!

How do you deal with rejection? I accept rejection, and it does not discourage me, it motivates me. In business you will find many times someone telling you no or an opportunity you were hoping for fails. The great thing is it’s not the end of the world. I learned to accept it for what it is and embrace it. I never take it personally, but I do however examine the rejection. What was the reason why I was rejected? Is this something I can overcome? If so, I am developing my plan of action immediately to do so. What can I learn from this experience? Please note: Every rejection is an opportunity for a learning experience which will benefit the growth of your business no matter the outcome.

When you have down time how do you like to spend it? I love to spend time with my family, relax, and travel the world.

What was your most memorable HBCU memory? My most memorable HBCU memory was my graduation. That day represented accomplishment from years of hard work and dedication. It was a day to reflect on friendship, leadership, and how I was truly proud to be a VSU Trojan Alumni.

In leaving is there any advice you have for budding HBCUpreneurs? Just do it and don’t quit. Most businesses fail because they quit. Fail forward and never let go of your dream!

Land Ownership: African America’s 40 Acres Crisis


By William A. Foster, IV

“He felt his poverty; without a cent, without a home, without land, tools, or savings, he had entered into a competition with rich, landed, skilled neighbors. To be a poor man is hard, but to be a poor race in a land of dollars is the very bottom of hardships.” – W.E.B. DuBois (Souls of Black Folks)

The United States as a whole is comprised of 2.3 billion acres of land.  As the Civil War came to a close in 1865 it was General Sherman who issued Special Field Order No. 15 that would establish the 40 acres & a mule so that former slaves could establish family farms. With 4 million African Americans who were now free this would equate to approximately 160 million acres (or 7% of America’s land) in African American control. Unfortunately, with the assassination of Abraham Lincoln this order would find no support by new president, Andrew Johnson. The 10,000 African American former slaves who had received 400,000 acres would see this land stripped and returned to its former European American owners courtesy of the Johnson administration. This would have profound social, economic, and political (SEP) implications for African America going forward for generations to come, and be as close to reparations as African America would ever see from the U.S. Government.

In the early part of the 20th century as African America looked to establish itself,  the reality was and is that African America like all groups in America and in the world are in a competition for resources for the survival of its very existence and it is of no incentive for another group to make this competition easier for its opponent. In other words why would McDonald’s ever give Burger King a prime property rather than use it for its own development? Or America give Canada control over valuable resources it controls? This applies to ethnic Diasporas (African, Arabic, Asian, European, & Latino) as well. Control of land is the foundation of SEP development. In capitalism that equates to land ownership. As African American continues to lose wealth, the primary cause could be argued that this is in large part because of the depletion of our land ownership.

Land is at the base for everything. It develops neighborhoods and communities. Neighborhoods are designed with great detail, such as who will live in it, and not just haphazardly put together as many assume.  A land developer already has done multiple SEP studies before they dig the first piece of dirt from the Earth. Who they want to attract to the development can be something as simple as making sure there is a specific religious building in the development or pricing the housing at a high-end average like $5 million per home or $1 million per lot, or placing certain commercial developments in proximity such as a Whole Foods or Wal-Mart. You certainly know that will narrow you down to a certain demographic of people who most likely share similar values and the vice versa is true as well. On the lower income end when one builds government funded housing, which is typically owned by someone wealthy, they receive subsidized payments from the government for use of said property to house low-income tenants which brings a completely different demographic, but again all well studied and placed depending on land values. Low-income developments tend to get the brunt of locations near undesirable locations in a town or city while more affluent will have access to city services more abundant per capita.

In any economic development you need land. Even a web-based business like Amazon has a facility or economic interest in land somewhere for production of its Kindle and other products. When a store chooses where to build a new business it searches for enough land that a lot of times they lease (which provides its owner long term cash flow) for its business’s building capacity to be met. It also seeks land around a demographic that it caters too. This is why luxury brands are located on Rodeo Drive and not in South Central. The location is catering to a certain demographic and hoping to discourage other demographics. My former professor happened to be in possession of a piece of property that a certain do-it-yourself orange box company wanted to build a store on. They leased land on a multi-decade lease and once the lease is up if they leave – he keeps the land, the building, and all the cash generated by the lease along the way. Its more likely they will continue to lease the property from him and he will pass the land and its cash flow onto his heirs.

Land also allows a group to control the political makeup of a community in terms of how political lines are drawn for voting districts and how schools are zoned in terms of funding. This is why there is often an uproar when lines are being redrawn and such because by moving certain lines -be it schools or voting-it can ensure certain economic development will come your way in the future, be it through the development of neighborhoods or commercial. As a land developer you know you can get people to pay a premium if you build a neighborhood in a higher rated school district.

Historically control of land provided African America after reconstruction the opportunity to create and control the SEP of their communities as it was with European Americans when they first came to America, and all other cultural groups who followed in immigrating to the U.S. and built communities united by similar cultural values. Buying land they were able to build communities like Black Wall St. in Tulsa, OK and Rosewood in Florida. In these communities the strong social fabric of families, control of the curriculum in the schools, and faculty who could relate to the students helped provide a social setting that led to a strong economic development. This included a number of African American owned banks, grocery stores, doctors, and the only African American founded and owned automobile manufacturing company in Greenfield, OH named C.R. Patterson Automobile Company. These communities because they were controlled and owned by us (as with any group) hired predominantly people from its community and therefore it kept employment rates high and crime rates virtually non-existent. Unfortunately these communities had not been given enough time to develop proper political capital that would allow them to defend themselves and many communities would find themselves burned to the ground with the complicit relationship that neighboring European American communities had with the mixing culture of the police and Klansmen (which is why the police distrust in large part continues today). With no way to protect themselves and in many cases all out massacres would take place and these communities would be left with no way to rebuild as they appealed to governing bodies made of the very neighbors who burned them. Today, we lose our land through gentrification of our neighborhoods (see Harlem), poor estate planning (social), unpaid taxes or rising taxes on the elderly on fixed incomes who can’t afford to keep up with them as developers use their political capital to muscle into an area, and simply just selling land to those outside of our community instead of circulating it.

So what is the state of our land ownership today? According to Federation of Southern Cooperatives Land Report the early 20thcentury was our zenith in terms of land ownership at almost 20 million acres –  a far cry from the 160 million acres we would have had if Special Field Order No 15 had been honored. However, today that number is even more tragic at roughly 7.7 million acres (or 0.33% of America’s land) spread across the ownership of 68,000 African American landowners. To put this in perspective Land Report Magazine who tracks the top 100 landowners in the United States who are all European American – their top 5 landowners own 7.8 million acres combined. Ted Turner owning 2 million acres by himself or roughly 25% of African America’s total land holdings.

Another tidbit to note comes from my visit to Timberland Investment World Summit in 2009. I was the only African American present at this 3-day conference in which some of the heaviest hitters in terms of financial institutions were present along with timber companies looking to invest in land for the use of timber. It just so happened that during the recession timber was the only asset class that did not decline. Why? Because as one presenter said “As long as the sun is shining trees will grow and so will their value.” The minimum investment amount a family or business had to invest to have an institution manage their timber investment – $50 million (which was down from its $100 million minimum thanks to the recession and banks need for cash).

More importantly the question has to be what now? There is no recourse for our 40 acres and African American farmers continue to fight today for past discrimination with no resolve even under the Obama administration. But the fight is costly and many of the older farmers are dying out. I dare say the U.S. Government is simply waiting them out. My belief is with $800 billion (said to reach $1.1 Trillion by 2012) in buying power the largest amount by far of any minority group in America we must begin take this fight in our own hands with our own dollars as Native Americans have begun to do as featured in “Tired of Waiting, Native Americans Buy Back Their Old Land”. But it must become a priority and a conscious effort. Our HBCUs, primarily the Agriculture HBCUs and African American financial institutions must begin to hold more seminars that help us understand the process of the importance of buying land and the obstacles that go along with it which are much different than buying a home.

I didn’t even begin to mention land as the very base of agriculture (or this would end up being a doctoral thesis) which supplies the quality foods a community eats, the ethanol that is the new rage in alternative fuel, and the land which has valued minerals beneath it and water running through it which just happens to be the very base of life and existence. Land. Yes, it is kind of a big deal or as my grandmother always told me “They’re not making any more of it so you better hold what you have and try to get more of it.” A wise woman she indeed is.