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​置业千户目前开放投资人参投的项目

欢迎查看以下置业千户最新的公寓楼投资项目

德州达拉斯419单元McCallum项目

419-Unit Apartment Community – 506(c) Offering

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McCallum公寓楼物业项目的基本信息​

  • 项目合作伙伴：Hampshire Capital 和 Massive Capital

  • 过户时间：2022年11月

  • 物业位于北达拉斯的高收入地区Far North

  • 地址：7740 McCallum Blvd, Dallas, TX 75252

  • 单元数：419 预计持有时限：5年

  • 购入价为5200万 (融资总金额为6031万)

  • 购入每单元平均才 124K，地区内平均145-165K

  • 融资的资金来源：GP 90万，银行贷款3120万，大型基金公司W&D已入资1950万，LP融资871万

  • 此项目将采用Value Add 翻新增值优化策略，将物业单元做简装及优化后，预计最终可卖比原购入价高57%的价钱，预计5年后可售8200万

  • 此项目将经过5年的优化推动增值策略，除了将目前低于市场的租金提到合理租金以外，同时也将透过优化营运来提高物业每年的净收入NOI

  • 物业平均租金仅收$790，低于市场未装均价$960，简装后预计3年内物业平均租金将提高到$1115-1150，5年提到$1250，NOI从目前240万增到400万后售出

  • 物业在扣除营运开销及贷款供额后，平均只要收租$676或整体入住率达69%就能打平，因此就连尚未优化前的营运都能安全抵御来自市场的震荡及经济压力

McCallum项目回报一览

 

年均回报率：           36.7%

资本回报：               2.8倍

预计投资回报周期： 5年

折旧/抵税额度：      50-70%

最低投额：              10万 （少数名额可5万）

Value-Add Opportunity:​

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McCallum项目的推动增值潜力及利润前景

  • McCallum项目的推动增值潜力及利润前景 购入单元均价仅124K(达拉斯平均为146-165k/单元）

  • McCallum目前的平均租金低于周边类似物业$170以上，因此有极大的“增值水平”及“优化增值”空间

  • 接手了卖家的2.9%固定利率银行贷款，除了将不受市场的涨息影响以外，同时创造现金流空间也巨大

  • 周边3英里内平均房价为51万，若以正常20%首付，月供需$2500，因此自利率上升后租客申请量大增

  • 地区的天然增租率高，过去一年租金涨幅高达12.7% 因可盖土地有限，在过去3英里内已有超过2年没有新申请开发的公寓楼住房项目，自2014年以后，也没有新建任何公寓楼住房项目，导致供不应求

  • 物业内90%的单元为原始从未装修的单元，因此有极高的翻新优化空间及能够达到“推动增值”的潜力

  • 物业的目前入住率为93%，经济抗压力高，投资安全 地区平均租客入住率极高，过去一年空置率仅4.5%

  • 物业尚有许多可增高收入的潜力及增收空间（单元内皆有烘洗衣机管线及可装共享锁柜的公共地区）

  • 项目所在1英里内的居民平均收入近5万，3英里内近7万。收入租金比仅23%因此有极大的租金涨幅空间

  • 地区内人口背景大多为2人或单身，因此物业一房居多的户型也将因为需求极高而让租金涨幅更快速

McCallum项目所在的达拉斯地区潜力看点

  • 达拉斯为全美人口第5多的城市，无论是经济GDP、人口、就业机会及收入增长都发展迅速

  • 达拉斯是全美第三大的金融中心，总GDP在全美排名第六，在全世界最忙机场中排名第四

  • 全美500强公司有24家公司在达拉斯-全美第三高

  • 达拉斯有138做医院及医疗机构，有许多租客人口在医护行业内就职

  • 达拉斯的经济实力健康，目前失业率才3.4%，表示地区内的整体租客品质及付租率稳定

  • 达拉斯除了就业机会及人口稳定增长外，人均收入也持续增长，是全美发展最快的地区之一

  • 达拉斯的就业机会走向增长快速，达拉斯过去一年净增加26万个就业机会，为全美第二名

  • 达拉斯因经济体强发展迅速，人口平均收入也稳定增长，过去3年平均收入每年均增长3.5-4%

  • 项目所在的北达拉斯离达拉斯市中心仅20分钟的车程，许多中产阶级的居民也一直往此移入

  • 北达拉斯所邻隔的Collin County在2021年是全美人口移入第二名的地区，住房需求远大于现有供应

  • 北达拉斯是投资旺区，人口及就业机会都稳定增长，且入住率极高，失业率极低

  • 北达拉斯是德州租金增长第三名的附属市场

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