Real estate investment advice largely boils down to being brave enough to break free of the crowd and buy something that no one else is buying now, but everyone will want later.
That’s usually a challenge in New York City, when buying a place to rent out means you’re up against lots of competition from buyers who are shopping for a primary residence.
But this is a very unusual and interesting moment to invest inNYC residential real estate.Sales are turning out to be“absolutely dead” this summer because buyers are scared—they’re waiting out rising mortgage rates and current economic instability by parking themselves in the rental market. That’s sending rents soaring: The average monthly rent for a Manhattan apartment hit a new record high of $5,000 in June according to the Elliman Report. Both factors work in your favor if you’re buying a condo to rent out (co-ops are not well-suited for investors because of restrictions on sublets andboards' traditional antipathy toward investor-owners).
[Editor's note: This article was originally published in July2022.We are presenting it again here as part of our summerBest of Brick week.]
“People don’t like to make decisions when things are unstable,” Kobi Lahav, senior managing director atLiving New York, previously told Brick.“It feels like the world is going to hell so now is not the time” to buy. But buyers are “willing to pay more for rentals. It feels more flexible and they’re willing to pay a premium,” he says.
Most investors are “savvy and happy to buy right now,” he says, calling now “the best time to negotiate.” An offer that’s 8 to 10 percent lower than asking is no longer considered insulting. “Just a month ago if you put a low offer in a broker wouldn’t even respond. Now they’re texting back,” Lahav says.
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So ok, you’re sold on buying in NYC. That leaves the important question: Which neighborhoods should you consider buying in?
One tactic is to see where renters are hunting for apartments. According to Allia Mohamed, CEO of rental listings and building review platformopenigloo, since May 2022, there has been anincrease insearches for the Upper East Side, Lower East Side, and the East Village. In the months before May, the top searched neighborhoods were the Upper West Side, West Village, and Chelsea. A lack of listings among popular West Side Manhattan neighborhoods “drove renters to search elsewhere,” she says.
For more intel, Brick spoke to brokers about how to strategize your search as an investor, including which neighborhoods attract young renters, places where inventory is limited, where to hunt for new development, and areas where you can get a deal. Here’s what they had to say.
Buy where young renters want to be
Lower East Side, East Village, Bushwick, and Bed-Stuy
Even though they suffered during the pandemic and haven’t yet fully recovered, the Lower East Side and the East Village are still top choices for young renters who like the authentic, "gritty" feel of living Downtown, Lahav says.
He says prices on the Lower East Side “took a major hit,” and the neighborhood has “problems with homeless and retail hasn’t returned.” If you’re thinking “ugh”—then you don’t get the appeal.
“Rents are through the roof. People will pay a lot of rent here,” Lahav says, pointing out how easy it is to get from the LES to other hot destinations. “They’re willing to pay $5,500 a month because the same place would be $7,000 or $8,000 in Soho.”
The East Village—which also is near lots of places that appeal to a young renter—is also a good choice for an investor. Lahav says prices there have also “taken a beating” and can give an investor a “really nice return.”
The pandemic put a crimp in the ongoing gentrification for the Lower East Side’s Alphabet City—and the same holds true for Brooklyn neighborhoodslike Bushwick and Bed-Stuy.
“Bushwick prices started coming down but rents are going through the roof,” Lahav says, making the neighborhood another example of a place buyers can find a good deal. Bed-Stuy is also seeing lower prices “but rents have never been higher. Like Bushwick, it has bars, restaurants and is close to the subway,” he says. Plus it’s likely to see more development.
Buy somewhere where inventory is limited and unique
Tribeca and the West Village
New Yorkers (and those that want to live here) have strong, even illogical preferences for certain neighborhoods,says Vickey Barron, a broker atCompass.
“Most people are neighborhood specific,” she says. “Even people relocating to NYC for jobs,people who never lived here before, already have a preconceived idea of where they want to be.”
With that in mind, her advice to investors is to buy where there’s less inventory and lots of demand: The West Village and Tribeca.
For example, if you search StreetEasy for one bedrooms for sale—you’ll find there are currently 33 in Tribeca, 55 in the West Village, and on the Upper East Side—over 470. Rentals in these neighborhoods show a similar disparity, leaving you with less competition for renters if you stick to Tribeca and the West Village.
“When you invest in something unique and what you have is not easy to find, you bring value,” Barron says.
The East Village and the West Village both have “around 150 properties available, making competition a bit stiffer and prices less negotiable. Still, the rental rates in these neighborhoods are some of the highest in the city and should yield investors a strong return,” says Garrett Derderian, director of market intelligence atSERHANT.
A client of Kimberly Jay’s, a broker at Compass, recently bought in the West Village, a neighborhood she describes as likely the most desirable neighborhood with the lowest number of units available.
“My buyer purchased a one-bedroom condo for $1,700,000 and we quickly rented the unit for $7,000 a month,” she says.
Buy in new development with lots of amenities
Downtown Brooklyn, Fort Greene, Dumbo, Williamsburg, and Clinton Hill
For many New Yorkers, renting in a new development is a way to get nicer finishes and amenities that they could not otherwise afford if they were buying, says Gerard Splendore, a broker at Coldwell Banker Warburg.
“Renters are drawn to new, shiny developments with amenities and perks. Gyms, pools, roof decks, and doormen are catnip to renters, who may not be able to afford to purchase apartments in buildings with ‘glamorous’ perks,” Splendore says.
These renters want apartments with washer/drivers, terraces, spa-like baths, and “impressive kitchens, even if they do not cook,” he says.
Head to downtown Brooklyn, near the Brooklyn Academy of Music, Fort Greene, and Dumbo for neighborhoods attractive to renters who want new development and look at buildings surrounding the Barclays Center in Brooklyn, a shopping, entertainment, and transportation hub.
Derderian suggests investors check out Brooklyn Point, a condo tower with a long list of luxury perks.
The building “not only offers a convenient location with multiple transit options but also has one of the last 25-year tax abatements available in the city. By purchasing in a building with an abatement, the carrying costs for the buyers are significantly reduced, while still commanding a high rent,” he says.
Downtown Brooklyn, Williamsburg, Greenpoint, and Clinton Hill draw high-earning young professionals who are putting off ownership because of the economy, says Seth Levin, a broker at Keller Williams NYC.
“New developments in Downtown Brooklyn are a great place for investors to look. The neighborhood is connected to all major subway lines and amenity rich buildings are garnering top rents. The returns are higher than what we are typically accustomed to here in NYC,” Levin says.
There are several condo buildings in Williamsburg and Greenpoint that still have a few years left on their tax abatements, presenting opportunity for investors, he adds. “Two-bedroom condos that would trade close to $2,000 per foot in comparable Manhattan buildings are trading around $1,350 per foot.”
Finally, Levin says, “we really like Clinton Hill as well, since it is priced below neighboring Prospect Heights and Fort Greene. Inventory is scarce and rents are similar to higher-priced Brooklyn locales.”
Buy where you can get a discount
Washington Heights, Central Harlem, Yorkville, Hell’s Kitchen, and Midtown East
If you’re an investor looking for a more affordable apartment, Derderian suggests Yorkville on the Upper East Side.
“Since the expansion of the Q train, more renters have flocked to the neighborhood. Currently, there are just under 400 homes available for sale with a median asking price of $998,000. Values have held steady, increasing 0.3 percent from last year,” he says. (Compare that to Lenox Hill, the neighborhood just to the south, where the median asking price in the neighborhood, $1,900,000, is up 2 percent year-over-year.)
Another relatively more affordable neighborhood to consider is Hell’s Kitchen. Derderian says listings here have increased 13 percent year-over-year to nearly 350 homes for sale.
“As one of the more affordable options south of 59thStreet, there is opportunity for investors looking at both resales and new developments. Proximity to the Theater District and Midtown offices are also a benefit, especially as the city more fully looks like its pre-pandemic self,” he says.
New developments offer investors negotiability and the ability to achieve high rent, Levin says.
“We just listed a new development unit for one of our investor clients in Midtown East for $14,000 per month. Within days, we had multiple offers and just accepted one above our ask. A couple years ago, we wouldn't have imagined that this could rent above $10,000 per month. We were able to negotiate the purchase price on that particular unit down more than 10 percent from its asking price, which was around $4,000,000.
“Luxury two-bedroom inventory in particular in these neighborhoods is incredibly low right now and prospective tenants are not balking at the asking rents,” he says.
Consider the frenzy over a studio represented by Michael Biryla, an agent at The Agency, who listed apartment #3C at 342 East 53rd St. The studio had 25 showings and received six offers, he says. The apartment was asking $325,000 and ended up in contract for $5,000 over the asking price.
Co-ops like this in Midtown East are desirable because they’re withinwalking distance of many office buildings. “Lot of companies are going hybrid” and workers want to live nearby even if they’re only going to the office some days, Biryla says.
With that sort of desirability in mind, this studio “could be rented out at $3,000 tomorrow,” Biryla says.
Prices in Central Harlem are “a little soft” compared to prime Manhattan but rents are on rise, says Douglas Wagner, manager of brokerage servicesatBOND New York.Prior to 2019, you didn't see rents above $4,000, but that’s changed with new buildings going upin the area from 125th to 155th streets, where a two bedroom can rent for $4,200-$4,500 and a three bedroom can get $5,000 to $6,500, he says.
For some investors it “may be an opportunity that didn’t exist a year ago,” Wagner says. “If you can buy an apartment for $400,000 to $500,000, those rents makes sense.”
Farther north in Washington Heights is 1950 Amsterdam, a new building which recently launched sales. A studio here starts at $405,000 and could rent for $2,400.The building wasn’t there before the pandemic and is benefiting from the “ripple effect” of people being priced out of other neighborhoods, he says.
“You wouldn’t see the space or finishes 20 or 30 blocks south for the same price. You don’t see studios in the low $400,00s on the Upper West Side unless they’re in co-op buildings that are 50 years or older,” he says.
The final word on choosing a neighborhood
Look beyond the building you are considering buying in—and think about what the future holds, Barron advises.
“When you’re investing, look at what is happening down the block and in the neighborhood. It’s all about projecting and forecasting,” she says. What is coming to a neighborhood that would entice renters, like a new park, school, or ferry route?That’s why people end up paying a premium,” she says.
After all, renters have their reasons for wanting to live somewhere—you need to think like they do in order to get there first.
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Investing in real estate can be a terrific method to build a lot of wealth right now in 2022. Think about real estate as a long-term investment as the housing market is currently out of control. Not only are property prices rising across the board, but mortgage rates have reached their highest level in almost a decade.
- Nashville, Tennessee.
- Raleigh/Durham, North Carolina.
- Phoenix, Arizona.
- Austin, Texas.
- Tampa/St. Petersburg, Florida.
- Charlotte, North Carolina.
- Dallas/Fort Worth, Texas.
- Atlanta, Georgia.
Now isn't a great time to buy a house as homes are very expensive and unaffordable. Interest rates have risen drastically throughout 2022, making mortgages much more expensive, and house prices have yet to drop too much from their all-time highs.
Renting offers you the flexibility you need if, say, you switch jobs or are always on the move. When you buy a home, you usually expect to live there for a long time, but renting is a better choice if you have to keep moving once every couple of years, or if you're not quite sure where you want to settle down.
This month is an excellent window for home buyers to get pre-approved for a mortgage and begin planning for their American Dream of homeownership: Mortgage rates should reverse after hitting a 20-year high. Home inventory is rising faster than expected, adding choice. Home prices are leveling off, improving ...
Historically, the stock market experiences higher growth than the real estate market, making it a better way to grow your money. Stocks are more volatile than housing, making real estate a safer investment. Stocks have no tangible value, whereas real estate does.
Mountain West, Midwest, and housing markets outside of the Boston area topping their list for 2022's hottest real estate markets. These markets have thriving local economies with low unemployment rates. They've also had significant employment growth since last year.
- High-yield savings accounts.
- Certificates of deposit (CDs)
- Money market funds.
- Government bonds.
- Corporate bonds.
- Mutual funds.
- Index funds.
- Exchange-traded funds (ETFs)
|Overall Rank (1=Best)||Large Cities||Overall Rank (1=Best)|
|1||Austin, TX (74.02)||1|
|2||Nashville, TN (73.23)||2|
|3||Fort Worth, TX (71.29)||3|
|4||Seattle, WA (70.78)||4|
Home Prices Will Likely Drop
As interest rates have risen throughout 2022, home sales have seen a sharp decline. Fannie Mae has forecasted that total home sales will reach 5.64 million in 2022, an 18.1% drop from 2021; in 2023, that figure is expected to decline again to 4.47 million, a 20.7% decrease from this year.
Median rents year-on-year at the national level plateaued for most of 2020 before taking off in 2021 and coming back down in July 2022. New York City's median year-on-year rents were negative in spring 2020 and summer 2021, but skyrocketed in summer 2022.
NYC real estate is most likely to be a profitable investment when rented out over a long holding period. If you are looking to make a profit, you don't want to buy the most expensive property on the NYC real estate market and expect to make a good profit on rents.
In theory, buying a house after retirement gets you more for your money than renting. However, homeownership also entails substantial financial risks. Issues such as fluctuations in market value, unexpected maintenance expenses, and insurance deductibles can increase costs over and above those of renting.
Yes, it's a good time to buy Manhattan property now. The sale market is slow because of doubling of mortgage rates while the rental market is at record levels. The price per sqft trend for Manhattan condos is stable appreciation in the long run (graph below).
Further rate rises are expected throughout 2022, which could seriously dampen the housing market because it means mortgage repayments will increase. The cost of living crisis is likely to be the biggest cause of a slowdown in the housing market.
It's becoming harder to buy a house as prices are up year over year, and mortgage rates are soaring in 2022. At the same time, consumer prices on everything are also on the rise making it even more difficult to save money to buy a house next year.
Unlike the six-year housing downturn that started in 2006, Wells Fargo predicts this ongoing housing downturn should fizzle out heading into 2024. In fact, Wells Fargo predicts in 2024 that housing GDP will rise 5.1% while U.S. home prices rebound by 3.1%.
As economic conditions continue to impact the country, industry experts are suggesting there will be less demand in 2023 which will likely result in house prices falling.
One reason commercial properties are considered one of the best types of real estate investments is the potential for higher cash flow. Investors who opt for commercial properties may find they represent higher income potential, longer leases, and lower vacancy rates than other forms of real estate.
Properties with a high ROI are essentially the most profitable investments. Long term and short term rental properties are the best types of real estate investment because you can earn monthly positive cash flow and a high ROI. Investing in rental properties delivers consistent and substantial profit.
High Return on Investment and Positive Cash Flow
Because you may receive monthly positive cash flow and a high ROI, Airbnb and rental properties are the best types of real estate investment. Investing in rental properties especially yields a steady and substantial profit.
- Austin, Texas. Forecast home price change by May 2022: 37.1% ...
- Provo, Utah. Forecast home price change by May 2022: 28.2% ...
- Phoenix, Arizona. ...
- Ogden, Utah. ...
- San Diego, California. ...
- San Jose, California. ...
- Salt Lake City, Utah. ...
- Boise, Idaho.
The top 10 most overvalued housing markets in the US were as follows: Boise, Idaho (73%); Austin, Texas (68%); Ogden, Utah (65%); Las Vegas, Nevada (61%); Atlanta, Georgia (58%); Phoenix, Arizona (58%); Provo, Utah (57%); Fort Meyers, Florida (56%); Spokane, Washington (56%); and Salt Lake City, Utah (56%).
|City/State||Median Selling Price||Population Growth (2010 – 2020)|
|San Diego, California||$800,683||6.08%|
|San Jose, California||$1.28 million||7.11%|
|Colorado Springs, Colorado||$458,312||15.02%|
- Investing 100k In Real Estate. Many seasoned investors will argue that the best investment for 100K is in real estate. ...
- Individual Stocks. Stocks are a great way to diversify your investment portfolio. ...
- Investing 100k In ETFs & Mutual Funds. ...
- Investing 100k In IRAs. ...
- Investing 100k In Peer-To-Peer Lending.
For more than 200 years, investing in real estate has been the most popular investment for millionaires to keep their money. During all these years, real estate investments have been the primary way millionaires have had of making and keeping their wealth.
- High-yield savings accounts.
- Series I savings bonds.
- Short-term certificates of deposit.
- Money market funds.
- Treasury bills, notes, bonds and TIPS.
- Corporate bonds.
- Dividend-paying stocks.
- Preferred stocks.
- San Jose, CA. –10.7%
- San Francisco, CA. –8.5%
- Seattle, WA. –8.2%
- Denver, CO. –5.8%
- San Diego, CA. –5.2%
- Portland, OR. –5.1%
- Las Vegas, NV. –4.8%
- Phoenix, AZ. –4.4%
Sellers can net thousands of dollars more if they sell during the peak months of May, June, and July versus the two slowest months of the year, October and December, according to a 2022 report by ATTOM Data Solutions.
A new report from Moody's Analytics forecasts that — given increased borrowing costs, elevated inflation, and a softening labour market — home prices will see a peak-to-trough decline of about 10% by early 2024.
Home prices will fall in 2023, but affordability will be at its worst since 1985, research firm says. Home prices will fall by 8% next year, but high mortgage rates and a possible recession will continue to hurt affordability, a new report says.
The best bet is that we continue to see mortgage rates in the ballpark of current levels, perhaps from 6.5% to 7.5%.” Mortgage Bankers Association (MBA): An average of 5.5% at the end of the fourth quarter of 2022 and 5.4% at the end of 2023.
But the upshot for homebuyers is that mortgage rates are expected to come down next year, Fratantoni said. MBA is forecasting mortgage rates to end 2023 at around 5.4%. The average rate for a 30-year fixed rate mortgage is currently 6.94%, according to Freddie Mac.
Expect above-average rent price gains in 2023
Before the Covid pandemic, annualized rent price gains were about 4% to 5%, he says. “There's an anticipation that interest rates still have to rise in the next six months for the Fed to get inflation back into its comfort zone,” LaSalvia says.
Best versus Worst Times to Rent an Apartment in New York
According to a survey conducted by Renthop, the best time to look for an apartment in NYC is during the off-season months, namely from November to March. Conversely, the worst time to look is during the peak season months, which is from May to September.
Overall, February is typically the cheapest month to rent an apartment, while July is usually the most expensive. Peak season will bring about intense competition and relatively fewer options for renters looking for cheaper units.
Living in NYC will require an annual salary of anywhere between 40K-100K after taxes. Of course, these figures vary depending on your living expenses, children (if any), and other monthly bills related to entertainment, health insurance, or transportation.
Contract Deposit & Down Payment
In NYC expect to put at least 20% down, typically with an initial contract deposit of 10% of the purchase price when signing the contract.
Homebuyers and renters are going to have it a bit tougher in 2022, according to StreetEasy's 2022 predictions. The past two years for the NYC housing market have been quite split as home prices have skyrocketed with an increase in demand while landlords have offered deep rental discounts.
Can you get a 30-year home loan as a senior? First, if you have the means, no age is too old to buy or refinance a house. The Equal Credit Opportunity Act prohibits lenders from blocking or discouraging anyone from a mortgage based on age.
Since Southern Living has so many unique house plans in our collection, we've come to learn which are the best and most-loved layouts for each stage of life. And if you ask us, the perfect size for a retirement home is 1,500 square feet.
As adults age into their 50s and 60s, many of them are ready to downsize. That often means purchasing a townhouse to trim maintenance or a smaller one-story home to keep stair climbing to a minimum.
New York City has a track record of being one of the best long-term real estate investments in the U.S. The New York real estate market has been booming year over year. NYC home prices nearly doubled over the last decade. With supply and demand continuing to favor sellers, prices continue to rise year over year.
If you've been looking for ways to make a passive income and diversify your investments, 2022 may be an excellent time to consider buying an investment property.
It said house prices will have risen 6 per cent by the end of 2022 but that they will fall 5 per cent in 2023 and a further 5 per cent in 2024 as a result of the sudden spike in mortgage rates caused by the government's fiscal plans. This would take house prices back to where they were last summer.
The property website Rightmove initially predicted house price growth to slow to 5% for the whole of 2022. It then revised this by increasing its growth prediction to 7%. This projection comes because housing stock is at a record low and is struggling to meet buyer demand.
With continued supply shortages and high buyer demand, now is a good time to sell your home. And with interest rates on the rise, it may be better to sell sooner rather than later — if rates spike much more, some prospective buyers may retreat from home shopping. But consider your reasons for selling carefully.
In fact, a poll by international news agency Reuters confirms that India's real estate prices will rise by at least 7.5% in 2022, and by 6% in 2023 and 2024.
Investment trusts: professional picks 2022
"If interest rates continue to rise it is likely that asking prices may fall by between 5 and 10 per cent next year," a spokesperson told Investors' Chronicle.
The simple answer to this is yes! Done well, buy-to-let can deliver excellent returns, but the first thing you have to appreciate is that this won't always happen quickly.
The Great SoCal House Hunt step-by-step guide
But for now, he expects the California median sales price for all of 2022 to be up 9.7% from a year earlier, a sharp slowdown from the nearly 20% growth seen in 2021.
Real estate has the potential to deliver very high returns in the long run. It can provide a steady cash flow and enjoys several tax benefits. Here are some of the many advantages that real estate offers over other investment classes. Demand for rental housing is rising.
As economic conditions continue to impact the country, industry experts are suggesting there will be less demand in 2023 which will likely result in house prices falling.
Real estate investing can be lucrative, but it's important to understand the risks. Key risks include bad locations, negative cash flows, high vacancies, and problem tenants. Other risks to consider are the lack of liquidity, hidden structural problems, and the unpredictable nature of the real estate market.
Average house prices in London in January 2022 compared to January 2021. Of those, the biggest annual increase was in Islington, where the average house price jumped from £670,707 to £760,282 between January 2021 and 2022. In fact, its increase of 13.4pc eclipsed the national 9.4pc average.
In fact, “18% of millennial renters say they plan to rent forever” (up from 11% in 2018), according to research from Apartment List. This is excellent news if you're a real estate investor, but not so much if you're the average American trying to buy a home.
The busiest rental and moving period tends to be between the months of May and September.
Average rental prices could rise by another 4.5 percent throughout 2022, and rental prices could exceed earnings in areas where it is usually cheaper to rent in the country.
Is it cheaper to build or buy a house? As a rule of thumb, it's cheaper to buy a house than to build one. Building a new home costs $34,000 more, on average, than purchasing an existing home. The median cost of new construction was $449,000 in May 2022.
The overall cost of homeownership tends to be higher than renting even if your mortgage payment is lower than the rent. Here are some expenses you'll be spending money on as a homeowner that you generally do not have to pay as a renter: Property taxes. Trash pickup (some landlords require renters to pay this)