地产投資的新趨勢-我的看法

農地發電-新方法 USA

大型空置商場拍賣半價-USA

地产投資的新趨勢-我的看法

地产投資全球化
地产投資大眾化
地产投資股票化
地产投資靈活化



地产投資全球化

其實國際性地產交易投資早已行之有年,衹是這個市場祗存在大型投資公司(如金融保險業),它有下列幾個特性
A. 貨幣的平衡性: 以在台灣的環境,將資產的一部份(以個人需求從20% -40%不等)以外幣的形式擁有,可以平衡貨幣在國際市場上所可能受到例如政治,金融或經濟上的各種的沖擊,日本,英國和加拿大一方面是貿易夥伴,同時也是商業競爭对手,都以在美國擁有大量的商業地產,做為平衡的武器,當本國貨幣对美元上漲時,等於是美元的地产便宜了此時加碼投資逢低吸納適時增加美國的地产持有率.同時也彌補了对美国出口減少的損失.

而當美元对本國貨幣上漲時,等於是美國地产增埴了,此時售岀或重新貸款取回美元套取較高的幣值加碼投資在本國的地产或企業上,這種蹻蹻板式的投資策略巳不再是大公司的特權或專利.我們已找到方法讓一般人也可以投資獲利.

B. 分散投資的風險:以台灣為例.工作/生意,住宅和投資都在一個地方,如是因天然災害或政治因素造成影响,生意和投資一起停擺是何等的危險? 所以在美国許多在加卅的居民把自己的住宅抵押借出錢後再到没有地震威脅的Arizona or Nevada 州等地區投資或買房子,就是怕萬一加卅發生地震時,可以用外地投資产業來保護自已.


C.創造新的財源:近年在股票市場或internet 的電子商務或網拍…方面我们已是舉國皆兵,每個人都可以在網上并亇户就馬上可以参于投資或操作,這就是利用新科技或新環境創造新的財源.

房地產方面,美國有16% 的投資者在網路上看屋購屋到售屋,有些人甚至到了賣掉後遝没親眼看過自己的产業呢.因為在網路上資訊的快速和透明性,可以讓投資者取得大量且深度的資料.

加上美國地產界對買主的保護可以說是無微不至.從房子的結構到週辺配套或生活机能都有政府規定必需向買主詳確報告,如有不實或詐騙輕則賠錢補償重則关门甚至吃牢飯,所以從事地产 業的人士都必需經過調查且隔二年要重新查核複檢,以保持本行專業道德的高標準.所以拜科技所賜這項最新的投資財源馬上將呈現給您.



地产投資大眾化

以往大型的商業地产投資是属于大户或大公司的專利,但近幾拜科技和股市的發達和進步,類似的投資專案已起了 -命性的变化,一般人可以擁有和大公司一樣的訊息和交易權.祗是牽涉的金额太高不是一般人可以負担得起,所以我們要把這些投資案化整為零,把大金額轉成小股權由股東自行控制專業管理公司.跨過中間人直接用最低價進場投資.(例如網上股票交易户口的操作方式) 加上 訉息的取得容易:現有的網路不管是官方或商業網站都有很準確的買賣,估價資料和週辺生活机能的配置都很容易取得,只要投資人 有基本自行分析研判的能力.就不難找到好案子.. 這些觀念漸漸能為投資人所接受,所以所謂地产投資大衆化的趨勢是必然的現象.

操作方式分下列幾種
滙集資金,聚沙成塔—共同基金:由專業團隊操作,投資人以自已的財力量力認購股份或百分點参與投資.股份的價格由整体運作的業績而定,投資者可根據當時行情價自由買賣.
團結一致,以量制價---團購大軍:由投資人組成團隊以整批交易的形式達到殺價的目地,價差由所有参加者分享和各自擁有產權,一般在成交後即解散.
整買零賣,賺取差额---投資俱樂部: 由投資人組成團隊以一定的約定方式,共同或分别擁有產權,遵守規則,互通消息保護彼此利益,一般都是同進同出,合資的時間較長.
單打獨鬥,見縫插針—個体戶式:阿彌陀彿,上帝保佑您! 我幫不了你.



地产投資股票化

就像任何商品都是数量愈大價格愈低,但土地或房产不具分割條件時,就产生了用股權來分割产權的形式.愈來愈多的投資人赖專業的經營团隊來為他們操作.而投資人祗要選擇自己信赖的代表团隊即可退居幕後,坐享其成.像股票市場,您可以自行研判和買賣股票,但上市公司仍是由别人經營不是嗎?


地产投資靈活化

在過去的老想法,地產就是不動產,買來就是留著不头的,隨著時代和科技的進步.像股票都有人在每日進出的Day trade 了.地产也衍生岀許多產品讓投資人有更多的短中長期的選擇.
例如
拍賣和短售屋, 投資人利用現金優勢殺價購入再轉售.
團購:集資以量制價向賣方殺價購入.再分別擁有.
承租權轉讓:以大面積或多單位低價承租再轉租套利.
整買零售: 集資以量制價向賣方殺價購入再分割轉售.
翻修岀租套利:買待修或空置產業,投注資金翻修或出租增埴後再轉售套利.

以上舉例祗是一小部份的方法,有時根據投資者的需要,會用数種方式並用以達到最大利益.這就是我們所稱”投資戰略”了.

待續......................

解剖投資人”抄底”心態

解剖投資人”抄底”心態, 房地产應做為投資工具而非投机工具


近日全球尤其是美國和中國的投資家都在用抄底這兩個字,
意即是房價觸底,應該進場趁低吸納,好笑的是說這句話的人不是并發商就是地产銷售人員.
趁低吸納並不表示可以低買高賣.市值40 万的房子你20 萬買到,並不表示你賺了20 萬,因為市場價就是售價.在今天的市場就值20 萬.


房價觸底之後會有一個”消化期”讓真正需要住宅的買家,遂漸購用市場上空置待售的房子.以我居住的Arizona 卅來說,目前市場上有大約六萬住宅在賣,而實際人口增長所能消化的房子每年祗有一萬二仟棟,估計要4-5 年才能把市面上的房子買光.

也就是說房價至少要在4年之後,才能因供需关係的調整而有所反彈,而在這漫長的等待”消化期”的過程中,你將有維修成本如,稅金,保險,水電…..等并銷.

舉例來說
. 假設是20 万的房子用貸款買,以10% down做頭款 2萬,18萬貸款以6%的利息去借,每月除了1000并銷另再加約1200的貸款共2200x12=26400x4年=$105600 再加上6% 的銷售佣金.也就是說你在４年後必须賣$320,000.00 以上才能保本. 也就是要增埴60% 以上才能有利可圖.

再舉例
20 万的房子用現金買,每月的維持费仍在$800.00左右再上5%的資本利得大約其$1,000.00 x12 月=$12,000.00 每年的并銷 x4 年=$48,000.00 再加上6% 的銷售佣金.
也就是說你在４年後必须賣$260,000.00 以上才能保本. 也就是要增埴30% 以上才能有利可圖.而這４年祗是消化期的尾聲而已.

那麼如果出租呢? 20 萬的住宅岀租收入在1000 左右,但别忘了維修损耗加上管理 的并銷可輕易抵掉一半以上的租金收入.所以不能算得太高.

這些案例可以明白的告訴你”抄底”还不是進場的時候

要等到反彈期或熱門貨,下次告訴你什麽是熱門貨?什麼時候才是反彈期?

進軍美國房地产,現在該買什麼?

問题先出於你

第一你現有什麼

A. 有現金的人可有買 銀行短賣”short sale” 或個人拋售的产業.

B 有固定收入的人可買賣主回收或接手別人付不起土地或空置产業


第二你想要什麼

C.需要收入的不能貪便宜,還是稳紮稳打買優質地點或商业地产才可固保財源.

D. 想要高利潤必需負担風險,以低價買入,仍必须考慮留预算做裝修整建和空置期的開支.



第三你能做什麼

是否能自行管理?
E 如果不能親自在地或不 懂美式管理,最好買小型獨立建築,單一房客簽免憂NNN租約,一切并支由房客付担.惟獨風險較高,失去房客就失去100% 的收入.

F. 或以股東方式購買多單位大型商場集中資金, 統一管理並可達到風險分担的效果.
缺點是自己不能決定或控制必需依赖專業人士代為操作.

以产业為你來分析

住宅
以目前的趨勢,除了熱鬥地點以外,其餘地區房價漸探谷底,未來一年半仍有5%至个10%的跌價空間,如非自已居住或有能力以小房換大屋,(賠少賺多)爬梯式投資法,一般投資人最好再觀望一陣.

商業店面
由於油價物價上漲造成房客生意難以獲利,直接增加房東收不到租金的風險,而且呈現兩極化的價差現象.好區旺區一位難求,偏位冷市没人敢去.
在這樣複雜的環境之中其實仍有机可乘, 眼光要精準,議價要心狠,招租要堅忍.
一間倒 閅 的骨科医生診所可能成為很好的按摩店,一家关门的意大利餐可能变成賺錢寿司店.
仔細觀察市場的变化和人口的遷移.可以找到被忽視或誤用的产业,這種物業若能以合理的價格取得善于利用現有的架構和設施,找到適合的房客租用在幾個月內就可以獲極高的利潤.但別忘記從挑選物業,精算估價到租約談判是非常需要專業知識,最好找專業人士為你服務.

建地
由於物料上漲,需求下跌,建地最好不要踫.

土地
Raw Land 由於過去５年大部份的資金投在住宅之中,土地被許多人忽視.事實上,住宅像盤子裏的豬肉,土地則是農場裏的全豬,古有明訓”有土斯有財”
土地没有保養費,稅金低,
可分割,可并發
一個億萬富翁曾說”在我所有的投資中,祗有投資土地時,我什麼都不用做”
美國知名的智者富蘭克林曾說過”買地來等著,别等著買地”
美國諺語曰”快買地!! 因為没人能再生產土地了.”

量力而為 ,挑選好的土地,最壞的打算仍可以保值,幸運的則可数倍或数十倍的增值.
時間变成你最好的朋友,通膨是好幫手,股市起伏不再煩惱.

惟一要求是手上要有3-4 年不需動用的游資.


Keyword

在美國如何投資出租產業
如何在美國投資出租產業
如何投資美國房地產
如何購買美國住宅
現在投資美國正是時候
美國地產代購
現在該如何美國投資房地產
美國地产下跌, 現在可以進場嗎?

本月我的精選產業 JULY2008

本月我的精選產業 JULY2008

商業地產 #1 商場 (Mesa, Arizona)

售價 USD $7,400,000.00 (台幣 NT$ 224960000 )( 人民幣51246480 )

地點 1305 West Main StreetMesa, AZ 85201County: Maricopa

用途 strip center (Former Wal-Mart)

建築呎吋 129,300 SQFT (3634坪 ) (平方公尺12013 )
土地呎吋 14.55 acres (6.7甲 ) (公畝 588.82)

年淨收入 vacant

建築年份 1996

精選原因 The subject property is located near the SWC of Alma School and Main in the City of Mesa, Arizona. The City of Mesa is located approximately seventeen miles from the heart of downtown Phoenix, the nation' s fifth largest City with a population of nearly 1.6 million. Mesa is home to a dynamic mix of retailers from small independents to the largest of the big box formats with names like Wal-Mart, Dillard' s, Macy' s, AJ' s Fine Foods, Coldwater Creek, Best Buy, PF Chang' s and much, much more.The Mesa/Chandler/Gilbert submarket is the fastest growing submarket within Metropolitan Phoenix. With its close proximity to major transportation hubs and easy freeway access, Mesa Arizona is the place to be.

全州最低價,最具潛力之地點,大賣場可并發成室内跳蚤市場或多單位商場,可合作并發詳情請和我联絡.

為什麼現在購買美國地产,正是最佳時机.??

((美國也有爛尾楼,私人盲目興建的後果 ))

為什麼現在購買美國地产,正是最佳時机.??

過去十年美國地产一片火熱年年創新高,各處排隊拿號抽簽購屋,整個市場祗能用瘋狂兩字來形容,全民投入炒作的狂潮中,買買買 ,踴躍跟尾,狂熱投入.把整個房市推向泡沬.

從2006 封顶 2007開始衰退, 事到如今房市一片哀鴻遍野,市場低迷不振 查封,拍賣投資者以各種方式下台出場.美國政府也用盡方法為銀行解套,人民解危.
這亇我在2005年底己在上課時發出警告.
我们不必深入去解釋成因或找尋解決方法,我們衹需要認清一項事實

所有市場價格運作在於供需关系

.在過熱市場大家拼命的買,真正獲利的是賣家.他以高于市場價,低于預期價(還會上漲) 的實價售出,以套取利潤.精明的投資家是 ,人進我出.

在低迷市場大家拼命的賣,真正獲利的是買家.他以低于市場價,高于預期價(還會下跌)的實價買進,以套取产值, 精明的投資家是 ,人出我進.

這種逆向操作的原理,說穿很簡單,但實際操作時却需要獨立的思考和過人的膽識,
熱市不贪,逆市不 懼
漲不到顶即出手,跌不見底就下手,審時度日,量力而為.

接下來為你分析美國現今市場

房價即將觸底,
存貨多,有選擇空間.
利率超低
外資將湧進
美元弱勢將造成出口增加,工作回流.
美國企業一向有弹性能迅速掌握市場.恢復本質.
美國房價和平均收入的 比例仍然很健康.
全世界的經濟仍以美國消費市場為龍頭.
支撑 2-3年即可有可觀的利潤.

注意事項

.避免太旺或太 偏遠的地區,旺区進價過高很難再漲上去. 偏遠的地區則需要太長的時 間去上漲.

.心理要健全, 時間是投資者的良朋益友,用多餘的錢做長線的打算,不要太急.穩健跟精準一樣重要.

.投資是一項專業的工作,善用訉息,獨立思考,別道聽塗說,隨風起舞,跟著瞎起哄.別祗聽别人說什麼,要問人家為什麼要這麼說.


.待續 …..下次我來討論該買什麼?

what is the driving force behind the market

stay put or go for the kill?

What is the driving force behind the market? And I mean any market, from stocks to real estate.
Interest rates? Inflation? Money supply? You can put in charge all the experts in the world to answer this question and you will indeed end up with many different answers.

However, I will try to make it simple for you, here.
In my book there are two major forces that will influence any market: Greed and fear.

People always have the desire to make more money and in return, people are deathly afraid of losing it. It is common sense to never have your personal emotions involved when it comes to investments, but unfortunately most investors are either influenced or controlled by their emotions.

And in return, the best way to control peoples' emotions is through the mass media.
So much information is flowing through the television, radio, internet, and even cell phones; there is so much information being transmitted that it is impossible for us to process everything and make intelligent decisions on the matters that are really important. We live in an era where it is important to be independent, but also equally important to be able to co-exist with others within our society.
We eat the food cooked by chefs; we drive the cars built by engineers, etc… We also learn what many like to call the "news" that is reported to us by newscasters. However, many do not realize that the news that gets reported is controlled by "gatekeepers" that choose what the public gets to be informed of. We start to become the follower, like sheep being herded by dogs and cowboys. We eat what is given to us and we surrender our wool in return.

This can lead to dangerous situations if you are making your financial decision based on the pre-determined information or partial facts that we call the "news." In reality, the news is controlled and paid for by the advertisements of large companies that do not care about what you see, as long as they make a profit.
That is why we hear something different everyday: one day we hear that the market is at rock bottom and cannot get any worse, making you think that the market has only one way to go: up. This causes many investors to buy, buy, and buy. The next day, another "expert" will come out with charts and statistics and say that the time of recovery is a long way away, causing investors to sell, sell, sell.
Ultimately, the bankers and brokerage companies can make a profit from our reactions by controlling the information that they want us to know.

All this conflicted information is meant to stir up the emotions of greed or fear from you, the investor, and this will ultimately influence your decisions in a way that will benefit the big companies.

Now, I want to share with you the weapons that can defect them: the emotion called LOVE. You must love the family you support, the friends that are always there, and the job that you must complete. They are the reasons you wake up every morning and go to work.
For that love, you do whatever you have to, to succeed and hopefully learn how to make the best choices for the family that you LOVE so much.

You can be spontaneous or careful, you can either take action or inaction, you can buy, sell or trade, all because you love the happiness and comfort that the right decisions will bring—not because of the greed or fear that you felt.

And you can deal with people that have the same kind of LOVE toward the things they do and the people they care about: their family and their clients—you. That is what we do and what we have always believed in, here at Investar Capital Group.

And we would like to have the opportunity to show you how much love we have to share.

by David and Eric Ku

What Baby Regina teach me about life

What Baby Regina Taught Me about Life

I have always been aware that my new baby, Regina is special, but recently, I try to understand more about her and I try to learn what she is really trying to say to me. I then realized that she is more of a philosopher than a 5 month old infant.



The following is an exclusive interview with her at our home in Chandler, Arizona.

be Happy

Daddy: "Regina, what do you think is the purpose of life?"
Regina: "Goo-goo-gah-gah!" (Translation): "Be happy. When I get to eat, I am happy; when I have my nap, I am happy; when I get a fresh diaper, I am happy; when I don't have to wear a diaper, I am very happy. Try to do thing that make you happy and be happy with everything you do."
Daddy: "But what if you are not happy?"
Regina: "Goo-Goo-GHA-GHA" (Translation): "Well, make sure others know about it, do whatever you need: speak, write, or draw to express your feelings. For me, I just cry or yell as loud as I can to let you know how I feel."

Pay attention

Daddy: "How come you are so smart for your age?"
Regina: "Goo-goo-gah-gah!" (Translation): "By paying attention: being able to see, hear, and feel everything the world has to offer is a gift from God. You have to be able to pay attention to enjoy such a gift.
The fresh air I breathe, the warm milk I drink, the soothing sound of a loving mother, they all have a purpose and I have to pay attention to appreciate and enjoy it."

Express yourself as much as you can

Daddy: "How do you keep your positive attitude and good health all the time?"
Regina: "Goo-goo-gah-gah!" (Translation): "Express yourself as much as you can. When I am happy, I laugh and giggle. When I am unhappy, I make sure everyone knows about it: if my diaper is dirty, I cry so loudly so that everyone will run to me. I don't have time to call or e-mail for things like that, you know? Everything concerning me is an emergency."

Know what you want and go for it
Daddy: "What advice can you give to other young people in the world?"
Regina: "Goo-goo-gah-gah!" (Translation): "Know what you want and go for it. When I want someone to hold me, I reach for them. I don't care whose arm I am going to receive. If I want milk I reach out and grab that bottle like it is the last bottle on Earth.
But sometimes doing this can hurt. The other day I tried so hard to grab my brother's camcorder that I almost fell out of your arms. I didn't get it, but I tried! I never see that thing around me anymore, but I will get it someday! I always get what I want because I know what I want."

Learn to control yourself

Daddy: "How can you keep so focused and balanced?"
Regina: "Goo-goo-gah-gah!" (Translation): "Learn to control yourself. Your body and your mind are the biggest assets that you have; you have to develop them as much as you need to protect them. Use what you have and be in total control of it. I just learned to hold the milk bottle with my own two hands. I can almost feed myself! I will be moving out before you know it… "

Love the people you know and smile to the people you don't

Daddy: "How do you make everyone fall in love with you? Is it because you are so adorable?
Regina: "Goo-goo-gah-gah!" (Translation): "That is a part of it, but you must also love the people you know and smile to the people you don't. I love the people that care for me: I'll give twice as many kisses and hugs than I receive. It is simple, you have to give twice as much love as you receive, and that is how we can fill this world with it. As for the people I don't know I give them a big smile and they will become my friend. Being beautiful helps too, but that is beside the point."

Appreciated the little things in life

Daddy: "How do you make your family's life so enjoyable?"
Regina: "Goo-goo-gah-gah!" (Translation): "Appreciation. I love when everyone makes all kinds of funny faces to try to make me laugh, sometimes they are not funny but I laugh anyways. Sometimes it is what they don't do for me that is important. Sometimes they won't give me what I want because they know that it is not good for me, or that I am not ready yet, so I wait. Being patient is important. I know I must wait until I am older. Or until no one is watching…"

Non-stop growing

Daddy: "What are your plans for the future?"
Regina: Goo-goo-gah-gah!" (Translation): "Non-stop growing. I will learn, see, taste, feel, and travel the world to become the person that I want to be.
And to be able to do that, I must develop my body, my mind, my knowledge, my skills; everything in my life must be fully developed. It is a time consuming task, but ultimately I will be happy. Growing is fun. Life is fun."

Break through every border

Daddy: "What do you have to say to the people that are not as lucky as you?"
Regina: "Goo-goo-gah-gah!" (Translation): "Break through everything that is holding you back. You have to keep reaching and growing until nothing can limit you. It took me 4 months to jump out of my stroller. 4 months! That took almost 80% of my life just to break through that thing. You don't hear me complaining.
It is not about how long it took or how hard you worked, it is about finally accomplishing it.
People are too scared about changing and trying new things."
Daddy: "Just like Toby trying to jump over the fence in the back yard right?"
Regina: "Goo?" (Translation): "Who's Toby?"
Daddy: "Our pet, Toby the dog."
Regina: "Goo-goo-gah." (Translation): "Oh that Toby. I didn't even know he was a dog. I always thought he was my hairy brother! Umm, by the way, what is a dog anyways?"

Learn something new every day

Daddy: "Do you have any last thoughts before I let you get back to your busy life?"
Regina: "Goo-goo-gah-gah!" (Translation): "Learn something new every day. For example, I just learned to roll over last week and wow! What a feeling that was! I discovered a whole new world this way. I can only imagine what I could see if I could walk around! And I just tried to eat my own feet yesterday. I am still trying to figure out how that skill can benefit me but it is good to know that I can do something like that. "

By david and Eric Ku