Arn Cenedella

Archive for the 'Foreclosures' Category

Daily Update of New Foreclosure Listings

This post will update daily with new foreclosure listings in San Francisco mid-peninsula locations. Below you will find an introduction to buying a foreclosure property as a personal residence or investment.

• There are foreclosure properties available on the San Francisco Peninsula. In the mid-peninsula, many of these can be found in Menlo Park, Redwood City, and East Palo Alto – typically areas near and on both sides of Highway 101.
• More specifically, the majority of foreclosures are located in neighborhoods where the average price at the peak say 2006 was $700,000 and below. There have been very few foreclosures in neighborhoods and cities were average price was over $1,000,000 at the peak.
• Some are good buys, some are not. Some houses are totally destroyed and others are in reasonable condition. They can be a good opportunity for first-time buyer or small investor.
• Like any investment, one needs to understand that particular market to do well.  Any buyer interested in considering buying REO foreclosure homes, should find an agent who knows the market in the specific neighborhoods where foreclosures can be found. For investors, finding an agent with local specific neighborhood of rental values who performs property management functions including Section 8 rentals is of high importance.
• Foreclosure REOs are currently priced (depending on area) around 50% of previous sale price.
• Most REOs receive multiple offers, many of them cash offers. Most properties go quickly.
• REO banks require SOLID pre-qualification, proof of funds to close (bank or investment statements), both for offers that are financed and for all cash offers, and a copy of earnest money deposit check (EMD).
• If the condition of the property is poor, property probably will not qualify for FHA loan.
• Buyers of foreclosures need to understand any REO purchase contract is prepared by the REO bank, no changes allowed. Contract is totally structured to protect REO bank - we, the seller know nothing about the property, totally as is, no warranty, no repairs, buyer beware.

That’s OK. Buyer needs to do his own due diligence.

Below you find find new foreclosure listings on the San Francisco mid-Peninsula.

Showing properties 1 - 5 of 14. See more Only Foreclosures.
(all data current as of 2/5/2012)

1. $244,900 : 151 Mission Dr, East Palo Alto
   
   2 beds, 2 full baths

   Home size: 1,280 sq ft
   
2. $400,000 : 192 Berkshire Av, Redwood City
   
   0 beds, 0 baths

   Lot size: 5,650 sq ft
   
3. $625,000 : 358 N Rengstorff Av, Mountain View
   
   3 beds, 2 full baths

   Home size: 1,104 sq ft

   Lot size: 5,390 sq ft
   
4. $645,000 : 10 Nottingham Av, Redwood City
   
   0 beds, 0 baths

   Home size: 2,640 sq ft

   Lot size: 5,460 sq ft
   
5. $349,900 : 4250 El Camino Real #A310, Palo Alto
   
   1 bed, 1 full bath

   Home size: 557 sq ft

   Lot size: 435 sq ft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

90 day FHA flip rule

The past 18 months I have been quite active with investors who typically pay cash for a foreclosure REO in either East Palo Alto or east Menlo Park.These investors typically fix the property up and place back on the market for sale. These transactions are known as flip due to the short turn-around time from original purchase as an REO and then re-sale to the “end user” – either an owner occupant or long-term investor who wishes to rent the property out.

Last year, FHA had a rule that stated they would NOT fund any purchase of the property that was originally purchased within the past 90 days. In fact, they would not fund a loan on a property when the contract for sale was entered into less than 90 days after to the last purchase date. Read the rest of this entry »

It is a priviledge to work with Habitat for Humanity

Last summer, I was chosen by Habitat for Humanity to be their exclusive buyer agent for Habitat’s Neighborhood Revitalization Program. Coldwell Banker and I donate the majority of any commissions earned on these purchases back to Habitat.

This Habitat program has been funded in part by contributions from the City of Menlo Park.

The City has considered buying properties in Belle Haven and doing the rehab work. Instead the City has made a wise decision IMHO in helping Habitat with their program. The bottom line is Habitat can do a better job doing what they always have done than the City that has no experience in these types of programs.

Last night, the City authorized additional funding for this program.

This will allow Habitat to continue their mission of restoring abandoned dilapidated homes to provide low cost affordable housing to deserving families.

For those unfamiliar with Habitat’s program, let me provide a little information.

Read the rest of this entry »

What do the dollar amounts on Realty Trac and Trulia for foreclosures mean?

There are two ways to buy foreclosures:
1. Go to trustee foreclosure sale on the “courthouse steps”  with cash for any offer you may make.
2. Wait until bank forecloses takes title, and lists property for sale on mls (REO).

#1 is are not for inexperienced investors (not saying you are )
#2 is a good way to go – depending on area, there may be a good stream of new REO properties coming on market.  you will work with a real estate agent to prepare offer just like you would on other non-REO houses on the market. competitive bidding on these. must be solid solid on financing or pay cash.

Please let me know if you have questions or would like more information on the above.

Here’s how the foreclosure process works in California and it will help you understand the dollar amounts quoted.

To start the foreclosure process, lender must file notice of default (NOD).

At the present time, I would say many lenders wait until 6 to 12 months of missing loan payments before filing NOD. By law, they can file after one missed payment, typically.

From that point, owner has 3 months to bring missing payments current.

During this period, the lender if they publish any amount, it will be just the amount of the missed payments.
So if you see amounts like $11K and $30K, they are probably the total amount due on missing monthly payments.

After the 3 month period, owner has to pay off loan IN FULL including principal.

During this period, the numbers “published” will look like $254K or $586K – principal amount of loan plus all missed payments.

If owner does not pay in full 21 days after the end of the three month period, lender will set for sale at foreclosure auction.

Typically opening bid will be the total amount due. Buyers will need to pay cash on the spot. Recently, I hear reports of some sales going off below the total amount due. Often trustee sales are cancelled or postponed.

Hope that helps explains the process. I am happy to answer any questions you may have about the process.

Of course, any home owner who is faced with foreclosure should IMHO, contact an attorney to obtain legal counsel on the process and one’s specific situation. 

Arn

Menlo Park REO foreclosure 1150 Hollyburne $287,500

Another excellent REO opportunity has come on the market in the Belle Haven area of Menlo Park.

1150 Hollyburne Menlo Park is a 2 bedroom 1 bath home listed by New Light Realty at $287,500.

Unlike many REOs, this home is actually in pretty good shape with an update kitchen and bath. Yards and fencing are in good shape. New laminate floors have been installed. Some fresh paint and maybe some new carpet in bedrooms and this home will be in move in condition.

Click here for more info

Here are a few videos of the property.

Call me if you would like to see this property and learn more about these opportunities.

2384 Oakwood Drive, East Palo Alto foreclosure opportunity

I previewed the following East Palo Alto for a client of mine today.

2384 Oakwood Drive 3 bedrooms 2 baths $209,000.

This is a REO property.

1107 Sevier Ave., Menlo Park foreclosure REO for sale

I have written several times about the real estate potential available in east Menlo Park and East Palo Alto.

Property values in these areas have dropped about 50% from their peak.

First time buyers can now buy a single family home on the Peninsula at an affordable price.

Investors can buy fix and flip or buy fix and rent for longer term investment.

1107 Sevier is a 3 bedroom 1 bath home listed at $249,900.

Below you will find a few “amateur” videos of the property. Contact me if you would like to see.

SF Peninsula Distressed Property

Nothing has generated more buyer interest the past few years than the words “foreclosure” and “short sale”.

Many perceive buying foreclosures and/or short sales as a way to purchase property at a very good price.

In some cases, this may very well be true.

Often times, REOs can be purchase for 40% to 50% of the previous sales price.

But I can tell for from first hand experience it is a very competitive marketplace.

And you need to know where to look and be realistic about the areas foreclosures can be found.

The table below shows 2009 sales in San Mateo, Belmont, San Carlos, Redwood City, Menlo Park, and Palo Alto broken down between REOs, short sales, and “normal” sales.

I have defined “distressed property” as being either a REO or a short sale.

The percentage of distressed property sales ranged from a low 1.97% in Palo Alto to a high of 33.61% in Redwood City.

The data above is for entire cities as a whole.

Within each city, there are areas where more distressed property can be located than in other areas.

Subsequent posts will drill down into this data to identify those specific neighborhoods where distressed property can be found.

These distressed properties offer first time buyers to buy a home at a very affordable price and offer investors the opportunity to buy and hold or fix and flip.

Foreclosure Opportunities in East Palo Alto and Menlo Park

One of the most active and strongest markets on the San Francisco Peninsula can be found in the Belle Haven area of Menlo Park and in East Palo Alto.

Most of the listings in these areas are either short sales or foreclosures.

Run-down fixer uppers can be found sometimes below $200,000 and generally between $200,00 and $250,000.

These homes when repaired can rent for $1800 per month or perhaps sold for $300,00 or more.

Buyers need a fair amount of cash to compete in this market but good properties can be found.

I have helped numerous buyers this year in East Palo Alto and Belle Haven area of east Menlo Park purchase REO foreclosure homes and attractive prices.

One client used funds from his IRA to pay cash for a rehabbed home that generates about a 6% cash return on purchase price.

Others clients have purchased REO fixers, rehabbed them, and sold at a profit.

One of my clients, a former tenant, was able to buy their first home in East Palo Alto with FHA financing – amybe $10,000 total cash investment – will receive $8000 first-time buyer credit – and have total fixed ownership monthly payments of like $1700. They are quite happy.

Whether buy, fix and flip or buy and then rent or buy to live in, all present good options in today’s real estate market.

Please contact me at 650 566-5329 or [email protected] to learn more.

I am happy to discuss your options with you – no cost – no obligation.

More information on Short Sales

Chicago Title has put together a good summary about some of the issues involved with a short sale.

A short sale generally will require a 2 year wait prior to purchasing another home.

Howver if you are not more than 60 days on your loan payment, this time period may be shorter.