There are many different ways to invest in real estate. Depending on how you want to use it, almost any property can be an “investment property.” Here is a breakdown of some of the most common ways to invest in Cache Valley real estate.
Real Estate can provide some of the best investment options. With rapid real estate appreciation, and being able to use other peoples money to make things happen. Real estate investing can be a great way to build wealth. The most common type of investment property in Logan are Duplexes. Purchasing a duplex is the easiest way to get involved with investment properties. Logan also has a fair number of four-plexes and occasional triplexes. Multi Family properties are considered “residential” properties rather than commercial properties. It is generally easier and less expensive to get financing for duplexes, triplexes, and four-plexes than it is for apartment complexes with more than four units.
With Utah State University located in Logan, there are some strict rules regarding multi family use of homes in Logan. It is not legal to have more than three unrelated people live in a residential home located outside the high density zoning area right by USU. These zoning laws didn’t begin until the 1970’s. Before that time there were many homes converted into duplexes. Duplexes that can’t be legally rented to multiple families are known as “Mother in Law Apartments.” Logan has a good number of mother in law apartments. In the more expensive areas with bigger homes like the Cliffside area, some homes are also built with a second kitchen and were specifically designed as housing for family or quite literally, the mother in law.
Everyone who owns real property is in this way an investor. We buy a real estate and “leverage” our cash by with a mortgage loan. Over time property value appreciates at a rate exceeding inflation. The problem is that we can never predict when, and by how much our property will appreciate. Property tends to appreciate more when interest rates are low and demand for housing is strong. The Housing Wave is hitting Logan. I anticipate a double digit appreciation this year. Inventory on the market is down and homes, especially starter homes are selling in a matter of days.
One of the best things about your personal property investment, is that when you sell, you can avoid paying taxes on your capital gains.
One reason many people want to move to Logan is for the scenery and open space. This demand will only continue, yet the supply of land will not. Over time, the value of land will only appreciate.
46% of Logan Residents Rent. A good rental investment will create positive cash flow and appreciation. Logan has a plethora of duplexes, triplexes, four-plexes, and commercial properties that can be produce income. When investing in rental properties it is important to take in consideration property taxes, insurance, repairs, and vacancies. Investing in rental properties obviously requires more hands on work and repair than other investments. Investing in rental properties is nice because you benefit from great tax breaks, price appreciation, and you can supplement your monthly income with rental income. In my opinion, it is not the best time to invest in residential rental income. With the recent construction of many new apartment complexes, there are presently high vacancy rates on many rental units driving rent prices downward. This trend could very easily lower the market value and price of multi-family properties, and it is hard to have positive cash flow when your units are vacant. It very important to consider zoning laws when investing in rental properties.
This has been an increasingly popular trend spurred by television shows on TLC and Home and Garden. The objective is to buy a foreclosed, or fixer upper house at a low price; then update it in a way that the improvements will add more value than the improvement cost, and resell it for a profit. Because housing is so affordable in Logan this is hard to do successfully. But it is possible when you can get a super sweet deal on a house or have some mad craftsman skills. Super sweet deals are most often found on foreclosure and short sale homes.