Johns Creek Homes and Real Estate

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Inventory Levels of Johns Creek, Suwanee, Cumming, Alpharetta, and Milton

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Forsyth County?s population growth leads state; 11th in U.S.

FORSYTH COUNTY ? Anyone living in or passing through Forsyth, especially the south end, could guess this ? new census figures show the county is one of the fastest growing in the nation. Again.

According to annual figures released this month by the U.S. Census Bureau, Forsyth County experienced the 11th highest percent change in population growth from 2014 to ?15, which marks the highest in Georgia.

Population estimates as of July 1, 2014, were 203,882 and had risen to 212,438 as of July 1, 2015.

This 4.2 percent change tied with Morgan County, Utah, and Kendall County, Texas, though they have about 11,000 and 40,000 residents, respectively.

Forsyth also ranked 11th in the country for population growth over the past five years, representing a 21 percent increase from 175,511 people in 2010.

The rise from 2010 has accelerated in the past few years, with Forsyth coming in at No. 18 in 2013 and at No. 12 in 2014.

Fast-paced, sustained growth does not surprise local officials, especially in the school system, an area that sees the effects every day.

Forsyth County Schools has experienced enrollment surges since the late ?90s, including throughout the recession, according to Jennifer Caracciolo, spokeswoman for the district.

Challenges that come with such increases include hiring and retaining high-quality staff, ?accommodating the growth from a financial aspect and planning for capital improvements.?

?Our voters have generously approved bond and SPLOST referendums to provide these much needed resources,? Caracciolo said. ?The first large-sale phase of our 2014 bond projects, which includes improvements at existing schools and opening two new schools, will be complete this summer.?

Brandywine Elementary and DeSana Middle, both in southwest Forsyth, are set to open in August.

As per state law, new schools cannot be funded and built until a district can prove existing schools are crowded. In Forsyth, that has meant new schools often are near capacity by the time they welcome their first students.

?Next school year, we will complete second-phase projects at existing schools, and in 2018, [we will] open Denmark High School and the Alliance Academy for Innovation,? Caracciolo said.

?We are also expanding non-traditional offerings that won?t strain our facilities? needs, such as online, hybrid, dual enrollment and flexible scheduling options.?

She said the community, as a whole, values and supports education, helping to retain the district as one of the top-performing in the state and nation in the face of growth.

The fastest growing county in the U.S. from 2014 to ?15 was McKenzie County, N.D., which grew 16.7 percent to a population of 12,826.

Forsyth?s population total is smaller than only one county growing faster: Fort Bend, Texas, which grew 4.3 percent to reach an estimated 716,087 people.

Other Georgia counties that ranked in the top 100 include: Bryan County at 22nd (3.6 percent); Columbia County at 28th (3.4 percent); Long County at 39th (3.2 percent); Effingham County at 51st (3 percent); Barrow County at 53rd (3 percent); Clarke County at 80th (2.6 percent); Fannin County at 93rd (2.5 percent); and Jackson County at 96th (2.4 percent).

All population estimates are for counties with 10,000 or more people.

Source:http://www.forsythnews.com/section/2/article/29791/
 
Couple years ago a good college friend of mine sold his townhome in Stonegate and moved to Johns Creek from Irvine. He currently works for his family business so for him making the move was a smooth transition as he would continue to get paid from the business. Last year I acquired an investor client  from an REI website (www.biggerpockets.com), who actually moved here from LA. He is manager at one of the big four consulting firms and he ended up purchasing his primary residence and one investment property here.

Last week he surprisingly introduced me to one of business colleagues from his consulting firm who also happens to live in a 3 bedroom condo in Stonegate (Irvine). It appears that he has a project in Alpharetta and he will flying out there with his wife this Sunday. He is looking not do a 1031 exchange but a "primary residence" exchange. I will keep you guys posted here on this thread on what subdivisions he is targeting here in Johns Creek. He did tell me that he feels that home prices are getting a bit heated in Irvine and he is looking for a lifestyle and financial change for his family.       

Bellmoore Park is the largest gated development in John Creek where 540 homes will be built once completed. There will be a 24 hour security guard at the gate. This is one of the new developments we will be looking at.

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Lot 28E closed on April 12th, 2016 and Tenant moved in on April 15th, 2016.
Vacancy: 3 days.
Purchase Price in the mid $190s, 2 year lease secured for $1600/month.
2345 sq/ft 4 bed / 2.5 SFR
Floor Plan: Hemlock

Lot 98A :
Closing will take place on  May 9th, 2016
2 year lease secured for $1600/month starting on May 15th, 2016.
Vacancy: 6 days

Lot 100A
Closing will take place on May 19th, 2016
I just secured a 2 year lease yesterday starting on June 1st, 2016. 11 day vacancy.

Schools ranking profile of investment property: Located in North Gwinnett

Frank Osbourne Middle: Ranked #11 in the state.
Source:http://www.schooldigger.com/go/GA/schools/0255003380/school.aspx

Mill Creek High School: Ranked #27 in the state
Source:http://www.schooldigger.com/go/GA/schools/0255003376/school.aspx
 
Panda, what is the square footage of that home? The exterior looks spacious. However, the interior looks cramped. Maybe it's a long, narrow footprint.
 
If there is one real estate author who has inspired me the most over the years, it is John Schaub. His first book "Building Wealth One House at a Time" came out in 2005. He is in his early 70s and now owns most of his SFRs in Sarasota free and clear. His new book "Building Wealth One House at a Time" 2nd edition is coming out June 17th, 2016. For those of you interested in learning about real estate investing, I highly recommend  reading his book. His 10 year plan is basically what I have been building here in Atlanta. He is a strong advocate of building wealth through single family homes vs multi-family, commercial, and apartments which I agree with.

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http://www.amazon.com/Building-Wealth-House-Updated-Expanded/dp/1259643883/ref=sr_1_2?ie=UTF8&qid=1461772759&sr=8-2&keywords=building+wealth+one+house+at+a+time
 
Panda said:
He is a strong advocate of building wealth through single family homes vs multi-family, commercial, and apartments which I agree with.
What about condos or townhomes?

Can't afford SFRs in Irvine as investments. :)

#wheretoputps9smoney
 
irvinehomeowner said:
Panda said:
He is a strong advocate of building wealth through single family homes vs multi-family, commercial, and apartments which I agree with.
What about condos or townhomes?
Can't afford SFRs in Irvine as investments. :)
#wheretoputps9smoney

Look outside of Irvine for cash-flow properties.
 
momopi said:
irvinehomeowner said:
Panda said:
He is a strong advocate of building wealth through single family homes vs multi-family, commercial, and apartments which I agree with.
What about condos or townhomes?
Can't afford SFRs in Irvine as investments. :)
#wheretoputps9smoney

Look outside of Irvine for cash-flow properties.

Or don't buy right now.
Think about reit equities. Easy to get out.
 
Eyephone, I am curious to what type of REITs you are currently investing in? Do you like the brick and mortar REITs or the mortgage REITS?

I believe there is a great opportunity in this sector right now in terms of risk / reward valuation. It was great time to buy REITs back in January.
 
Panda said:
Eyephone, I am curious to what type of REITs you are currently investing in? Do you like the brick and mortar REITs or the mortgage REITS?

I believe there is a great opportunity in this sector right now in terms of risk / reward valuation. It was great time to buy REITs back in January.

ETF - KBWY

I also own ZG
 
Eyephone.
Personally I like Mortgage REITS over brick and mortar REITs due to its liquidity. The Book/Value discount looks very attractive for Annaly Capital Management (NLY) and American Capital Agency (AGCN). Their current yields are 11.73% and 12.92% respectively. Keep in mind there is interest rate risks when investing in mREITs. Always do your own homework before you invest in anything.
 
If you don't mind me asking, what do the yields mean?


Eyephone.
Personally I like Mortgage REITS over brick and mortar REITs due to its liquidity. The Book/Value discount looks very attractive for Annaly Capital Management (NLY) and American Capital Agency (AGCN). Their current yields are 11.73% and 12.92% respectively. Keep in mind there is interest rate risks when investing in mREITs. Always do your own homework before you invest in anything.
 
Legit949 said:
If you don't mind me asking, what do the yields mean?


Eyephone.
Personally I like Mortgage REITS over brick and mortar REITs due to its liquidity. The Book/Value discount looks very attractive for Annaly Capital Management (NLY) and American Capital Agency (AGCN). Their current yields are 11.73% and 12.92% respectively. Keep in mind there is interest rate risks when investing in mREITs. Always do your own homework before you invest in anything.

Dividend yields. My old boss loved Annaly. He parked about 500k there earning over 10%. Worked out well for him
 
Legit949,
The yield means the dividend paid on an annual basis sort of like net cash flow on a rental property. If I am getting a 10% yield on my rental property, it is the same as getting a 10% cash on cash return on my money.

Let's look at the example of Annaly. Annaly is mortgage REIT and it is highly liquid vs other brick and mortar REITs. The annual yield for Annaly is 1.2 which means 30 cent dividend get paid every 3 month. 1.2 / 10.42 (share price) = 11.57% Annual yield which is a your total return for year. Imagine you own a rental property in Irvine but it does not appreciate at all in the last 12 month. Because of your 11.57% yield, you will up by 11.57% even though Annaly stays at the same price over the past 12 months.

Annaly is currently trading a 12% discount book to value and the historical discount average for Annaly has been around 2%. There are risks associated with REITs as it will be negatively impacted with rising interest rates. Everyone should thoroughly do their own homework and research before investing in any kind of asset, especially any free advice you get from a free internet forum like this one. 

The wealth management process I believe in is an asset allocation of 40% in real estate which includes your primary equity plus investment properties and 20-25% in equities. I like to have 50% of the equities portion in a dividend strategy and other 50% in growth macro investing.

Hope this information helps.

Legit949 said:
If you don't mind me asking, what do the yields mean?


Eyephone.
Personally I like Mortgage REITS over brick and mortar REITs due to its liquidity. The Book/Value discount looks very attractive for Annaly Capital Management (NLY) and American Capital Agency (AGCN). Their current yields are 11.73% and 12.92% respectively. Keep in mind there is interest rate risks when investing in mREITs. Always do your own homework before you invest in anything.
 
aquabliss said:
These REIT dividends are taxed same as long term capital gains and not as ordinary income, right?

It varies, most of it will likely be ordinary dividend taxes at your highest marginal rate. A portion could be a qualified dividend (taxed at long term cap gains).
 
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