麻州某些不知名的镇也涨得很厉害

早上起来,照例用些零碎时间,浏览zillow的推送,因为我们一直重点关注多家庭市场,所以每天都会把麻州的新的多家庭的listings发送给我,比如今天看到一个Clinton的两家庭。

麻州的Clinton镇,属于伍斯特郡,人口13K, 也是曾经的制造业中心(主营地毯和铁丝网),人口组成为71%的白人,22%的西裔(还在不断爬升),56%的房屋是租户居住,居民的中位家庭年收入5.4万美金,虽然此镇在上次我介绍的Bolton镇的旁边,但是根据以上硬数据可以看出Clinton明显是属于一个中低产的蓝领镇。

房屋地址:471-473 Water Street, Clinton, MA, 01510

两家庭,1900年,两个2B1B,总面积1812 sf, 占地0.4 acre, 叫价37.5万。

卖家是在2010年购入,买入价8万块,贷款11.2万(感觉像是renovation loan,但是这笔钱却是在2016年重贷的时候才还清的,真是不知道什么“神奇”的操作),然后贷款银行Clinton Saving Bank,一看就是本地小银行,所有融资到后面都是跟本地小银行打交道,都是门清,才敢放款。2010年进行了大整修“This charming Colonial was completely renovated in 2010--that includes roof, siding, windows, electrical, two high-efficiency gas heating systems, and two paved driveways with off-street parking for multiple vehicles. ”,然后现在的租金是2000,  镇里估价24.2万,我自己估计这个房子价值30万出头(我的估价是个很笼统的方式,就是镇里估价除以0.83,不要问我0.83怎么来的,商业秘密:))

但是就算这个价格是市场价我也不会觉得有投资的潜力(前提是我认为买家是买来投资的,就是不用于自住),主要原因就是租金上涨乏力。2010年完成了大部分的外部工程,比如屋顶,外墙,窗户,电表,供暖系统以及车道;里面内饰看起来需要一点小工程,就算全部重新装修 (成本估计得在2.5-3万块,现在材料费也涨得多),这个租金也有点上不去,查一查本地的高级公寓(那种商业公司管理的)两室一厅的租金在1800块左右,那民宅的租金我觉得能达到1500也就差不多了,这样一算,两户如果能有3000的租金对应30万的估价能有刚好的1%。更何况查镇里的公共资料,这个房子目前还算是single family,那能不能合法地按两家庭出租还是个问题呢;第三点的问题还在flood zone的边上,还需要付洪水保险。

如果是自住,那就是各花各个眼,自己住一边,出租另外一边还能帮付租金,也不用装修,洪水保险可能会吓退一些可能的买家。总之,37.5万的卖价略有点高,现在zillow和redfin的估价的可信力也是越来越低,反正只能参考参考,这个房子还已经标记为HOT 房屋,那我关注一下看看能卖出多少钱再来更新吧。

 

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