Re: MHP - Posted by ray@lcorn
Posted by ray@lcorn on August 27, 2002 at 20:36:08:
Hutch,
I appreciate where you are coming from, and I applaud you for realizing that you need control of your investments. I’m the same way, to the point of being known as a control freak. I just don’t do very well with other people spending my money without my knowledge.
Couple of questions:
As to the deal, what is the price?
What is the latest year’s net operating income?
What is the maturity date of the underlying note?
As to the property:
What condition is the park in? (deferred maintenance?)
What rate and occupancy is the rest of the market at?
With the answers to those questions you can determine a few things.
First, you need to know the NOI in order to evaluate the deal with a fee manager. You’re an hour and a half away with a full-time business. You don’t need another job, and you don’t want to hire someone to train you to be an owner. Once you have the income numbers, call around some local management companies and check their fees so you can make an informed decision about the return you can expect. Absentee ownership can be very profitable. Absentee management however is almost always a disaster, especially with this size property.
I’m curious about the terms on the underlying loan just to see how the math works with the rate cut for the wrap. That’s an interesting twist. Don’t worry about the 8 year balloon. That’s not an issue.
You need the knowledge of any deferred maintenance issues with the park for the same reasons. Those improvements must come either out of your pocket or from operations, in either case they won’t be returns. Know what you’re buying.
Finally, I don’t buy any property until I understand where it fits in the market. With ten percent vacancy there is some slack in this market unless this property is hindered by location or something else. If so, you need to know.
Let me know the answers and we can walk through a valuation based on your investment parameters.
ray