Central Florida & metro Orlando real estate services

The Atlantic hurricane season officially ends on Friday 11/30/2007.  So how did the forecasters do.  It is pretty interesting to see what the supposed professional forecasters came up with versus what really happened. Below are the numbers for the last few years.  The most noted forecasters are Dr. Gray at Colorado State University (CSU) and the National Oceanic and Atmospheric Administration (NOAA) of the National Hurricane Center.  I am using the statistics that these forecasters put out in May of each year just prior to the June 1st beginning of each season.

--------------------------------------------------------------------------------------------------------------- 

               # of Named Storms               # of Hurricanes                # of Major Hurricanes

CSU                   17                                         9                                      5                      Year 2007

NOAA                13-17                                   7-10                                  3-5

Actual                15                                         6                                      2

--------------------------------------------------------------------------------------------------------------- 

CSU                   17                                        9                                      5                       Year 2006

NOAA                13-16                                   8-10                                 4-6

Actual                 10                                       5                                      2

---------------------------------------------------------------------------------------------------------------

CSU                  15                                         8                                      4                       Year 2005

NOAA               12-15                                    7-9                                   3-5

Actual                28                                       15                                      7

---------------------------------------------------------------------------------------------------------------

CSU                  14                                         8                                      3                      Year 2004

NOAA               12-15                                    6-8                                   2-4

Actual               15                                         9                                      6

---------------------------------------------------------------------------------------------------------------

I find it laughable that these people still have jobs after the last 3 seasons.  At least the NOAA is smart enough to give a range and not make it so obvious just how far off they can be.  2004 was probably the best year for both forecasters, but from 2005-2007 they made complete fools out of themselves. 

I am just glad that the last 2 years have been very mild for us Floridians.  A few more years of mild seasons and the insurance industry will hopefully settle back to something a little more normal.

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

This is one of the properties mentioned in a previous posting (#2 on the list).  We sold this one to an investor for dirt cheap from a motivated seller.  The rehab has been completed and it is ready for an end user.

211 W. King Street, Orlando, Florida 32804.  3 bed / 1 bath / 1-car garage block house on big corner lot.  MLS # o4814553. 

BEST DEAL IN COLLEGE PARK. POSSIBLE SELLER FINANCING. DOWN PAYMENT ASSISTANCE $$$ AVAILABLE FROM CITY. PRICED $25,000 UNDER MARKET VALUE FOR QUICK SALE.       

Virtual Tour: http://www.tourthisplace.com/41011901

Beautifully remodeled home on big corner lot.  New kitchen & bath, including new cabinets, granite counters, stainless steel appliances, and tile floors. Freshly painted inside & out. Upgraded electric panel, new fans and light fixtures. New flooring throughout including hardwood floors in living room and dining room. Newer modern windows throughout. Den/ office behind kitchen has been added under heat & air to give you more house for your money. New landscape out front and courtyard area out back for entertaining.  Lots of yard on the side of the house and no HOA. Easy access to I-4 & shops on Edgewater D rive. Less than 10 minute drive into downtown Orlando or downtown Winter Park. Walking distance to schools and community park. Street lined with big oak trees. Seller will take trade of car, boat, land, stocks, etc. for down payment.  Seller can make changes to the property to assist buyer's needs.  Seller will pay for buyer closing costs and 1-year home warranty with reasonable offers.

PROPERTY SOLD AFTER MULTIPLE OFFERS.  MY FIRST CLOSING FOR 2008 - YEEHAW!

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

These are the latest properties that we listed this last week.  If you are interested in showing or seeing the inside of any of these properties, please contact me.   

1. 116 Cedar Road, Ocala, FL 34472.  3 bed /2 bath / 2-car garage block house.  Newly painted inside and out. New carpet and tile.  Motivated seller.  The price is right.  MLS # o4815056. -- OFF MARKET, UNDER CONTRACT

-------------------

2.  210 Villa Di Este Terrace #104, Lake Mary, FL 32746. 2 bed / 2 bath / 2-car garage condominium.  Seller financing available - no money down - EZ qualify. MLS # o4814116.

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

In the last few months we have been negotiating some incredible deals for our buyers.  I titled an earlier article that "The time for investors to buy is now."  I need to edit that title a little bit that the time for "buyers" to buy is now.  Sales are very slow right now, many sellers are desperate, some sellers are willing to walk away.  I am seeing many motivated sellers willing to sell at prices from 2003 and 2004 right now. 

This fourth quarter of the year is where many sellers especially REOs (banks that have foreclosed on a property) are willing to dump their property before the tax year ends.  Here are some numbers from real deals that we have sold recently.

1. Altamonte Springs 3/2/2 block house.  Comparables show it was worth $210-220,000 in move-in condition.  The house needed about $20,000 worth of repairs - new roof, new AC, update kitchen and baths.   This was an out of state seller situation that I bought via a referral from another Realtor. I bought this one for myself and negotiated the price down to $133,000 and then assigned the contract prior to closing to another investor.

2. College Park 3/1/1 block house.  Comparables show it was worth $240-250,000 in move-in condition.  It was listed in MLS for $249,900 for several months.  This was a probate situation and the heirs were fighting amongst themselves.  The house needed a roof, had extensive termite damage, and the kitchen needed updating all to the tune of about $25,000.  We were able to get this one for $150,000 - THAT'S RIGHT, $100,000 UNDER LIST PRICE.  2 months later it is all fixed up and the owner just listed it with us for $224,900 (priced 10% under market for quick sale). 

3. Southwest Orlando 4/3/2 block house with pool.  Comparables show it was worth $220-$230,000 in move-in condition. It was listed in MLS for $219,900 for nearly 6 months.  The tenants were moving out and the landlords were professional people and just plain old tired of dealing with it.  The house had major roof leaks and the tenant's dogs had basically destroyed the inside.  It probably needed $25-30,000 in repairs. We negotiated the price down to $140,000 - NOTICE WE GOT IT FOR $80,000 UNDER LIST PRICE. 

4. Apopka 4/3/2 block house with pool.  Comps show it was worth around $400,000.  It was listed in MLS for $399,000.  House was in mostly move-in condition except for a few cosmetic items. We negotiated the price down to $330,000 for our buyers.  This was an end buyer who would owner occupy the house.

We have other deals like this in the works right now that have not closed.  If you want a skilled deal finder and negotiator to assist in your deals, please give me a call.  Now is the time to buy.  Make an offer, you might just get a great deal.

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

Here are some featured properties that we have for sale.  Some are full service listings and some are flat fee listings. All properties that we have for sale can be viewed on our property site.  If you want to show any of these or see inside, feel free to give me a call.

1.  522 Midland Avenue, Apopka, FL 32703. 3 bed/2 bath w/ huge 4-car garage and workshop/possible mother-in-law apartment on double lot in downtown Apopka. MLS# O4779977 . PRICED TO SELL. *** SOLD VIA LEASE OPTION ***

2.  1341 Lyndale Blvd., Winter Park, FL 32789.  Brand new in 2007 4 bed/3 bath executive home in Winter Park. Right off of Park Avenue.  Open to creativity.  MLS# O4799109 . *** RENTED ***

3.  731 Golden Sunshine Circle, Orlando, Florida 32807.  2 bed/2 bath attached villa just a few miles east of downtown Orlando.  Affordably priced. MLS# O4780726 . *** SOLD VIA LEASE OPTION ***

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

Florida House Speaker, Marco Rubio, has endorsed Cut Property Taxes Now a grassroots petition to do something serious about reducing property taxes.  Since Governor Crist and Senate President Ken Pruitt do not have the will nor the guts to do anything significant on property taxes, this grassroots effort might be a good alternative.  The plan is pretty simple.  Put an amendment on the ballot for November 2008 to make ad valorem property taxes capped at 1.35% of the assessed value of the property with all existing exemptions staying in effect.

I did some quick math on some of my properties and this would cut my taxes by about 20-30%.  Now that is more like it! 

The website is http://www.cutpropertytaxesnow.com/.  They have a petition that you can fill out online.

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

During this time of Thanksgiving we hopefully get a few days to eat, enjoy family and friends, and maybe do a little shopping.  It is also a time where can we reflect on all the many things we are thankful for. 

Being the managing broker of our firm for some 50-60 real estate agents as well as being an active real estate investor in the Central Florida community, I am in a position to see a lot of heartache and problems in so many people that I come in contact with; heartache both personally and financially. 

Many real estate agents and investors are not making ends meet right now and it has caused a big toll on their finances, their families, and their careers.  I have talked to many people that have been in dire straits this year.  I am so very thankful to all of my loyal sales associates, customers, family, and friends, including the many that I have met online here at ActiveRain.  Everyone please have a fantastic and blessed Thanksgiving and remember all the blessings that we do have.

---------------------------------------------------------------------------------

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

Attention all Florida real estate investors, landlords, and people thinking about investing. 

We have started a new ActiveRain group specifically geared for you.  Florida Real Estate Investors .  This is a place where like minded investors and Realtors can share ideas and creative concepts.  With the market as slow as it is right now, we all need to be a little creative in how we do things.  There are many good deals out there to be purchased by investors.  I hope this new group will help us to learn many new techniques as well as some new spins on some old techniques.

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

Every single one of these clauses is the result of some problem that came up during the term of a lease.  After that problem was resolved I made sure that all of my future leases covered that particular issue.  Well, here is the second half of tonight's top 10 list of favorite clauses to put in a lease.  The first half of the list can be found at this web link.

*CLAUSE 6:  The following appliances and furniture:                            are the property of the Landlord and are loaned, not leased, to Tenant.  Maintenance and repairs to appliances and furniture are the responsibility of Tenant who will keep them in good repair.  Landlord will remove these items from the Property upon written notice from Tenants.

COMMENTS:  The stove and refrigerator in my home can last 15 years without any repairs.  I can put brand new appliances in my rental house and within 6 months or a year something is wrong with them.  (I guess the tenant's kid playing Spiderman on the refrigerator door might have something to do with it.)

*CLAUSE 7:  Tenants are aware that the Landlord's insurance does not cover Tenants' personal property or Tenants' negligence, and they are encouraged to secure renter's insurance. Tenants agree that all personal property of Tenants placed or stored on or about the Property are there at the exclusive risk of Tenants.

COMMENTS:   During the hurricanes in August/September 2004 I had tenants trying to get me to reimburse them for their groceries that spoiled while the power was out.  I also had a tenant try to get me to pay for his TV set that got struck by lightning.  (Nice try guys, I think I will pass.)

* CLAUSE 8: If Landlord or any other titleholders contract to sell these Premises or otherwise transfer its ownership to another party, they shall have the right to terminate this Lease by giving Tenant written notice of at least 30 days, regardless of any occupancy rights granted under the Lease.

COMMENTS:  If you decide to sell a property, this allows you to break the lease with a tenant by giving them 30 days notice.  I wouldn't in good conscience sign a 12-month lease with somebody if I knew the property was going on the market soon.  However, life has no guarantees and sometimes circumstances change for whatever reason.  I just figure that the property belongs to me and that if something comes up where I really need to sell, that I should not be locked into another 11 months of lease time. 

* CLAUSE 9: By signing this rental agreement, the Tenant agrees that upon surrender or abandonment, as defined by Chapter 83, Florida Statutes, the Landlord shall not be liable or responsible for storage or disposition of the Tenant's personal property.

COMMENTS:  This comes word-for-word out of Florida Statute 83.67.  I can clearly remember the day when the tenant called me up a month and a half after they had disappeared without a trace (after getting served a 3-day notice to pay rent or quit).  Tenant:  "Rent-A-Center stopped by our old house today to pick up the furniture we left behind.  They tell me that all the furniture is gone and somebody else is living in the property.  We have being paying them $50 a week for that furniture.  Where the heck is it?"  Me:  "I have no idea where your furniture is.  The last time I saw it, the deputy sheriff was standing there while my handyman put it out by the curb."  (I guess the tenants think that I am in the public storage business too.)

* CLAUSE 10:  Tenants hereby waive trial by jury and agree to submit to the personal jurisdiction and venue of a court of subject matter jurisdiction located in the county the Premises are in. Tenant hereby waives any and all right to assert affirmative defenses or counterclaims in any eviction action instituted by Landlord with the exception of (a) an affirmative defense based upon payment of all amounts claimed by Landlord not to have been paid by Tenant or (b) an affirmative defense based upon compliance by Tenant of any breach or default under the Lease but only if Tenant has the right to cure said breach or default.  Any other matters may only be advanced by a separate suit instituted by Tenant.

COMMENTS:   This keeps the tenant from being able to file a counter-claim to the eviction suit.  Tenants can often get Legal Aid to help them out for free, so landlords need all the protection they can to discourage frivolous counter-claims during an eviction. This clause forces the tenant to file their own separate lawsuit against the landlord if they have some supposed justification as to why they should not be evicted.  (Sorry, no jury trial for you.)

Property management can get pretty interesting, so make sure you are protected in your leases.  Disclaimer:  Please be sure to have any clauses that you do put in your lease reviewed by an attorney before you start using them.

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/

Here is the latest listing for sale.  This one is a flat fee MLS listing that we listed last week.  I have a few more coming online shortly, but they came in over the weekend and we are still working on them.  If you would like to show this property or see inside, just call me.

909 Vista Palma Way, Orlando, Florida 32825. 4 bed/2 bath/1-car garage block house. Located in Southeast Orlando. BIG 5% COMMISSION to cooperating brokerages. MLS# o4813777 .

Come see this comfortable 4 bedroom house, centrally located, and walking distance to the local college, with ceramic floor, fenced backyard, and shed. Owner is providing options like a 42" Plasma TV and much more, even OWNER FINANCING!!! Options offered by seller: 42" Hitachi Plasma or SS Appliances, New countertops, Faux blinds, New fence, Assist with closing costs, Owner finance w/large Down Pay, New Ceiling Fans, closet doors,, Re-paint. These are the options that can be chosen from and installed prior to closing with an acceptable offer... Owner financing is also available with a 20% down (no qualifying, no credit check)!! Owner is flexible with financing, closing costs, etc.

Copyright © 2007. Sand Dollar Realty Group, Inc. All rights reserved.

Rob Arnold, ABR, CPL, GRI, Full service and investor friendly Realtor, Managing real estate broker, Licensed mortgage broker, Notary Public

407-389-7318 www.SDRhouses.com/ www.WeBuyHousesFlorida.com/