Thursday, December 28, 2017

Understanding a Triple Net Lease

Real estate is a confusing world of jargon and intricacies. When a tenant signs a lease, they may have just signed on to more than they bargained for.  If you're not in the real estate business than it can be easy to assume that there is only one type of lease, but, in fact, there are many different types of leases. A fairly common lease, especially with commercial renting, is the triple net lease. The triple net lease may seem like a fairly simple type of lease, but understanding what it entails before signing on to it can save a lot of financial heartache down the road.

Before explaining all the details of the triple net lease, some background on the different types of leases may be in order. There are two main types of leases, with many sub-divisions within those two groups. A net lease is where the tenant is responsible for paying not only rent, but all, or at least some, of all the costs included in the maintenance of the building. A gross lease is thought of as the opposite of a net lease; the tenant pays rent, but the landlord pays for the other costs of the building. A gross lease is what a tenant should be aiming for while a net lease is often what the landlord will be striving to get.

A triple net lease is clearly a type of net lease, but what does the triple signify? In a triple net lease, the tenant will pay a base rent along with property taxes, building insurance, and common area maintenance. The tenant also handles their costs in the property such as utilities, and their taxes. Some triple net leases will include provisions that make it clearer that the tenant is responsible for all of the costs of the building, making a triple net lease for close to an absolute net lease. The base rent will often be lower than you might expect to help offset the costs of the other stipulations of the lease. While leases differ for each property, one of the more common ways that landlords will bill the tenant is to have the tenant pay reimbursements. Reimbursements are simply the real-estate term for the amount that the tenant pays for the costs of the building throughout the year. Many triple net leases also include a provision to account for inflation, where the agreed cost of the reimbursements will go up by a set amount or percent each year for the duration of the lease. This does not include the fact the tenant will also have to pay an increased amount if the property taxes in the area go up unexpectedly.

Triple net leases are commonly issued to single-occupancy buildings in the name of simplicity, but this is not always the case. In the case of multiple occupancies, the cost of taxes, insurance, and maintenance are divided up between the tenants. What each tenant would pay is proportional to their use of the building, so if one tenant rents twenty percent of the building they would pay twenty percent of the taxes, insurance, and maintenance.

Now that triple net lease is a little bit clearer let's look at an example of how one would work. Bret's Better Bakery is looking for a new location. It finally finds the perfect spot, and the landlord leases it to Bret with a triple net lease. The rent for the building comes to ten thousand dollars per year. During the year, the landlord pays five hundred dollars in taxes, another five hundred in insurance. The landlord also pays a total of one thousand dollars for maintenance, utilities, and security. Combined all of those costs add up to two thousand dollars. So at the end of the year Bret's Better Bakery pays the ten thousand plus the two thousand dollars in reimbursements, making his total rent come to twelve thousand dollars. The next year taxes rise unexpectedly to seven hundred fifty dollars. On top of that the building suffers some damage making the maintenance cost go up five hundred dollars, which in turn causes the insurance to rise another two hundred and fifty dollars. That increase adds up to a thousand dollars on top of the regular rates, on top of the base rent meaning that the second year Bret's Better Bakery pays thirteen thousand dollars. It's unlikely that all of the components of the lease would rise simultaneously, but if they do the tenant still has to pay. The triple net lease can be tricky for tenants, but knowing what to look for when reading the lease can help avoid getting stuck with a price tag you didn't expect.

Today's New Listings!

29803 Bruce Dr, Willowick

7225 Hart St, Mentor

664 Outrigger Cv, Painesville

4058 Castlewood Ct, Perry

 

Thursday, December 21, 2017

Negotiating a Commercial Lease

While the internet and modern economy have made it increasingly hard to define “local business” and think about what businesses look like, one thing is still true for many industries and most businesses around the country: you will need a location to operate out of.  Leasing a commercial space is a great option that will let you feel comfortable and secure without investing too much of your money up front, but there are some things you need to keep in mind when leasing a property for commercial uses.  Namely, negotiating a lease can be tricky, and you shouldn’t assume that negotiating lease terms will be a quick and easy process.  Here’s some tips on the most important things you should address in your lease negotiations.

What Are The Terms?

While there are a lot of smaller details you will need to keep in mind when negotiating, it’s a good idea to start with the biggest and most important point first: the terms of your lease.  Your basic lease terms will dictate how long your lease runs for, and how much you will be paying in rent for the benefit of using the commercial space you are interested in.  Additionally, your basic terms will also dictate whether or not your lease can be automatically renewed, an important factor in making long term plans for your business.

Before you sit down to negotiate the terms of your lease, is a good idea to consult with a Commercial Realtor and a Real Estate Lawyer with any specific legal questions you have. Do not be afraid to have your Realtor negotiate in your best interest and not that of the Landlord.  This is very important to your business success.

Who Pays for What?

Beside the straight forward terms of rent and lease duration, the most important thing you will have to wrestle with in commercial lease negotiations is who pays for different elements of a property’s maintenance and upkeep.  Unlike residential properties where landlords are responsible for just about all maintenance issues, in a commercial lease a business owner is often liable for some upkeep fees.  Those could be as small and simple as specific systems, like maintaining air conditioning, or as big as full responsibility for a property’s upkeep.  Make sure that you read your lease carefully to see what maintenance fees you are responsible, and if you can, put a stipulation into your lease that you are only responsible for maintenance up to a maximum amount per year or project.

Where Are The Hidden Fees?

They don’t call them “hidden fees” for no reason, but if you dig through your lease carefully enough before signing, you will be able to find potential places and things you are paying for that aren’t immediately apparent.  For example, many commercial leases will charge tenants an upkeep fee for common areas and shared spaces, but if you do not benefit from those common areas it can be worth it to push for a smaller fee during negotiations.  Additionally, you will want to be aware of how utility expenses are calculated, and make sure that you won’t get hit with any big fees tacked on to your usual electric and water bill.  Read closely and look for all the fees that might creep up on you, and you can hopefully negotiate around them.

What Subclauses Can You Include?

While you may be presented with a basic lease to start, building in subclauses before you sign can help protect your business.  During negotiation, ask about the potential to include an exclusivity clause; doing so will ensure that no other business offering the exact same service will be able to open in a commercial area while you are around, and will protect you from niche competition.  And there are a lot of other clauses you can negotiate in as well.

A “right of first refusal” clause will help you guarantee that if another commercial space opens up in a plaza or development that you are leasing from, you will be able to get the first bid on it to either expand your business or relocate.  A sublease clause will allow you to sublet your commercial lease to another business if your plans change without paying high fees for breaking your lease.  An “anchor business” clause will make sure that if there is a signature drawing business in your plaza or development, the development owner will have to replace it quickly with a similar business if they leave.  All of these potential clauses can help you protect yourself, and can be introduced into commercial leases during negotiations.

Make sure you understand your Lease. Consult with your Commercial Realtor and a Lawyer to learn about your rights if you are unsure. These professionals will ensure that negotiating a commercial lease will not be a nightmare.  Review this post if you are looking for where to start.

Today's New Listings!

5123 Shepherds Glen, Willoughby

180 Steeplchase Dr, Willoughby Hills

9500 Hoose Rd, Mentor

7288 Hayes Blvd, Mentor

5459 Marshview Ln, Mentor

2060 South Ashwood Ln, Painesville Township

Monday, December 18, 2017

Today's New Listings!

7915 Brentwood Rd, Mentor

6290 Bryson Dr, Mentor

470 South Ashwood Ln, Painesville Township

78 Ava June Dr, Painesville Township

75 Ava June Dr, Painesville Township

Questions to Consider When Relocating

No doubt, relocating causes butterflies but often it is difficult to determine if they indicate excitement and anticipation or nerves and cold feet. Giving yourself a few questions to consider when relocating might assist in resolving the issue. Listing out your considerations on paper helps make the decision.

Can you afford the move?
Take time to lay out your budget. Consider actual moving costs but also the cost of living in the new location. Whether or not your new salary will cover expenses in the new area requires doing the math.

Is your family on board?
The unity of mind with a spouse or significant others goes a long way in providing a successful relocation. On the converse, the lack of it can prove miserable. Consider what this move means for your spouse’s career and relationships. Also, take into account the impact on schooling, social activities and friendships of your children.

What am I leaving behind?
Your history with a place, both in length and memories, plays a significant role in the decision to relocate. Childhood friends, parents nearby or visions of future involvement create emotional ties which are not easily severed. On the other hand, negative experiences and few relational ties can create a desire for a fresh start.

What opportunities lay ahead?
Determining the opportunities that lay ahead in a new town, county, state or country is vital. Spend time in the new area and speak to as many people as possible. Consider what parts of your family’s current lifestyle might have to be omitted or might be enhanced by the move.

What is the backup plan?
Considering the ramifications of the relocation not working out is important. Knowing the permanency of a decision due to logistics or inconvenience weighs in the decision. Talk through options with your spouse or a trusted friend.

What about you?
Ultimately, the decision to relocate should reflect what you desire to do and not what you believe you should do. Consider your personality and whether or not you do well with change. Determine if the relocation will bring happiness or fulfillment. Finally, after the considerations and homework, the voice in your gut is worth heeding. After all, big risk can equal big reward!

Thursday, December 14, 2017

Advantages of Buying a Multi Family as an Investment Property

Real estate investors often prefer to invest in single family homes because they feel a single family home holds its value, it can demand higher rent and they only have to deal with one tenant. A multi family home is a 2-4 family residence and there are advantages to owning this type of real estate that far outweigh single family rentals.

Multiple Income Streams
Multi family homes offer more than one income source with multiple tenants which provides some stability to the owner should one unit be vacant or one tenant defaults on their rent. With a single family home, if the property is vacant or the tenant does not pay, the owner is stuck handling the expenses on his own.

Cash Flow
Investing in a multi family is one of the most powerful real estate investment strategies that a person can use to create consistent cash flow each month. The rents that come in minus the expenses should provide a profit each month. Often a three or four family home could still provide a profit even if one of the units is vacant. Normally a single family home will only break even the first couple of years with rent, upkeep and expenses.

Easier to Manage
One of the advantages of buying a multi family home is that it makes it easier to manage the property rather than having several homes spread across the city. The expenses are less as well since there is only one roof, one exterior, one yard, etc.

Holds Their Value
Maintaining the multi family home will not just make it attractive to tenants but it will also allow an investor to increase the rents which will increase the owner’s cashflow. It will also increase the value of the property since a rental property’s value is determined by the amount of income it produces.

When looking for a sound real estate investment, an investor cannot go wrong with a multi family home. Be sure to consult a Realtor® to help you find multi families in your area, to assist you with calculating the income and expenses, and to determine the perfect investment for you!

Open Houses & Lease Purchases!

Open Houses for December 17, 2017

6712 Bayside Dr, Madison ( 3 & 4 bedrooms avail.)
Open 2:30-4:30pm
$129,900 
2bd 2ba

8240 Talbot Circle, Mentor
Open 2-4pm
$450,000 
4bd 3.5ba

175 Wood St, Painesville
Open 12-2pm
$109,900 NEW PRICE!  
4bd 2.5ba

771 Edgewood Rd, Richmond Hts  
Open 2:30-4:30pm
$214,900 NEW PRICE!  
3bd 2.5ba

34916 S Turtle Trl #14-B, Willoughby  
Open 12-2pm
$90,000 
3bd 1.5ba

 
Properties Considering Lease Purchase Option

V/L Mason Rd, Berlin Heights 
$200,000
Over 18 Acres of Residential Land!

6117 Saint Clair Ave, Cleveland
$164,900
Commercial Brick Building with Multiple Income Streams!

V/L Galloway Rd, Huron Township 
$400,000
Over 19 Acres of Residential Land!

V/L Columbus Ave, Sandusky
$100,000
27.9 Acre Lot in a High Traffic Area!

V/L Beatty Ln, Sandusky
$89,900
Private Wooded 5.71 Acre Residential Lot!

Today's New Listings!

8144 Puritan Dr #C, Mentor

6289 Carolyn Dr, Mentor

9512 Deer Rdg, Mentor

198 Radley Dr, Painesville Township

Monday, December 11, 2017

Today's New Listings!

38305 Berkshire Hills Dr, Willoughby Hills

8240 Talbot Cir, Mentor

58 Ava June Dr, Painesville Township

7290 Pinehill Rd, Concord

Is Building a New Home a Better Value than Buying an Existing Home?

Anyone who is on the market for a new home has asked themselves this question. Should I buy an existing home or build my own home? This can be a tricky question to answer and each individual will have a different point of view. Let’s take a look at the pros and cons for each option in relation to Value.

Pros to Building a New Home

  • Everything is New - When you build a new home, you do not have to worry about replacing major items in the near future, updating fixtures or repairing anything. There are no additional costs to move into the home or live there for several years to come.
  • Custom Design - A custom home will have a floorplan that fits the way you live and will have features that are unique to you so you will not have to make major renovations to retrofit the home to your needs.
  • Utility Savings - With newer energy efficient equipment and appliances, you can reduce your monthly utility costs which provides a significant annual savings.

Cons to Building a New Home

  • Double Payments - You will need somewhere to live during the construction of your new home which often means you will continue to pay a mortgage until your home is complete. There are also payments due on the construction of a new home such as the initial down payment, interest, land tax, insurance, allowance overages, etc.
  • Building Costs – Material costs are expensive when buying all new even though you can realize some savings when buying in bulk. Also labor and material costs increase as new builds increase in a market which can wreak havoc on a building budget.

Pros to Buying an Existing Home

  • Cost Approach – An existing home often sells less per square foot than a new home. The price of an existing home often does not give full value to the material costs used to build or finish the home, the upgrades or the cost of the land which means you can purchase an existing home with upgraded features on a premium lot for a lot less than a new build with the same features and lot placement. This makes buying an existing home a good value.

Cons to Buying an Existing Home

  • Repair Costs - There can be expensive repairs lurking around every corner. Even though everything checked out at a home inspection, a major item may need to be replaced in 1-3 years. Also, the home and its equipment may not be energy efficient costing you additional dollars every month.

Conclusion

As you can see, there are advantages and disadvantages to both options. Although building new will cost more initially, it will save money over the long haul with regards to repairs, updates and utility costs. If you look at the cost per square foot, then buying an existing home might make more sense. Therefore the decision to build new or buy existing will be based on preference since both options are good values!

Thursday, December 7, 2017

Today's New Listings!

371 West Parkway Dr, Madison

1731 Empire Rd, Wickliffe

9066 Arden Dr, Mentor

50 Ava June Dr, Painesville Township

 

Open Houses & Lease Purchases!

Open Houses for December 10, 2017

1793 Som Center Rd, Gates Mills
Open 12-3pm
$329,000 
3bd 1.5ba

479 W Streetsboro St #A, Hudson
Open 12-2pm
$85,000 
1bd 1ba

6527 Bayside Dr, Madison (Multiple units available for viewing)
Open 12-2pm
$150,000 
3bd 2.5ba

9009 Bluejay Lane, Mentor
Open 12-2pm
$224,900 
3bd 2ba

9635 Ryan Dr, Mentor
Open 1-3pm
$70,000 
2bd 1.5ba

8240 Talbot Circle, Mentor ;
Open 1-3pm
$450,000 
4bd 3.5ba

771 Edgewood Rd, Richmond Hts
Open 2:30-4:30pm
$219,900 
3bd 2.5ba

34916 S Turtle Trl #14-B, Willoughby
Open 12-2pm
$90,000 
3bd 1.5ba

 
Properties Considering Lease Purchase Option

V/L Mason Rd, Berlin Heights 
$200,000
Over 18 Acres of Residential Land!

6117 Saint Clair Ave, Cleveland
$164,900
Commercial Brick Building with Multiple Income Streams!

V/L Galloway Rd, Huron Township 
$400,000
Over 19 Acres of Residential Land!

V/L Columbus Ave, Sandusky
$100,000
27.9 Acre Lot in a High Traffic Area!

V/L Beatty Ln, Sandusky
$89,900
Private Wooded 5.71 Acre Residential Lot!

Monday, December 4, 2017

Today's New Listings!

5378 Strawberry Ln, Willoughby

39295 King Edward Ct, Willoughby

5479 Pinehill Dr, Mentor-on-the-Lake

1993 South Ashwood Ln, Painesville Township

1945 South Ashwood Ln, Painesville Township

9831 Johnnycake Ridge Rd, Concord

What is a Seller’s Market? What are the Advantages?

Seller’s market is a term used when the process of buying real estate favors mainly the seller. It is commonly characterized by the low inventory of housing which often allows sellers to raise their prices since buyers are competing against other home buyers in a low inventory market. Selling a home during a seller’s market offers several advantages.

Less Competition

When there is a low number of properties on the market, there is a greater chance that your property will sell. It is no longer a question “if” your property will sell but “when”. With a balanced inventory, there is no guarantee that a home will sell even if it is priced correctly and in good condition. With this same scenario, a seller’s market puts a lot of this fear to rest and sellers are counseled to begin planning their next course of action.

Quicker Sales

With a limited inventory and a high amount of buyers looking in a specific real estate market, your property will likely find a buyer quickly. Often homes will receive an offer within the first few days of listing in a seller’s market. This is because buyers have exhausted everything that is currently on the market and they are waiting for new inventory to appear. As soon as a new listing comes on the market, it will have several showings in the first few days and likely will receive an offer if it is priced reasonably well and is in decent condition.

Higher Prices

One of the biggest advantages that the seller’s market provides homeowners is the ability to sell their home at a higher price. Sellers will be able to put a higher asking price on their property since there is a greater amount of interest that could meet the price. A low inventory also makes it possible to receive multiple offers which again can increase the sales price.

Negotiation Power

Sellers will have a stronger position when negotiating with a buyer in a seller’s market. There is an underlying fear with a buyer that another offer will come in while negotiating with a seller so the buyer is more willing to concede so that they can lock in the purchase agreement. This may have to do with the price but often it has to do with closing dates and the seller having more say.

As long as there is a high demand for real estate and low inventory, we will be in a seller’s market. Although there are many advantages to a homeowner in this type of market, the price and condition are still factors. There is more leeway though in the seller’s favor!

Thursday, November 30, 2017

How To Calculate Net Operating Income

Net Operating Income is the potential profit of a real estate investment. It is used to determine the value of a piece of real estate that has rental income. Calculating the Net Operating Income is typically performed by sellers to determine a fair list price and it is used by buyers to calculate a suitable offer when considering a purchase.

The actual calculation seems simple at first. Basically you are subtracting the Operating Expenses of the property from the Gross Revenue that is generated by the real estate. Once you have done that, you have your Net Operating Income.

Gross Revenue
When looking at a rental property, there are the actual rents the property brings in. Also there may be a number of other incomes sources such as parking, laundry, vending and late fees. After all of these figures have been totaled, you will have a positive number that constitutes the Gross Revenue generated by the property.

Operating Expenses
The Operating Expenses are the costs it actually takes to operate the building on an annual basis. Capital improvements made to a property should not be included in the Operating Expenses. This is because major improvements such as putting in a new sidewalk is not something that needs to be done every year. The company hired to shovel the snow from the sidewalk every winter is an Operating Expense though. The owner’s mortgage should not be included in the Operating Expenses of the property either. This is an owner expense and not an Operating Expense of the building. The next owner could be a cash buyer so the current owner’s mortgage amount is not a valid expense to him. Therefore, the Operating Expenses are the reoccurring expenses of the property only.

Determining the Net Operating Income of a rental property is the ideal way to determine the value of an investment property. Understanding all of the figures can be difficult for even an experienced investor. Therefore, it is recommended that an investor speak to an accountant or to a real estate agent to insure their calculations are correct and they are getting the best deal on their investment property!

Today's New Listings!

334 Lakewick Ln, Willowick

182 Shoreland Cir, Willowick

1240 Leeward Ln, Willoughby

1933 South Ashwood Ln, Painesville Township

5731 Canyon View Dr, Perry

Open Houses, Price Reductions & Lease Purchases!

Open Houses for December 3, 2017

11540 Malachite Ct, Concord
Open 1-3pm
$489,900 
4bd 3.5ba

345 E 210th St, Euclid
Open 2-4pm
$120,000 
3bd 2ba

1000 Second St #302, Fairport Harbor
Open 2:30-4:30pm
$89,900 
2bd 1ba

6712 Bayside Dr, Madison (Multiple units available for viewing)
Open 12-2pm
$129,900 
2bd 2ba

9009 Bluejay Lane, Mentor  
Open 12-2pm
$224,900 
3bd 2ba

771 Edgewood Rd, Richmond Hts  
Open 2:30-4:30pm
$219,900 
3bd 2.5ba

34916 S Turtle Trl #14-B, Willoughby  
Open 12-2pm
$90,000 
3bd 1.5ba


Price Reductions

384 E 211 St, Euclid
$59,900 NEW PRICE!


Properties Considering Lease Purchase Option

V/L Mason Rd, Berlin Heights 
$200,000
Over 18 Acres of Residential Land!

6117 Saint Clair Ave, Cleveland
$164,900
Commercial Brick Building with Multiple Income Streams!

V/L Galloway Rd, Huron Township 
$400,000
Over 19 Acres of Residential Land!

V/L Columbus Ave, Sandusky
$100,000
27.9 Acre Lot in a High Traffic Area!

V/L Beatty Ln, Sandusky
$89,900
Private Wooded 5.71 Acre Residential Lot!

Monday, November 27, 2017

How to Find the Perfect Home

One question a Realtor® is asked often is how to find the perfect home. Finding the right place to call home is important for every buyer and it is a process that should not be rushed. It will take time to find a place that suits a buyer’s preferences and needs but it will be worth the effort. Below are some steps to consider.

Calculate Price Range
One of the first steps should be to talk with a lender who can calculate the price range that you can afford. Just like any major purchase, you should have a budget in mind before you begin your search. It is easy to over reach when purchasing a home because you want to get the best that you can afford now. It is also important to consider the current and future expenses connected with the home so that you do not exceed your means. It is smart for buyers to purchase something that they can easily afford rather than a home that stretches their finances.

Determine the Ideal Location
When purchasing a home, you are not just buying a house but also a neighborhood. It is important that you choose a location that will suit you as well as find a community that you can belong to. The environment surrounding the home should make you feel welcome. You should also consider access to your workplace, schools, family and other amenities.

List Must-Have Features
Another great step to finding the perfect home is to list your must-have features. The number of bedrooms and bathrooms are the preliminary requirements. Go beyond the basics though and think of how you will live in the home. What are your hobbies and what type of spaces will you need to enjoy them? Do you need a basement, garage or large yard? Perhaps it’s a large kitchen or a small space for yoga or reading. Creating a list will help you focus your search.

Get Professional Help
Last but certainly not the least, getting professional help can make your search for the perfect home more efficient. When you know what you want, a Realtor ® can provide you with a concentrated list of properties to consider which will save you time and get you into your perfect home sooner!

Today's New Listings!

34019 Sylvia Dr, Eastlake

38327 Dolores Dr, Eastlake

Thursday, November 23, 2017

Today's New Listings!

1046 Cliffview Dr, Eastlake

5520 Winfield Dr, Mentor

9836 Hoose Rd, Concord

10186 Colton Ave, Concord

11540 Malachite Ct, Painesville

Should I Invest in Real Estate?

When deciding where to invest your money, real estate is a good option. Investing in real estate is a popular way of creating wealth. Some investors prefer to buy a property and rent it out to create a monthly income. Others prefer to purchase a property, improve it and resell it for a profit in a short period of time. Regardless of the techniques, real estate investment has a number of benefits.

Low Risk
Real estate provides an investor with a relatively low risk product. If a property is in a decent area and is in decent condition, it will rent or sell. This should create a positive monthly cashflow or a profit when the investor is re-selling the property.

Increased Values
Real estate values will likely increase as improvements are made to a property. Values will also increase as the economy improves. Although real estate values cycle, over the long term values continue to increase which makes investing in real estate a good investment choice.

Leverage
Using other people’s money to make money for yourself is called leverage. Real estate investing is one of few investments that provides leverage opportunities. How likely would it be for a lender to loan money to someone who wanted to invest in the stock market? Very unlikely, however, a lender is willing to give you money to invest in real estate!

Tax Free Cash Flow
If an investor has rental income, it should provide a positive cash flow after expenses. This cash flow is partially or fully tax free due to depreciation that can be claimed against the income. Depreciation is an accounting entry which shows a loss on paper but is a positive tool for real estate investors. No other investment offers tax free cash flow. Also, amazingly, if your paper loss is greater than your annual rental income, you can take the un-used loss against other income you may have such as from another job!

As you can see, there are many advantages to investing in real estate. It can provide an investor with good returns but it is important to know how to really look at the numbers when determining if a property is a good investment. Knowing your cash-on-cash return or the cap rates in your market are extremely valuable tools. Of course, consulting a Realtor who has experience with real estate investing can be invaluable!

Monday, November 20, 2017

Today's New Listings!

6189 Maplewood Rd, Mentor

7767 Litchfield Dr, Mentor

624 North Creek Dr, Painesville Township

7048 Pinehill Rd, Painesville

2185 Hubbard Rd, Madison

Boost Your Resale Value with These Three Inexpensive Renovations

To get top dollar for your home, renovations may be necessary. However, some renovations can prove costly and they do not always add value to your home. Here are three inexpensive renovations that are sure to improve the resale value of your home.

First Impressions Matter
Your home needs to have curb appeal. If the potential buyer does not see that, it will be difficult to get the price you want. Spend money and time landscaping your yard. Pressure wash your driveway. Paint your front door. Make your porch look welcoming. If you do all of this yourself or with the help of family and friends, the costs will be reasonable.

Freshen Up the Interior
After a prospective buyer is impressed by your nicely kept lawn, you will want to continue impressing him/her with your interior design. Buyers know what they want when it comes to the number of bedrooms and baths. You have something they want or they would not be looking at your home. Now, you need to keep their attention. Each room needs to be freshly painted in a neutral color. Old wallpaper and borders should be stripped and walls repainted. Make each room look larger by clearing any clutter. If possible, remove any unnecessary furniture and store it somewhere else. Have any carpets professionally cleaned and be sure to polish any hardwood flooring. In the bedrooms, de-clutter your closets. Your kitchen and bathrooms should be sparkling. Clean and organize counters and cabinets. Again, most of these suggestions cost little but add great value to your home.

Upgrades
When you think of upgrades, you many automatically assume major costs with little return. However, many upgrades may be within your budget. Consider making some of these affordable upgrades to your home. Living Areas/Family Rooms – If you are going for a more elegant touch, add some crown molding. For a more rustic feel, add box beams. Improving the ceilings of main rooms will add value to your home.
Hardware and Fixtures – Painting and changing the hardware on your cabinet doors can change the look of a room dramatically. Add new fixtures such as lighting and doorknobs for a more updated look.

Selling your home may require you to spend a little money but you will likely get the full value of your home if you make the investment!

Thursday, November 16, 2017

Open Houses, Price Reductions & Lease Purchases!

Open Houses for November 19, 2017

345 E 210th St, Euclid
Open 2-4pm
$125,000 
3bd 2ba

1000 Second St #302, Fairport Harbor
Open 12-2pm
$89,900 
2bd 1ba

5315 Deer Trace Dr, Kent
Open 1-3pm
$165,000 
3bd 2.5ba

176 Casement Ave, Painesville
Open 1-3pm
$125,000 
3bd 1ba

6746 Bayside Dr, Madison (Multiple units available for viewing) 
Open 12-2pm
$137,900 
2bd 2ba


Price Reductions

10925 Quail Hollow Dr, Concord
$419,000 NEW PRICE!

1809 Karen Dr, Euclid
$115,000 NEW PRICE!


Properties Considering Lease Purchase Option

V/L Mason Rd, Berlin Heights 
$200,000
Over 18 Acres of Residential Land!

6117 Saint Clair Ave, Cleveland
$164,900
Commercial Brick Building with Multiple Income Streams!

V/L Galloway Rd, Huron Township 
$400,000
Over 19 Acres of Residential Land!

V/L Columbus Ave, Sandusky
$100,000
27.9 Acre Lot in a High Traffic Area!

V/L Beatty Ln, Sandusky
$89,900
Private Wooded 5.71 Acre Residential Lot!

To Buy and Keep, or Flip a Property!

Jumping into real estate investing, the possibilities are truly endless. Investing in property is generally seen as a very safe move and an economic decision that has a high chance of returning a stable profit long term, but that doesn’t mean that every type of real estate investing will have the same profits or attributes. And when considering these factors and others, many investors will ask themselves: should I be buying a property to keep, or flip? Here’s a few thoughts on the benefits and drawbacks of each route.

The Pros and Cons of “Flipping” a House
When investors buy property to “flip,” they do so with the goal of making as much money as quickly as possible by buying low and selling high, and cashing out a real estate investment in the short term. Buying houses to flip takes a lot of skill, as you will have to be great at spotting properties with good potential as well as handling the repairs and improvements that will turn a property into a higher value asset to “flip” for a profit. But when you’ve got it down, there are some huge benefits to flipping houses.

For one, the profits are a lot more immediate, whereas most real estate investing takes a while to really feel profitable. When you flip a house, you are able to immediately pay off the mortgage you took out to buy it, and walk away with a tidy sum. It may not be as much as you’d make over the course of a property’s life time if you held on to it for other things, but it is immediate and the rewards can be sizable. Plus, flipping houses can be just plain fun: there’s a bit more risk involved in the high and fast payouts, but a lot of people thrive off of that and let it fuel them.

On the other hand, it should be noted that “flipping” houses has a lot of inherent risk. If you end up buying a property for more than you should, you may actually lose money after improving it to the point where it can be sold. And flippers can fall victim to the market, and end up sitting on properties that they don’t want for a long time. Aside from that, there is a lot of hands on work involved, and “flipping houses isn’t really a way to earn a passive or semi-passive income like some other form,s of real estate investment can be. It takes a lot of work, and for newer investors who haven’t flipped houses before, the learning curve can be steep.

The Pros and Cons of Buying a House to Keep
Whereas flipping houses looks a bit more like investing in stock markets or other assets that you buy with the explicit intention of quickly selling, buying a house to keep and hold on to as an investment is a whole different ball game. When you buy a property to hold, you have to realize that in the short term, you will need to pay mortgage payments. For most investors that buy houses, renting the house out to a qualified tenant will allow you as an investor to make mortgage payments and collect a small profit on the side from the rent income.

But the real value of buying a house to keep as an investment pays off over time. While markets do fluctuate, historically the price of property is going up and up, and you will be able to charge higher rents over the course of a property’s life time. Once your property is all paid off, you can even retire in it yourself, sell it for a nice profit, or continue to rent it and just see higher profit margins from your rent income. All of these options are great, and there are a lot more you can take if you decide to hold on to a house you have bought as an investment.

The biggest drawbacks of holding on to an investment property and renting it are that sometimes, rental income won’t cover all of the expenses that can add up being a landlord. You will have to pay a property manager to deal with things like maintenance and collecting rent, unless you have the time and flexibility to do that yourself, and everyone you need to pay will cut into your margins. Plus, maintaining a property and paying taxes will cut into your profits as well. When markets dip, investment properties may be held on to as a loss in the short term.

Owning Versus Flipping?
There’s really no “right” approach to real estate investing, and which route is right for you depends on what you are hoping to get out of your investing. If you want to take a higher risk for a higher profit margin in the short term, research flipping, and if you want a steady income and ownership of a long term asset, look into buying and holding a property to rent as an investment.

 

Today's New Listings!

5631 Meister Rd, Mentor

7505 Manor Dr, Mentor-on-the-Lake

205 South Settlers Ln, Painesville

176 Casement Ave, Painesville

110 Ava June Dr, Painesville Township

Monday, November 13, 2017

Pricing Your Home

Selling a home is no easy feat. There are many factors to consider for a successful outcome such as preparing your home for sale, getting the home’s paperwork together and finding a good Realtor®. The most crucial step towards selling a home however is deciding how to price it.

Pricing your home has a big impact on selling within your timeframe at a profit you are comfortable making. It takes time, thought and patience to reach the right number for your home. If it is priced accurately then you will have the highest chance of getting what it is worth and you will not have to impede the process by constantly lowering your price.

When pricing your home, you must do your research. It is imperative to know exactly how much your home is worth so having a professional appraisal completed on your home is recommended. Knowing this information will give you an idea of what you may be able to get for your home.

Using a real estate agent’s market analysis will also aid you in knowing how to price your property. A market analysis can tell you what homes in your neighborhood with similar features have sold for.

Basing your price on what other homes in your neighborhood are currently listed for sale at may put you at risk of pricing too high. These properties have not sold yet so do not assume their pricing is correct. Market value is determined by sold properties only.

Many people selling their homes make the mistake of pricing their home higher than the value thinking they can always lower it later. They feel this will help them achieve the highest result. Often, this logic backfires though causing their property to remain on the market too long missing their window of opportunity and causing their home to be considered a stale listing. Sellers end up having to lower their price so much that they sell it for less than it is worth.

Any personal attachments to your home should be severed once you are considering selling it. This is now a business transaction. If you still have an emotional connection to your home when you are putting it on the market, this may hurt your chance of selling it for the best price possible. Do not get wrapped up in thoughts of how much time or effort you have invested over the years. Those feelings will likely cloud your judgement when considering how much your home is worth.

Selling your home can be a stressful process so do not make it any harder than it needs to be. Appropriate pricing is the most vital part of selling your home as it can mean the difference between selling in four weeks or four months. If pricing your home is proving to be difficult for you, hire a professional to help you see the real picture.

Today's New Listings!

163 Seaborn Dr, Willowick

38256 Lakeshore, Willoughby

8605 Hendricks Rd, Mentor

260 Vista Lago Cir, Painesville Township

220 Vista Lago Cir, Painesville Township

15 Wintergreen Hill Dr, Painesville

Thursday, November 9, 2017

Open Houses & Lease Purchases!

Open Houses for November 12, 2017

6000 Lake Rd W #C323, Ashtabula
Open 12:30-2:30pm
$94,500 
3bd 2ba

10925 Quail Hollow Dr, Concord
Open 12:30-2:30pm
$425,000 
4bd 2.5ba

345 E 210th St, Euclid
Open 1-3pm
$125,000 
3bd 2ba

1000 Second St #302, Fairport Harbor
Open 12-2pm
$89,900 
2bd 1ba

9009 Bluejay Lane, Mentor  
Open 12-2pm
$224,900 
3bd 2ba

9635 Ryan Dr, Mentor  
Open 1-3pm
$70,000 
2bd 1.5ba

107 Carroll Ave, Painesville  
Open 1-3pm
$85,000 
3bd 2ba


Properties Considering Lease Purchase Option

V/L Mason Rd, Berlin Heights 
$200,000
Over 18 Acres of Residential Land!

6117 Saint Clair Ave, Cleveland
$164,900
Commercial Brick Building with Multiple Income Streams!

V/L Galloway Rd, Huron Township 
$400,000
Over 19 Acres of Residential Land!

V/L Columbus Ave, Sandusky
$100,000
27.9 Acre Lot in a High Traffic Area!

V/L Beatty Ln, Sandusky
$89,900
Private Wooded 5.71 Acre Residential Lot!

Today's New Listings!

8251 Sheltered Cv, Mentor

3825 Dugan Farms, Perry

6527 Bayside Dr, Madison

6529 Bayside Dr, Madison

Highest and Best Use

As a real estate investor, when you purchase a piece of real estate, the first decision to consider is the highest and best use of the property. Many investors though immediately think to improve the property as it is currently being used. That may improve the value but if the property was converted or replaced with another type of real estate that is better suited for the area, that would improve the value exponentially.

Research the Area
An investor should make a thorough examination of the area to determine what the area needs. Does it need more housing? Is it lacking restaurants or retail spaces? What about parking? Being well aware with the community’s demands and needs is crucial when determining a property’s highest and best use.

Calculate the Returns
Converting or replacing a piece of real estate is an expensive endeavor. An investor needs to calculate all of the costs involved with the project as well as the loss of income it will cause during the construction and how long it will take to recoup these costs. Determining the amount of income the new property will generate is key. Will all of the time and money to convert or replace be worth it in the long run? What will be the return on investment?

Determine if Possible
Local regulations may restrict the change of use of a property. Local guidelines should be reviewed and then the local agency should be contacted to confirm that a change of use will be approved. This may require a formal process which could need architectural drawings, environmental impact studies, etc. A lot of money is often paid upfront to determine if a piece of property can be altered and there is no guarantee that it will be granted.

Get Professional Help
There is so much to know when determining highest and best use and then applying for the change of use. A commercial real estate agent, a real estate attorney and a developer are just a few of the professionals that can assist.

As you can see, this is a big decision but one that could have a big payoff as well!

Monday, November 6, 2017

Today's New Listings!

5471 Blue Heron Way, Mentor

1998 South Ashwood Ln, Painesville Township

10601 Nobhill Ln, Concord

2576 Riverside Dr, Perry

7848 Proctor Rd, Leroy

Should I Buy or Continue to Rent?

If you are contemplating purchasing a home, there are a few things to consider. Can you afford to purchase? What are the advantages and disadvantages?

Can I Afford to Purchase a Home? The question of whether to buy or rent ultimately comes down to the position that you find yourself in financially. If you are currently renting a property and you are interested in possibly owning your own home, you should meet with a mortgage professional to see if it is viable option for you. Owning a home may be less expensive than you think especially with the low mortgage rates that are currently available. There may be options for a low to zero down payment as well and even rent-to-own options.

Advantages of Buying a Home

  • Affordable:  The monthly payment on a mortgage is often the same or less than renting even with the taxes and insurance rolled into the payment. The monthly payment will usually remain the same for the entire length of the mortgage as well except when real estate taxes and insurance changes take place whereas a rental amount may increase every year.
  • Build Equity:  As you pay down your mortgage, you will own more of your home. This is what is known as building equity in your home. Also, if property prices in your area increase, that builds equity as well. One day you can sell your home and realize the equity you have built in your home. There is no such equity built up when renting.
  • Personal Preferences:  You have more options to customize a home when you own it. If you would like to paint a wall, replace carpet or even perform a major renovation, you will not have to ask permission of the landlord or risk losing your security deposit.
  • Potential Income:  By owning a home, you have the option to rent out the home if you decide to move rather than selling it. There are several advantages to holding onto a property such as creating monthly income, building additional equity into the property, having security for the future, etc.

Disadvantages of Renting

  • Lack of Privacy:  Often with renting, there are shared spacing with neighboring tenants. If you are fortunate enough to have no adjoining walls with neighbors, your own separate laundry and a separate driveway, then dealing with the landlord each month for payment and every time there is an issue can seem like a lack of privacy as well.
  • Lose Money:  Each month it is like throwing money away since you are not building up anything and saving for your future. Each year the rent will increase as well and at the end of 30 years, you will have nothing to show for it.

Buying a Home is a Good Investment. There are really no advantages to renting and no disadvantages to purchasing when you are talking long term. Yes a short term rental especially when moving to a new area may make sense but when considering a long term option, buying a home is a good investment!

Thursday, November 2, 2017

Steps to Take When Purchasing Vacant Land

Purchasing vacant land is completely different than purchasing a home. Buyers will often walk a lot and if it meets their criteria as far as level, wooded, position on the street, etc. then they are ready to purchase. When a buyer is considering a vacant land purchase though, they should do their due diligence to make sure there are no hidden defects or obstacles that could affect the future value, the possibility of building, the cost to build, future liabilities, etc.

1.) Soil Evaluation: Evaluate soil suitability, grading, drainage and other soil matters.

2.) Zoning and Land Use Regulations: Check with the local zoning department to see what is permitted to be built on the land.

3.) Survey: Have property surveyed for lot size, boundaries, easements and encroachments.

4.) Water Supply Inspections: Is it public or private water? What is the distance to hook up to the city water line and the cost? If well water is required, is it available on the property and what is the cost to put the system in?

5.) Sewer and Septic Inspections: If the property has sewers, how far is it to connect and the cost? If septic, what type of system is allowed? Has a qualified contractor conducted a Perc Test to see absorption rate of water to ensure a septic system will function properly?

6.) Utilities: What utilities are available and what are the costs to connect?

7.) Environmental Survey: Have an environmental survey conducted to ensure there are no pollutants in the soil.

8.) Neighboring Properties: Consult with local zoning for any disclosures of possible changes to neighboring properties that would affect the value of the lot. Inquire about any current or future hazards they know of such as high tension power lines, railroads, airports, etc. that may affect the value.

9.) Homeowner’s Association: Is there an HOA? If so, review their documentation prior to purchasing so that you are aware of building requirements, restrictions and fees.

10.) Split Potential: Consult with local zoning to see if there is an option to split the lot should this be an option of yours now or in the future. This may affect the placement of the home and any outbuildings.

11.) Permit Records and Code Compliance: Consult with the local building department to see what permits are needed to build and any other factors that could affect the building process.

12.) Appraisal: Have the property appraised to ensure value of the vacant land.

Taking these steps when purchasing vacant land is key. These contingencies can be written into the contract to tie up the property while doing your due diligence. It is important to make sure you know what you are buying and of course working with a real estate agent who is knowledgeable with vacant land sales is key!

Today's New Listings!

171 Seaborn Dr, Willowick

35504 Glen Dr, Eastlake

7314 Hart St, Mentor

5459 Marshview Ln, Mentor

7545 Preserve Trl, Concord

 

Open Houses, Price Reductions & Lease Purchases!

Open Houses for November 5, 2017

1128 Myrtle Ave, Ashtabula
Open 12:30-2:30pm
$59,900 
3bd 1ba

9455 Auburn Rd, Chardon
Open 1-3pm
$275,000

10925 Quail Hollow Dr, Concord
Open 1-3pm
$425,000 
4bd 2.5ba

6170 Brambleside Ln, Mentor
Open 1-3pm
$185,000 
3bd 2ba

5654 Reef Rd, Mentor-on-the-Lake 
Open 12-2pm
$150,000 
3bd 1.5ba

16150 Hart Rd, Montville  
Open 1-3pm
$375,000 
4bd 3ba

771 Edgewood Rd, Richmond Hts  
Open 12:30-2:30pm
$225,000 
3bd 2.5ba

842 E Decker Dr, Seven Hills  
Open 12-3pm
$209,000 NEW PRICE!
3bd 2ba


Price Reductions

998 Hardy Rd, Painesville Township
$20,000 NEW PRICE!

6000 Lake Rd W #C323, Ashtabula
$94,500 NEW PRICE!


Properties Considering Lease Purchase Option

V/L Mason Rd, Berlin Heights 
$200,000
Over 18 Acres of Residential Land!

6117 Saint Clair Ave, Cleveland
$164,900
Commercial Brick Building with Multiple Income Streams!

V/L Galloway Rd, Huron Township 
$400,000
Over 19 Acres of Residential Land!

V/L Columbus Ave, Sandusky
$100,000
27.9 Acre Lot in a High Traffic Area!

V/L Beatty Ln, Sandusky
$89,900
Private Wooded 5.71 Acre Residential Lot!

Monday, October 30, 2017

Today's New Listings!

38705 Chardon Rd, Willoughby Hills

7485 Lauren J Dr, Mentor

79 Grand Harbor Dr #9, Grand River

8015 Butterfly St, Concord

7711 Jo Ann Dr, Concord

7 Reasons You Should Use a Realtor to Sell Your Property

Many people question the value of a Realtor often wondering if the commissions they receive is worth the time and effort they put in. The simple response is Yes! There are several reasons why Realtors should be used to sell a property.

  1. Local Real Estate Knowledge
    A great Realtor has a lot of knowledge about the local real estate market. They have an understanding of and can provide you with a realistic parameter of what you can expect to sell your home for. They have access to the Multiple Listing Service (MLS) which holds data that can provide you with the sales of comparable homes in the area. It is imperative that your Realtor know what is going on in your area so that they are able to better determine the best plan of action to sell your home.
  2. Real Estate Experience
    Realtors have experience selling homes and have an idea of what sells and what does not. While you may think that your sunflower border in the kitchen is adorable, your Realtor is likely going to tell you that borders are dated and you need to paint the kitchen. These little details can make a huge difference when you sell your home. A good Realtor has an eye for details and can pick out different elements of your house that will stand out to potential buyers.
  3. Ability to Price Home Correctly
    Trying to sell your home without the use of a Realtor can actually cost you money. Because of the data that Realtors have access to, they are better equipped to make a list price recommendation. By listing too low, you run the risk of losing money but priced too high and you run the risk of delaying the sale and later having to reduce the price. A Realtor has the knowledge and expertise to help you price the home where it will sell quickly and for the most amount of money. In fact, the National Association of Realtors has statistics that show homes sold with a Realtor actually sell for money.
  4. Real Estate Marketing Skills
    Marketing is a huge part of real estate. Skilled Realtors know how to market homes with pictures, videos and great descriptors as well as which online sites to post your home to that will drive buyers to your listing. They are also responsible for marketing, arranging and managing open houses and showings. Everyone is busy so it would be difficult for a homeowner to manage six showings on a day they have to be at work. This is why you have a Realtor.
  5. Professional Real Estate Connections
    Realtors that have been in the business a long time have a long list of professional connections and contacts. If you come across a need during the sale of your home (inspections, septic repair, etc.), a good Realtor can recommended several professionals to meet these needs. These kinds of things frequently come up during the process of selling a home. Having a Realtor with a pocket full of resources is extremely helpful.
  6. Real Estate Negotiation Skills
    A Realtor is very knowledgeable about the entire selling and buying process including the negotiations. Negotiations can be tricky. You do not want to immediately accept your first offer nor do you want to counter an offer at too high of a price that will cause the buyer to walk away from the table. Your Realtor will have experience in negotiations and can give advice and recommendations throughout this process. This can ease some of your anxiety as well as get you more money on the sale.
  7. Facilitate Real Estate Closings
    There is a lot of paperwork involved in both buying and selling real estate. It is not uncommon to feel like you are signing your life away. You may encounter state contracts, title documents as well as lender contracts. Fortunately your Realtor can help explain the documents you are required to sign so that you can feel comfortable throughout the process.

Use a Realtor When Selling Your Home. Using a Realtor is the most effective method to sell your home. An agent can help you choose the best list price, market your home, get potential buyers in for showings, negotiate the best deal on your behalf and assist with the closing process. All of these services make a Realtor commission worth it. You have a better chance of selling your home quickly and for more money with a real estate agent!

Thursday, October 26, 2017

Today's New Listings!

33861 Willowick Dr, Eastlake

8600 Sanctuary Dr, Mentor

4469 Redwood Dr, Perry

Use Cap Rates to Determine Value

Investing in real estate is one of the fastest ways to grow your wealth. Before purchasing an investment property though, you should determine its value.

One way to determine the value of a property, is to determine its capitalization rate as well as the going capitalization rate in the same area on a similar property. Real estate investors use the capitalization rate when determining whether or not to purchase a property. To obtain the capitalization rate of a property, you must take the net operating income of a property and divide it by the sales price.

Calculate the Cap Rate in 3 Simple Steps:

  1. First, determine the gross income of a property. You can do this by adding together all of the income sources such as the rent it brings in as well as any ancillary income from laundry services, etc. For example, let’s say the total annual income of the property we are considering is $100,000.
  2. Now that you have the gross income, you will need to subtract operating costs in order to find the property’s net operating income. This would take into account the real estate taxes, property insurance, landscaping, trash removal and other utilities the owner may be responsible for. In this case, let’s say it took $40,000 a year to operate the property. That would leave a total of $60,000 for your net operating income.
  3. Now you will need to divide that net operating income by the proposed sales price to reach the capitalization rate. Let’s say that the asking price for this property is currently sitting at $700,000. So if we divide the net operating income of $60,000 by the asking price, we would receive a capitalization rate of .086 or 8.6%.

Now that you know how to determine the capitalization rate of a property, you can use this math to see how this building compares to other similar properties in the area. If 8.6% is the going cap rate in the area but this property is sub-par compared to the other properties, then you may want a higher capitalization rate to make this property worth the investment. That means you would want a lower sales price. At $650,000 sales price the cap rate would be 9.2% which may make this investment worthwhile. On the flip side, if this property is pristine, you may be willing to accept a lower cap rate.

As you can see, determining the cap rate of an investment property is a very effective tool. As a real estate investor, having this math to back up your investment is crucial. Remember this formula for obtaining an accurate capitalization rate and you will find yourself becoming a real estate professional in no time!

Open Houses, Price Reductions & Lease Purchases!

Open Houses for October 29, 2017

10925 Quail Hollow Dr, Concord
Open 12-4pm
$425,000 
4bd 2.5ba

707 W Main St, Geneva
Open 12-2pm
$139,900
5bd 2ba

8117 Puritan Dr #47B, Mentor
Open 2:30-4:30pm
$119,900 
3bd 2ba

5654 Reef Rd, Mentor-on-the-Lake
Open 12-2pm
$150,000 
3bd 1.5ba

16150 Hart Rd, Montville  
Open 1-3pm
$375,000 
4bd 3ba

771 Edgewood Rd, Richmond Heights  
Open 12-2pm
$225,000 
3bd 2.5ba

842 E Decker Dr, Seven Hills  
Open 12-3pm
$225,000 
3bd 2ba


Price Reductions

9635 Ryan Dr, Mentor
$70,000 NEW PRICE!

175 Wood St, Painesville
$118,500 NEW PRICE!


Properties Considering Lease Purchase Option

V/L Mason Rd, Berlin Heights 
$200,000
Over 18 Acres of Residential Land!

6117 Saint Clair Ave, Cleveland
$164,900
Commercial Brick Building with Multiple Income Streams!

V/L Galloway Rd, Huron Township 
$400,000
Over 19 Acres of Residential Land!

V/L Columbus Ave, Sandusky
$100,000
27.9 Acre Lot in a High Traffic Area!

V/L Beatty Ln, Sandusky
$89,900
Private Wooded 5.71 Acre Residential Lot!

Today's New Listings!

34645 Willow Creek Pl, Willoughby  - $399,000 1331 Bennett Rd, Madison - $329,900 7165 Hawthorne Dr, Mentor - $274,900 4423 Ashwood Ave...