Las Vegas Real Estate Agent, Las Vegas Homes, Condos, Land, Commercial Real Estate and Personal Blog

Problems that too complicated to be solved in one stage are solved using algorithms; algorithms are like systems of interconnected solutions. Now, the first part of the hunt for investment real estate in Las Vegas is to master the terrain, just like any sniper would do.

 I have divided the Greater Las Vegas Valley into sections, usually bounded by the sector roads and have studied the following statistics: The number of homes or condos that are listed in the Greater Las Vegas MLS by square foot and price range (but the most telling number is price per square foot), contingent sales and pending sales plus homes or condos that have sold in the last 30 and 60 days and finally the most important number, lease comps (30,60) days and homes or condos that are listed for rent, percentage of pending sales as compared to the sales and available listings, etc.

This an over simplification of the process, but in the majority of cases, after correlating the stats, I will avoid homes that have little chance of being leased or sold quickly, lease is more important since flipping a home or condo may not be always feasible. Proper consideration should be given to other factors like days on the market before being sold or leased, home association fees, taxes, etc.

A good example is Spanish Trails which is a golf course community in West Las Vegas with many luxury homes priced from the upper $200,000 to 5 million dollars plus. Only 5 homes have been leased in this community in the last 45 days, I want nothing to do with Spanish Trails when it comes to investment properties.

This stage should be done by studying cold, hard numbers; familiarity with the homes or condos in an area is not an advantage as it may skew judgment that should be only based on numbers.

These is the only way that one can compare homes or condos all over Las Vegas and reach a scientific conclusion about the best homes or condos to invest in.

Researching each segment takes hours and involves thousands of pieces of data which have to be sorted in multiple ways and correlated in order to get the good solution, however not enough to gain the optimal or best solution. The best solution is gained trough repetitive filtering.

There are two reasons that I keep giving some of my secrets away. Number one is that Las Vegas homes, condos, land and commercial real estate is an educational web-site and the other reason is most others will not do it since it is tedious (I love it though) and if they do they can’t do a great job of correlating the data. I love to look at pages of computer data while trying to make sense of them and have been doing it for many years.

The knowledge gained through this process will enable the investor to know what the likely outcome of his/her deal is before he/she makes an offer or bid to buy a home or condo. Remember;

You make your money when you buy and not when you sell.