By Benke W., Fowler J.M.
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Cities in which employment levels fluctuate with the fortunes of a few large firms are particularly vulnerable. At any rate, once it becomes apparent that the local economy is entering a lowgrowth phase or a period during which housing appreciation rates will settle to low or modest levels, it may be time to sell. Remember, the primary source of gain generated by rental houses is usually the appreciation in value that takes place over time rather than the rental income that is generated. When a good rate of appreciation is no longer probable for the intermediate or long term, it is better to extract the equity and invest in something else.
Such housing may well be at a premium in the future and become the dream of many condominium dwellers who want the privacy and independence of their own home and lot. From an investment standpoint, therefore, single family houses may be more profitable than individual condominium units, in spite of the less favorable rent-to-price ratio. Another potential problem with condominium units is the reduction in investor control. Building and grounds maintenance for condominiums is typically accomplished under a maintenance contract administered by some representative body on behalf of the owners.
Houses offer much better liquidity than do other types of income property or even land. Most home buyers are consumers, rather than investors, and there are many more consumers than investors. Apartments, commercial property, and land can take a long time to sell. But there is always a ready market for homes that are offered at a fair price, except in areas that are economically depressed. Prudent investors do not normally purchase rental houses in economically depressed areas unless there is information that some event will bring about an economic turnaround for the region, in which case buying houses at depressed prices might represent a real opportunity.
All about real estate investing by Benke W., Fowler J.M.