June 2020

3 Beds 3 Baths and one HUGE Lot!

Convenient Mesa location close to the Light Rail, shopping and plenty of restaurants. This spacious 2 story home with soaring vaulted ceilings and dramatic entry offers an oversized corner lot with RV gate and RV parking, recently updated flooring, paint, kitchen and baths. One bedroom is located on the first floor with double door entry and bathroom with stand up shower. Master Bedroom with walk-in closet and full bath with double sinks is located on the second floor along with another bedroom and full bath. Plenty of storage with HUGE under-the-stairs closet, linen closets and cabinets in laundry area. There’s even an exhaust fan in the attic. Storage shed conveys!

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Cute, Farmhouse Style Townhome

Adorable end unit in Casa La Mesa! The A/C unit is only a few days old and the farmhouse style interior with apron sink, laminate wood flooring and popular, custom ”griege” paint with tall baseboards and raised panel doors is 100% move-in ready. Gorgeous, bright white kitchen with plenty of cabinets, stainless appliances and subway tile backsplash offers a view of the garden area adorned with pavers. This unit has a separate storage shed, yard and 2 parking spaces. There is also a community pool! Close to Historic Downtown Mesa, the Light Rail, Pioneer Park, The Mesa Arts Center and many award winning restaurants.

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Becoming a Landlord is the best thing a Millennial can do!

By Matt Lambert

All of the ingredients needed for making a sound, long-term, and lucrative real estate investment are in the bowl.  If you are at a point in your life where there is more disposable income and words like retirement, 401k, defined benefits and IRA’s are becoming more common,  then adding real estate to your portfolio should be strongly considered.

Many Millennials claim that they prefer renting to keep things fluid and flexible.   This could also be partially PFSD.  Post Financial Stress Disorder.  Most of our generation was fresh out of college or just starting true adult life when the crash happened.  If the crash did not affect your personal finances there is a good chance it did affect your parents, siblings or extended family.  If this is the case, I encourage you to think again and address these fears with logic that can be found in data.

The crash was fueled by over-leveraging properties, non-existent underwriting, weak rental markets, higher interest rates, less focus on cash flow vs speculative appreciation and many other other things.  The fact is the market ingredients needed to make a sound investment are here now. Couple that with your growing financial responsibility and it’s time to become a landlord.

Have no fear, it sounds daunting and like a big pain in the a**… But, trust me, once you get rolling you realize it is easy and an amazing way to make your money work for you in a passive way.  Like the great Gary V says… passive income only exists in real estate.  Anywhere else it is a fairy tale.

The fact is, a few extra hours of work a year will change your life and financial future forever.

The key factor is smart leverage.  There are many different ways to approach this depending on your financial position.  I am going to approach this from two different scenarios, first being a couple who owns a home and wants to buy a larger home.  Second, being a single person who is deciding between owning and renting.  To make this less complex, I am going to leave out any sales fees,  taxes or penalties due upon liquidation of the investments.  There are many different ways you could approach this from a tax standpoint, which is a conversation with a seasoned tax advisor.

First Scenario:  Deciding Between Selling & Renting/Holding Existing Home: 

Tim and Tina bought a home three years ago.   They originally put down 10% ($20,000) on a $200,000 property.

Since then the property has appreciated enough to remove their PMI “Private mortgage insurance”. PMI is applied to mortgages with more than 80% loan-to-value at the close of escrow.  Tim and Tina locked in a good rate of 4.2% and currently have a monthly mortgage payment of $938.91 + $66.67 for homeowners insurance + $125.00 for property taxes. The grand total monthly payment is $1,130.58, a principal balance of $173,000 and a value of $240,000.

Tim and Tina have decided they need a larger home and want to move.  They have been saving money and are in a financial position to put up to $50,000 down.  They could sell and pay taxes on gains and put money into other investments or keep the house and rent it out.  Let’s take a look at the numbers.

Selling Home & Investing Money In Market. 

Tim and Tina decide to sell their home and buy a new one.

They list their home with EVOAZ.COM for 5%  and get it under contract for $240,000.

Fees incorporated

$240,000 x 5% = $12,000

Title Fees $2,000

Inspection repairs $1,000

Total fees $15,000

They Net $225,000

Total Proceeds $52,000

IF Tim and Tina Invested the entire $52k and they get 7% annually, it’s aggressive, but let’s roll with it for the sake of the example.

30 year Breakdown below.

15 year value $143,469
30 year value  $395, 837 

Rental Investment Route
Right now Tim & Tina could easily rent their currently home out for $1600 a month.  Let’s apply a 3% increase annually to all incomes and debts across the board. 

30 year Breakdown below

15 years value  $253,737
30 Years the asset/investment Value $779,643 

Possible Difference in 30 years
$383,806 more going rental route!! 

Second Scenario:  Deciding Between Renting & Owning. 

John is kicking a** at life.  He is happy and has a great job that allows him to work remotely.  This allows John the freedom to travel when he likes and not be tied down to one area.   This is a reason he wants to rent as there is no commitment and he can just move around and not be tied down. 

John has been saving money and just hit a bonus.  He has $25,000 to invest in his retirement and future. 

Market Investment Route 

He gives $25,000 for a 7% annual gain for 30 years. 

30-year break down below

In 15 years the $25,000 will be valued at $68,975
In 30 years $190,306 

Rental Property Investment Route 

John decides he is going to buy a house as a primary residence and has all intentions of living in it for 1st year. Then he will turn it into a rental property.   He also very much likes the idea of always having a home base and also likes the tax advantages of owning. 

Right now John could buy a home for $200,000 easily rent that home out for $1600 a month.  Let’s apply a 3% increase annually to all incomes and debts across the board 

30-year break down below.

In 15 years this investment would be valued at  $234,723
In 30 years  $732,068 

Possible difference in 30 years $541,762  going rental route!! 

Please remember these numbers and figures are very much pro forma and this is an investment.  We tried to take a conservative approach but we all know markets go up and down.  For a detailed personal application you must consider your specific market, target product, time frame, personal financial and credit standing.   The importance of aligning yourself with the right team is most important.  Please do not hesitate reaching out to us anytime for more information or guidance in this process:) 

Our Proven and preferred Team 

Ryan Gilliam Waterstone Mortgage
( Purchase loans, Refinance, Equity lines and credit repair )
https://gilbert-az.waterstonemortgage.com/RyanGilliam.htmlJames Laubham Capital Accounting
( taxes, payroll, accounting, Business development, estate planning )

Matthew & Katie Lambert Team EVOAZ.com
( real estate services, Sales, rental, and development)

Golf Course Gem in Dobson Ranch

Beautiful, European charm home located on a 0.27 acre cul-de-sac lot in highly desirable Dobson Ranch neighborhood. Stunning solid hard wood floors and windows throughout bring character and a luxury touch. Vaulted ceilings in dining and living room accentuate the brightness and spaciousness of the home. The stairway continues the open feel to the upstairs, where french doors lead to a sun lit master bedroom and to a master bath with a walk-in closet. Two additional bedrooms and one more bathroom on second floor offer much separation from main living space. Bedrooms four and five and a family room with a fireplace all have doors to a gorgeous, green garden that for years was the pride of the homeowners.

The kitchen and windows all around the kitchen nook also overlook the wondrous outdoor space. The backyard features a large swimming pool (diving depth), which is surrounded by mature trees that make the garden your own oasis. A must see. Will go fast!

The striking uniqueness of the home still offers much opportunity to make it yours.

Other highlights: new roof (2020), jacuzzi bathtub ($20K value), gated area with outdoor storage shed, fence separation of garden space, boat / RV storage with dedicated gate entrance, 5th bedroom removed from the main house with separate entry and garden.

For more information: Click Here

COVID and Riots and Real Estate, oh my!


We still haven’t seen any affect to the real estate market from COVID and even the riots that are happening across the country do not faze it a bit.  We are up a little in inventory since last month but, if you haven’t been living under a rock, you know that our market is moving swiftly and homes are selling within days of listing as long as the property is positioned correctly.  We are still seeing For Sale By Owners, outlandishly priced properties and properties listed by discount Brokers sitting, however.

Here are the stats that the National Association of Realtors just released.