“You miss 100 percent of the shots you never take, and if you think it’s expensive to hire a professional to do the job, wait until you hire an amateur “ . ARE YOU READY TO SELL OR PURCHASE YOUR LAND OR COMMERCIAL BUILDING IN PHOENIX, SCOTTSDALE, MARICOPA COUNTY AND PINAL COUNTY, ARIZONA, CLICK HERE AND PLEASE CALL ME. 520-975-5207 or email me walterunger@ccim.net. …. VIEW ALL OF WALTERS LISTINGS. Let me know if you are interested in Apartments: CLICK HERE FOR APARTMENTS FOR SALE
Byt Keith Loria who is a business writer based in the Washington, D.C., metro area.
It’s a big world out there, and more CCIMs are finding an increasing amount of business working with investor clients from Europe, Asia, the Middle East, and South America.
“There are those who see the investment in the U.S. as a savings account for future family generations,” says Kamil Homsi, CCIM, president of Global Realty in New York City. “Others are driven by local political and economic instability, and a third are seeking investment abroad due to the lack of opportunities and inventory in their respective local countries.”
Jack Chu, CCIM, CEO and principal broker at West Coast Real Estate Exchange, LLC, in Portland, Ore., says the majority of his international business comes from China, and reports that the country has poured more than $110 billion into the U.S. real estate market in the first half of the decade. That number is expected to rise to more than $218 billion between now and 2020.
“What is happening in your clients’ own country has a lot to do with their motivation,” Chu says. “For example, last year the southern (Chinese) city of Shenzhen’s property value went up 50 percent in a year, which makes it the highest per-year gain on the planet. So why would someone leave there to come here to buy properties giving them at most a 15-percent return? They like the stability of owning real estate here in the U.S. and are not as concerned with the return.”
Ernest L. Brown, IV, CCIM, with Rohde Ottmers Siegel Realty in San Antonio, Texas, says international clients view the clarity of law and U.S. treaties that establish the principles on conducting business in each other’s countries, providing a level of comfort not found in most other countries.
“Clients need to get to know you, the market, and the process we use,” Brown says. “Also, you need to get to know them, their tolerances, and the alternate investments they are considering and why.”
A Diverse Marketplace
While some areas remain attractive to international investors year after year – especially gateway cities such New York City, Washington, D.C., and San Francisco – the North American markets offer a tremendous inventory in various asset classes, different regions, and demographics that can yield a strong ROI.
Homsi notes that the majority of first-time investing foreign clients seem to prefer purchases of existing office buildings, hotels, and retail properties as they are income driven. More mature investors are willing to acquire senior housing, warehousing, self-storage, and even co-invest in developments.
“Foreign investors, who have a long-term perspective on commercial real estate investments, like to be involved in the decision making of major capital expenditure and disposition, and seek a return that ranges from 11- to 13-percent cash on cash for the first year and from 18- to 22-percent IRR depending on how many years they keep the investment,” Homsi says. “The compression of the cap rate in the coastal markets is opening a myriad of opportunities in secondary and tertiary markets for foreign investors to consider acquisition in larger portfolios of industrial assets, retail, and multifamily.”
Harold “Hal” Hanstein, CCIM, president of Cardinal Realty Group, Inc., in St. Louis has been selling single tenant pure NNN properties to foreign investors since 2010 and notes his global clients generally seek a quality of investment at a high cap rate, and he’s directed most to properties in southeastern U.S.
“They prefer fast food and quality casual dining because during the past recession this segment has continued to do well,” Hanstein says. “One of the primary factors we look for is the property’s sales ratio. And it must be a major franchise name that they recognize in their home country.”
For the most part, Chu says, Chinese buyers are focused on major cities on the East and West Coasts.
“As more investors come into this country, I’ve begun to see the pattern is changing,” Chu says. “Now they start looking at the overall return of the property.”
Building Trust
Eric R. Rutherford, CCIM, an investment broker with Wright Kingdom, in Boulder, Colo., keeps his focus on his home state. A former officer in the U.S. Marine Corps, he has been to all the countries that his international clients come from (mostly Venezuela and Iran), which makes it much easier to build a trusted connection.
“I use statistics I got from CCIM to show that the U.S. is the most popular country to invest in, nearly double that of Germany,” Rutherford says. “I describe the robustness of the Colorado state economy. Then I show that Boulder County is the most desirable place to invest in the state of Colorado.”
Brown regularly works with clients from Mexico, Europe, Japan, and China, looking for opportunities in the Texas markets. Most recently, he has focused on student housing, which he considers “recession proof,” and multi-tenant industrial properties with service-oriented tenants.
Rising to the Challenge
It’s not always easy to work with an international clientele because of cultural differences, language barriers, and different expectations.
“To gain the trust and confidence of the international investors, you must demonstrate a high level of professional and personal skills that can ease the uncertainty caused by distance, and the stereotype of the industry adviser who is solely interested in closing the deal versus building and cultivating a long-term relationship,” Homsi says. “Further, an adviser must possess the ability to speak the client’s language and develop a deep understanding of the client’s culture.”
There’s also the issue of logistics. Getting documents sent and delivered globally, and getting proper endorsements of signatures can be challenging for any deal. An acceptable notary can be done in a foreign country at a U.S. bank branch or U.S. Embassy.
The Power of CCIM
The savvy commercial real estate professional knows that to truly find success working in this realm, earning the CCIM designation and using the CCIM network is key.
As a CCIM since 1995, Chu is a “true believer” of the designation and the Institute.
“Due to my knowledge of the commercial real estate and the professionalism of my presentation, I was able to win a client in Shenzhen’s trust and turn this prospect into my client a few years ago,” Chu says. “Currently, I manage more than $6.5 million of his assets. I believe being a CCIM was the key to getting him as my client.”
Since 2010, Cardinal Realty Group has closed on more than $22 million in single-tenant pure NNN investment properties with foreign investors, and Hanstein has used CCIM Connect to reach out to other CCIMs, which improves his search for properties for his clients.
“Also, if I need help and referrals to deal with each individual state requirements and regulations for closing a sale, I first reach out to my network of CCIMs,” Hanstein says. “Through becoming a CCIM, I gained the ability to research a property to determine if it is a viable site with a long-term demand for the tenant that is occupying the space.”
As stability worldwide seems less certain, the stability of the U.S. commercial property markets bodes well for global clients.
PATH Act: Boon for Investors
by Mark Levine, PhD, LLM, CCIM
The Protecting Americans from Tax Hikes Act has had a huge impact on real estate investors — U.S. and international — since its enactment in December 2015. For example, PATH by making Code Section 179 permanent, provides for the possibility for an immediate write-off of qualified personal property employed in the trade or business, up to a maximum write-off in a given year of $500,000. Thus, as an example, if an individual acquired $200,000 of office equipment for the brokerage firm, assuming other Code Section elements were met, this individual could deduct the full $200,000 in the year the equipment was placed in service.
PATH is not limited to real estate investments and depreciation issues. Many credit and deduction provisions were extended under this Act. PATH also affects international investors and some global real estate interests.
PATH eased several burdens that have existed under FIRPTA, the Foreign Investors Real Property Tax Act. Under FIRPTA, prior to PATH, when global investors in the U.S. sold U.S. property, they faced larger tax and withholding burdens. International investors were often penalized with higher taxes when they purchased REIT interests.
Under the PATH Act changes to FIRPTA, however, these burdens have been substantially reduced. For example, under the changes to FIRPTA, an international investor can acquire an interest in a qualified REIT that is publicly traded and still avoid withholding under FIRPTA, if the investment is 10 percent or less of the REIT. The prior rules only allowed the exemption if the investment was 5 percent or less.
Not everything in PATH is good news for global investors. For example, the withholding under FIRPTA, for a sale of real estate in the U.S. by an international investor, not otherwise exempt, was at 10 percent on the sale. However, under PATH, the current rule, with some exceptions, is 15 percent withholding for those investors that do not qualify for an exemption.
Mark Levine, PhD, LLM, CCIM, specializes in U.S. and international real estate and tax law, and serves as a professor at the Daniels College of Business at the University of Denver in Denver. Contact him at mlevine@du.edu.
Top 5 Tips for Serving International Investors
by Sara S. Patterson
Since the early 1970s, CCIM Senior Instructor Carmela J. Ma, CCIM, CIPS, FRICS, has cultivated relationships with international clients buying U.S. properties. As the founder of CJM Associates in Beverly Hills, Calif., she specializes in real estate investment, consulting, and global transactions.
Ma identifies her top five tips for being successful in working with global investors.
No. 1: Qualify international clients. Knowing how to qualify global clients is key to successfully cultivating the relationship. For example, how serious are they about buying commercial real estate property, and what are they looking for? What are their U.S. assets? What are their reasons for acquiring U.S. property? What is their knowledge and experience of commercial real estate and of the U.S.? And will this relationship be a long-term or a one-time transaction?
No. 2: Build trust. This establishes the foundation for the relationship.
No. 3: Communicate value. For example, help the client convert their currency into U.S. dollars. Instead of referring to square footage, use metric measurements for properties in their currency.
No. 4: Know their culture. Conduct research about their culture online and through books with some skepticism. If something is culturally unclear, ask the clients. Overall, show them politeness and genuine respect first, and the rest will fall in place.
No. 5: Be savvy. Know and understand U.S. and international tax regulations, Visa programs, and the laws concerning cross-border transactions. Know the answers first, but still have the clients consult with legal and tax experts.
Overall, Ma recommends CCIMs who want to work with global clients to stay on top of international trends and be ready to act on them. Learn how money flows to have the expertise to prepare for changes that occur globally.
To learn more, Ma is presenting the CCIM Ward Center course “Global Commercial Real Estate Investment Bootcamp” on Oct. 6–7 in Chicago.
Sara S. Patterson is executive editor of Commercial Investment Real Estate.
SEE IT ALL: https://www.ccim.com/cire-magazine/articles/2016/09/global-boom/
ARE YOU READY TO SELL OR PURCHASE YOUR LAND OR COMMERCIAL BUILDING IN PHOENIX, SCOTTSDALE, MARICOPA COUNTY AND PINAL COUNTY, ARIZONA, CLICK HERE AND PLEASE CALL ME. 520-975-5207 or email me walterunger@ccim.net. …. VIEW ALL OF WALTERS LISTINGS. Let me know if you are interested in Apartments: CLICK HERE FOR APARTMENTS FOR SALE
KASTEN LONG Commercial Group and AMA Events, Resources & Education For Apartment Owners
GREATER PHOENIX APARTMENT OWNER’S NEWSLETTER 1st QTR 2018 / KASTEN LONG COMMERCIAL GROUP.
Timeline of Arizona from 900 BC – 2017
WHY PHOENIX? AMAZING!!! POPULATION IN 1950 – 350 K PEOPLE; “NOW 5 MIL”. – “5TH. BIGGEST CITY IN USA”
FROM ME:
Phoenix Commercial Real Estate and Investment Real Estate: Investors and Owner / Users need to really know the market today before making a move in owner user Commercial Properties, Investment Properties and land in Phoenix / Maricopa County, Pinal County / Arizona, as the market has a lot of moving parts today. What is going on socio-economically, what is going on demographically, what is going on with location, with competing businesses, with public policy in general — all of these things affect the quality of selling or purchasing your Commercial Properties, Commercial Investment Properties and Commercial and large tracts of Residential Land Therefore, you need a broker, a CCIM (Certified Commercial Investment Member) who is a recognized expert in the commercial and investment real estate industry and who understands Commercial Properties and Investment Properties. I am marketing my listings on Costar, Loop-net CCIM, Kasten Long Commercial Group. I also sold hundreds millions of dollars’ worth of Investment Properties / Owner User Properties in Retail, Office Industrial, Multi-family and Land in Arizona and therefore I am working with brokers, Investors and Developers. I am also a CCIM and through this origination ( www.ccim.com ) I have access to marketing not only in the United States, but also internationalClick here to find out what is a CCIM: https://en.wikipedia.org/wiki/CCIM
PLEASE CALL ME 520-975-5207 OR E-MAIL ME walterunger@ccim.net
ARE YOU READY TO SELL OR PURCHASE YOUR LAND OR COMMERCIAL BUILDING IN PHOENIX, SCOTTSDALE, MARICOPA COUNTY AND PINAL COUNTY, ARIZONA, CLICK HERE AND PLEASE CALL ME. 520-975-5207 or email me walterunger@ccim.net
WEEKLY LAND CLOSING UPDATE / THROUGH May 25, 2018 / Phoenix Arizona Metro, Maricopa County, Pinal County.
WEEKLY APARTMENT CLOSING UPDATE THROUGH June 1, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH May 25, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH May 18, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH May 11, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH May 4, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH April 27, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH April 20, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH April 13, 2018, Phoenix Arizona Metro.
WEEKLY APARTMENT CLOSING UPDATE THROUGH April 6, 2018, Phoenix Arizona Metro.
8 Reasons You Should Invest in Land
Timeline of Arizona from 900 BC – 2017
WHY PHOENIX? AMAZING!!! POPULATION IN 1950 – 350 K PEOPLE; “NOW 5 MIL”. – “5TH. BIGGEST CITY IN USA”
GREATER PHOENIX APARTMENT OWNER’S NEWSLETTER 1st QTR 2018 / KASTEN LONG COMMERCIAL GROUP.
DOT – LOOP 202 / SOUTH MOUNTAIN FREEWAY / PHOENIX AZ – UNDER CONSTRUCTION
ARIZONA FACTS – YEAR 1848 TO 2013
- DEMOGRAPHIC FACTS ABOUT MARICOPA COUNTY:
- The average age of the population is 34 years old.
- The health cost index score in this area is 102.1. (100 = national average)
- Here are some of the distributions of commute times for the area: <15 min (22.7%), 15-29 min (36.8%), 30-44 min (25.1%), 45-59 min (8.6%), >60 min (6.8%).
PHOENIX PROJECTED AS NUMBER ONE US HOUSING MARKET FOR 2017
LIST OF ECONOMIC DEVELOPMENT PROJECTS IN PINAL COUNTY, REVISED 2-14-17
Reasons to Consider me for Commercial Referrals – I have the Knowledge and Experience
Click here to View My Listings and Profile
Click here to find out what is a CCIM:
Click here to view my website:
Click her to join my mailing list :
Walter Unger CCIM – walterunger@ccim.net – 1-520-975-5207 – http://walter-unger.com
2016 Official Arizona Visitors Guide
Timeline of Phoenix, Arizona history
Facts of Arizona – year 1848 to 2013
Feel free to contact Walter regarding any of these stories, the current market, distressed commercial real estate opportunities and needs, your property or your Investment Needs for Comercial Properties in Phoenix, Tucson, Arizona.
1-520-975-5207
Check out my professional profile and connect with me on LinkedIn.
Kasten Long Commercial Group tracks all advertised apartment communities, including those advertised by other brokerages. The interactive map shows the location of each community (10+ units) and each location is color coded by the size (number of total units).
Walter Unger CCIM, CCSS, CCLS
I am a successful Commercial / Investment Real Estate Broker in Arizona now for 20 years. If you have any questions about Commercial / Investment Properties in Phoenix or Commercial / Investment Properties in Arizona, I will gladly sit down with you and share my expertise and my professional opinion with you. I am also in this to make money therefore it will be a win-win situation for all of us.
Please reply by e-mail walterunger@ccim.net or call me on my cell 520-975-5207
Walter Unger CCIM
Senior Associate Broker
Kasten Long Commercial Group
5110 N 40th Street, Suite 110
Phoenix , AZ 85018
Direct: 520-975-5207
Fax: 602-865-7461
Reasons to Consider me for Commercial Referrals
Delivering the New Standard of Excellence in Commercial Real Estate
- Commercial Real Estate Scottsdale
- Commercial Real Estate Phoenix
- Commercial Real Estate Arizona
- Commercial Investment Properties Phoenix
- Commercial Investment Properties Scottsdale
- Commercial Investment Properties Arizona
- Land Specialist Arizona
- Arizona Land Specialist
- Land Specialist Phoenix
- Phoenix Land Specialist
- Land For Sale Phoenix
- Land for sale Arizona
- Commercial Properties For Sale Phoenix
- Commercial Real Estate Sales Phoenix
- Commercial Properties Phoenix
- Commercial Properties Arizona
- Commercial Land Specialist Phoenix
- Commercial Land Phoenix
- Multifamily land Phoenix
- Retail Land Phoenix
- Industrial Land Phoenix
- Land Commercial Phoenix
- Land Retail Phoenix
- Land Industrial Phoenix
- Land Multifamily Phoenix
- Industrial Land for sale Phoenix
- Land Industrial
- P
- Investment Real Estate
Disclaimer of Liability
The information in this blog-newsletter is for general guidance only, and does not constitute the provision of legal advice, tax advice, accounting services, investment advice, or professional consulting of any kind. The information provided herein should not be used as a substitute for consultation with professional tax, accounting, legal, or other competent advisers. Before making any decision or taking any action, you should consult a professional adviser who has been provided with all pertinent facts relevant to your particular situation. Tax articles in this e-newsletter are not intended to be used, and cannot be used by any taxpayer, for the purpose of avoiding accuracy-related penalties that may be imposed on the taxpayer. The information is provided “as is,” with no assurance or guarantee of completeness, accuracy, or timeliness of the information, and without warranty of any kind, express or implied, including but not limited to warranties of performance, merchantability, and fitness for a particular purpose.