Investors Metro Analysis

Easy and original insights to help with YOUR investment.

Specifically designed for investors in rental property, the Metro Analysis is an easy summary that tells you how the local economy will affect demand for rentals, the sweet spot of rents in each local zip code — where the largest number of renters are found, and what types of investment are favored in each zip code.

Easy as 1 – 2 – 3 Analysis:

1

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On the first page of Investor’s Metro Analysis, look at the Risk Rating at A (which can be High, Medium or Low). If the Risk is High, you must drive a hard bargain on the price you’re willing to pay for an investment. You cannot expect any rent or equity increases, maybe for years.

2

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Now jump to I on the third page. In the circle you see for each zip code the range of monthly rents with the largest number of renters. It’s in this range that you’ll have the easiest time finding tenants. Remember that the average tenant moves within two years! You will often need to find new tenants. Above the range you’ll find fewer tenants, especially in down markets; below the range more tenants will have financial problems. If you rent outside the range you must get a higher return to make up for the higher risk.

3

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In the circle marked J you see for each zip code the ratio of the average home price divided by the average annual rent, which shows how much the homeowner and renter segments overlap. If the ratio is above 22, it’s difficult to find tenants who can afford to rent a single-family home — apartments or sub-dividing a home into several rental units are better options. If the ratio is below 16, the homeowner segment is weak and renting out a single-family home in the I range is a good idea.

Other features:

A   Risk and Return Ratings (High, Medium or Low). The Cash-on-Cash Expected Return is linked to our forecast of rents. The Equity Expected Return is linked to our forecast of home prices.

B   Chart of Home Price Increases. These are annual increases, measured every quarter. They indicate the recent strength of demand for all housing, homes and rentals. Increases above 6 percent show strong demand, below 3 percent they show weak demand.

C   Chart of Job Increases. These are annual increases, usually measured every quarter but monthly during the pandemic. Job growth usually is a good indicator of future demand for housing, but during the pandemic it mainly shows how rapidly a market is recovering.

D   Chart of Home Prices. The blue bars show the annual history of actual home prices, the red dots show a comparison ‘income’ price – linked to local income. If actual prices are well above the ‘income’ price, the market is over-priced and may be in a boom and bust cycle.

E   Data Table. Average home price and monthly rent, the ratio of average home price to average annual rent, and our three-year home price and rent forecasts.

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F   Covid Analysis Chart – Job Sector Structure. Because the pandemic has mainly affected jobs in restaurants, tourism, healthcare and government, markets with lots of jobs in those sectors are more likely to suffer long-term job losses – and lower demand for housing.

G   Covid Analysis Chart – Current Job Losses. Shows the current state of job losses in various sectors compared to the national average. Markets may vary because of different ‘re-opening’ schedules but as the recovery proceeds some will lag behind others.

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H   Zip Code Data. For all local zip codes with a population over 5,000, the percent of renters, the range of rents with the highest concentration of renters, the average monthly rent, our rent forecast, the average home price (in thousands), the ratio of average home price to average annual rent, and three years of actual home price increases.

You’re more likely to find renters in a zip code with a high percent of renters. As explained above, the highest renter concentration shows the range of rents where it is easiest to find tenants. The price/rent ratio shows if home prices are too high for easy single-family rentals.

I   Highest Concentration of Renters. Where you’ll have the easiest time finding tenants. Above the range you’ll find few tenants; below the range more tenants will have financial problems. If you rent outside the range you must get a higher return to make up for the higher risk.

J   Price/Rent Ratio. Average home price divided by average annual rent. If the ratio is above 22, apartments or sub-dividing into several rental units are the best options. If the ratio is below 16, renting out a single-family home with little added expense is the easiest option.

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INVESTORS METRO ANALYSIS

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Markets Available

Click on a state to see which markets are available. To search by zip code, click here.

Anchorage, AK

Birmingham, AL
Huntsville, AL
Mobile, AL
Montgomery, AL

Fayetteville, AR
Fort Smith, AR
Little Rock, AR

Phoenix, AZ
Tucson, AZ

Anaheim, CA
Bakersfield, CA
Fresno, CA
Los Angeles, CA
Modesto, CA
Oakland, CA
Oxnard, CA
Riverside-San Bernardino, CA
Sacramento, CA
Salinas, CA
San Diego, CA
San Francisco, CA
San Jose-Sunnyvale, CA
San Luis Obispo, CA
Santa Maria-Santa Barbara, CA
Santa Rosa, CA
Stockton, CA
Vallejo-Fairfield, CA
Visalia, CA

Boulder, CO
Colorado Springs, CO
Denver, CO
Fort Collins, CO
Greeley, CO

Bridgeport-Fairfield County, CT
Hartford, CT
New Haven, CT
Norwich, CT

Greater Washington, DC

Wilmington, DE

Cape Coral-Fort Myers, FL
Deltona-Daytona Beach, FL
Fort Lauderdale, FL
Gainesville, FL
Jacksonville, FL
Lakeland, FL
Miami, FL
Naples, FL
North Port-Bradenton, FL
Ocala, FL
Orlando, FL
Palm Bay-Melbourne, FL
Pensacola, FL
Port St. Lucie-Fort Pierce, FL
Tallahassee, FL
Tampa-St. Petersburg, FL
West Palm Beach, FL

Athens, GA
Atlanta, GA
Augusta, GA
Savannah, GA

Honolulu, HI

Cedar Rapids, IA
Davenport, IA
Des Moines, IA

Boise City, ID

Champaign, IL
Chicago, IL
Lake County-Kenosha, IL
Peoria, IL
Rockford, IL

Fort Wayne, IN
Gary, IN
Indianapolis, IN
South Bend, IN

Topeka, KS
Wichita, KS

Lexington, KY
Louisville, KY

Baton Rouge, LA
Lafayette, LA
New Orleans, LA
Shreveport, LA

Barnstable-Cape Cod, MA
Boston, MA
Springfield, MA
Worcester, MA

Baltimore, MD
Frederick, MD
Hagerstown, MD

Portland, ME

Ann Arbor, MI
Detroit, MI
Flint, MI
Grand Rapids, MI
Kalamazoo, MI
Lansing, MI
Warren, MI

Duluth, MN
Minneapolis-St. Paul, MN
Rochester, MN

Kansas City, MO
Springfield, MO
St. Louis, MO

Gulfport, MS
Jackson, MS

Asheville, NC
Charlotte, NC
Durham, NC
Fayetteville, NC
Greensboro, NC
Hickory, NC
Raleigh, NC
Wilmington, NC
Winston-Salem, NC

Fargo, ND

Lincoln, NE
Omaha, NE

Manchester, NH

Atlantic City, NJ
Camden, NJ
Newark, NJ
Trenton, NJ

Albuquerque, NM

Las Vegas, NV
Reno, NV

Albany, NY
Buffalo, NY
Long Island, NY
New York City, NY
Rochester, NY
Syracuse, NY

Akron, OH
Canton, OH
Cincinnati, OH
Cleveland, OH
Columbus, OH
Dayton, OH
Toledo, OH
Youngstown, OH

Oklahoma City, OK
Tulsa, OK

Eugene, OR
Portland, OR
Salem, OR

Allentown, PA
Harrisburg, PA
Lancaster, PA
Philadelphia, PA
Pittsburgh, PA
Reading, PA
Scranton, PA
York, PA

Providence, RI

Charleston, SC
Columbia, SC
Greenville, SC
Myrtle Beach, SC
Spartanburg, SC

Sioux Falls, SD

Chattanooga, TN
Kingsport, TN
Knoxville, TN
Memphis, TN
Nashville, TN

Austin, TX
Beaumont, TX
Brownsville, TX
College Station, TX
Corpus Christi, TX
Dallas, TX
El Paso, TX
Fort Worth, TX
Houston, TX
Killeen, TX
Lubbock, TX
McAllen, TX
San Antonio, TX
Waco, TX

Ogden, UT
Provo-Orem, UT
Salt Lake City, UT

Charlottesville, VA
Lynchburg, VA
Richmond, VA
Roanoke, VA
Virginia Beach, VA

Burlington, VT

Bellingham, WA
Bremerton, WA
Kennewick, WA
Olympia, WA
Seattle, WA
Spokane, WA
Tacoma, WA

Green Bay, WI
Madison, WI
Milwaukee, WI

Charleston, WV
Huntington, WV

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