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Bank Owned REO OREO Bullhead City Area Riverfront & Waterfront Land – 10733 S. Shimmering Way, Mohave Valley AZ 86440 – Colorado River Launch, Gated Waterfront Custom Homesites

March 12, 2012 By 2 Comments

Bank Owned REO OREO Bullhead City Area Waterfront Land – 10733 S. Shimmering Way, Mohave Valley AZ 86440 – Colorado River Launch, Gated Waterfront Custom Homesites

Truly affordable Bullhead City area waterfront land is available for purchase with no fuss, no muss – BANK OWNED and the bank may finance OAC!

10733 S. Shimmering Way, Mohave Valley AZ 86440 a waterfront custom homesite with 71 feet of crystal blue frontage on The Coves On The Colorado River‘s man made lakes, is now exclusively offered for sale.

The Coves On The Colorado River is a beautiful, gated custom homes only subdivision located in Mohave Valley, AZ, south of Bullhead City and across the Colorado River from Needles, CA’s Jack Smith Park.

The subdivision is one of only a select few with a gated, private community boat launch on the Colorado River.

The HOA dues are 110 a month, much lower than many of the gated communities in the Bullhead City area and as low as a third of some of the other waterfront subdivisions. And with the well-maintained water features and river access, it’s a great value. (The channels allow only electric and row boats – gas powered boats may launch on the River, from the community launch)

For HOA information, call the HOA management company – Ranch Kidz at 928-754-5222

Click HERE for the CCRs

Ask us about local builders. (They are not all created equal, but we know the great ones.)

The water views are stunning in both locations. The land is level with utilities in or easily available. There are NO build deadlines – you may buy and build or invest and hold. Whatever makes sense!

Land in this subdivision was initially very pricey, but a rash of REO and distress sales drove the prices down for a time.

Now, however, the distressed properties are bought up, prices are trending back up, and this is one of the least expensive lots currently offered in the Coves, offered at a VERY reasonable $74,900.00.

The REO bank will consider financing a qualified buyer. Contact us for details.

Can you buy on the River in a custom waterfront subdivision without breaking the bank?

Yes you can.

We love deals that make sense.

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011

Don’t even think about it.

 

 

 

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Filed Under: Around Town, Commercial Real Estate, Featured Listings, First Time Homebuyers, For Buyers, For Sellers, General, General Information, Investors, Riverfront and Waterfront, Uncategorized Tagged With: , , , , , , , , , , , , , ,

How To Write A Solid Business Plan And Get A Great Deal On Your Bullhead City Commercial Lease

January 28, 2012 By Leave a Comment

Bullhead City AZ Commercial Real Estate – Impress The Landlord With Your Business Plan To Get A GREAT Deal On Your Lease!

In this competitive leasing market, one of the first questions prospective commercial real estate tenants ask is, “Is the landlord in a position to negotiate price and terms?”

Lately, that’s translated into: “How much free rent can I get?”

One of the questions, conversely, that the landlord may wish to ask a startup, new-to-area or unknown (as opposed to a national franchise, or a well-established local business, for example) is

“May we see a copy of your business plan?”

Reaction to this request can range from “What’s a business plan?” to “How is that any of your business?”

Not having a business plan for submission with a letter of interest is a red flag to many landlords and their brokers.

To seasoned landlords, a prospective tenant’s business plan is a key piece of collateral, and can be very instrumental for the business owner to obtain the best possible space for the lowest price, with the maximum landlord cooperation.

To the landlord, their building is THEIR business. It’s their income.

A solid business plan answers the question, “Will your tenancy be positive or negative cash flow?” for a landlord. 

To execute a lease without a clear idea of the business’s plan would be like hiring an employee without a job application or resume–and what bank would loan you money without a loan app?

I often find that resistant prospects simply don’t know how to write a business plan.

For a startup, writing a business plan is vitally important, both to impress the landlord and to keep you on track for success.

To write a business plan that impresses the landlord:

  • Start with your company’s vision or mission statement.

That’s a line or two describing exactly what you want your company to be known for in its industry, and how it plans to do that.

Example: Wonderful Widgets, Inc, the top supplier of widgets to widget users in the Tri-State Area, using a proprietary fabrication process that streamlines production, facilitates the fastest turn times and assures customer satisfaction through superior customer care.

  • Identify your demographic. This will also help the landlord determine if you will be a good fit for the property you’re interested in. He may even have another in mind that would work better, once he knows who your customer base will be.
  • Identify similar businesses in the area you would consider competitors. It’s possible that a tenant already in place may have an exclusivity clause that would preclude tenancy in that center. On the other hand, a symbiotic relationship may be possible.
  • List the working capital you will need, and where you plan to get the money (or verify that you have it).
  • List the type of buildout you will need. A site plan or floorplan would be ideal here. This will help the landlord ‘pencil’ tenant improvements and probably, shorten negotiations.
  • List the staff you will be hiring, when and for what purpose.
  • List the equipment and fixtures you will need for your business, and its costs.
  • List the amount of reserves you will need on hand for anything unforeseen, and the source of those reserves. In my seasonal resort area, this is critical.
  • Determine your estimated costs for the period you will lease the property (5-10 years is a good projection period) including advertising, payroll, utilities, taxes, insurance and tools of your trade, etc.
  • Project your estimated net operating income for the business during each of the years of tenancy.
  • Note plans for expansion and at what point of the plan’s timeline it is anticipated.
  • Include, if you feel it necessary, a confidentiality statement for the landlord and his broker to sign.
  • Finally, make a statement or attach a resume about your personal qualifications that will make the business a success.
  • Include a cover sheet.

Recognize that a business plan is a work in progress. Recently, I had an owner of a startup tell me he had written his business plan over a dozen times in as many years, adapting to changing times and augmenting as new information and data comes in. This is a formula for success.

When you have an organized, clear business plan, you can make the right impression on a landlord. In turn, that landlord will be far more likely to assist you with buildout, incentives and yes . . . perhaps, even that free or reduced effective rent, to get you started comfortably in your new Bullhead City commercial space.

I represent landlords of prime commercial space for lease in Bullhead City, AZ and work with tenants seeking Bullhead City, Fort Mohave and Mohave Valley AZ office, retail, industrial and flex space, to name a few commercial property types.

How can we help you?

 

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011

Don’t even think about it.

 

 

 

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Filed Under: Around Town, Commercial Real Estate, For Buyers, For Sellers, General, General Information, Income Producing Properties, Investors, Uncategorized Tagged With: , , , , ,

Bullhead City AZ Commercial Real Estate For Sale – Municipal Codes, Anywhere

February 12, 2011 By Leave a Comment

Bullhead City AZ Commercial Real Estate For Sale – Municipal Codes, Anywhere

We are often asked these questions:

  • “What are the building setbacks?”
  • “Are you SURE this is the correct zoning?”
  • “What’s the density?”

Unless you’re into development or commercial real estate (like we are here in Bullhead City, Fort Mohave, Mohave Valley AZ), you probably don’t work with municipal codes and city ordinances much.

After all, once the area is subdivided and planned, it’s a ‘known quantity’ with fairly static characteristics. Right?

WRONG. We don’t want to ever make representations we can’t back up with statute.

Real estate is unique; every parcel is different from the rest in some way, even the tiniest bit. So you will NOT want to rely on what you know when tens of thousands, hundreds of thousands, millions or more are on the line.

Municipalities have their sets of ‘tribal customs’ – city ordinances and municipal codes – that determine what you can build, what kind of business you can open or relocate, what is required to do so and where. These ordinances are always changing and new ones being adopted. It’s challenging to stay current..

It’s called Municode.com and it is a real time saver!

You can search for city ordinances and municipal codes anywhere in the USA by state and city.

Even my little town of Bullhead City, Arizona has all the ordinances laid out by title–as if you were sitting in the Planner’s office with the ‘big book’ in front of you.

You can also see recently adopted changes and when they took effect.

You can view online for free, or order up hard copies.

So bookmark this puppy. You will never know when you’ll have the chance to help a client and save a bunch of time!

Filed Under: Featured Listings, For Buyers, For Sellers, General, General Information, Investors, Uncategorized Tagged With: , , , , , ,

Fort Mohave AZ Real Estate – Los Lagos – Tropics In The Desert!

May 26, 2010 By Leave a Comment

Gorgeous, lakefront Los Lagos is one of my favorite slices of real estate in Fort Mohave, AZ.

I was cruising today, checking on a lakefront lot at Los Lagos that I have listed  . . .

This is the scene right inside the secure, gated entry to Los Lagos.

Where else does the desert look so  cool and . . . tropical?

There are a dozen or so homes available now, starting in the high 100s up into the upper 300s — and lakefront lots starting in the mid 40s up to the mid 100s — all have amenities like pool, BBQ, spa, media library, tennis courts, fitness center and the subdivision is flanked by Desert Lakes PGA Golf Course and The Greens/Cielo At Los Lagos Golf Club.

Some of the custom homes in Los Lagos are truly breathtaking.

How would you like to have your morning coffee or elegant dinner party on THIS balcony patio?

For more information on buying or selling a home in Los Lagos, or real estate in Fort Mohave, AZ 86426, give a shout.

We’re Fort Mohave locals — and real estate professionals.

Filed Under: Around Town, Featured Listings, For Buyers, For Sellers, Investors Tagged With: , , , , , , , , , , , , , , ,

Buying A HUD Home In Mohave County In 3 Parts ~ Bidding, Contract, Escrow

January 4, 2010 By

Buying a HUD Home In Mohave County AZ, Bullhead City, Fort Mohave, Mohave Valley

I have scoured for a layperson’s informational process for those interested in bidding, purchasing and enjoying a HUD home, and have found the resources lacking.

What I usually do as an Arizona Certified HUD Broker is provide my buyer client with a copy of the Broker Handbook, but for most of them it is TMI.

So hopefully, this will demystify and clarify the HUD homebuying process.

Pre-Bidding Phase:

  • First step: view the property listing online at www.HUDHomestore.com which will include a Property Condition Report. You will get an inspection period opportunity but being prepared is best. HUD has had the property appraised and inspected, and it is priced according to professional assessment of the property. Still, get and look over area comps.
  • Physically view the property. If you’re not a contractor, rehabber or investor with contractor resources, do NOT bid on a HUD home you have not seen. Even then, it’s best to walk the property!
  • Look into due diligence items such as flood plain determination, unpaid assessments or easements, insurability etc. HUD will clear up unpaid assessments, but there is often a delay involved. It’s best to have the paperwork ready for them when escrow is opened.
  • If you are getting financing, you will need to talk to your lender about whether the house can be financed in its present condition–you cannot do repairs in escrow, even if lender requires them. There are certain types of loans that wiill provide for repairs to a HUD home:
      1. FHA 203b Repair Escrow -“IE” When a property has less than $5000 in repairs to bring it up to Minimum Property Standards, FHA will insure the loan provided the repairs are completed by the Buyer or the Buyer’s agent within 90 days from the date of Closing. Buyer can finance and add the amount to the mortgage. The Lender monitors and keeps the funds in an escrow account for disbursement on completion of repairs to the Lender’s satisfaction.
      1. FHA 203K Rehab Loan – “IK” When the property has more than $5000 in Minimum Property Standards repairs to be done. The Lender must obtain an Inspection report from an approved 203(k) consultant and a new appraisal.
        • Review the Bid Statistics. Get an idea of the list to sale price ratios. HUD homes are already priced to move, and your bid will not be countered if it is too low. You can make another bid, unless someone else outbids you during that round. It’s best to make a realistic bid. This is not an emotional seller. This is Bureaucracy and its responses are quite arbitrary–both a minus AND a plus.

          Bidding Phase:

          Only a HUD Broker can place a bid for you. The online bidding process is short and fast.

        Once you have decided to bid on a HUD home, you will need your

        • Social Security number
        • If purchasing in a company name, the Articles Of Incorporation showing you as an authorized signer and TIN number.
          You will need to give your HUD Broker the
        • Names of all buyers
        • Manner of taking title (consult with your attorney, CPA or estate planner for the appropriate manner of holding title prior to bid),
        • Mailing address
        • Phone number
        • Amount of bid
        • Closing costs
        • Copy of your loan approval letter.
        • Investor or Owner Occupant? IF YOU ARE NOT OCCUPYING THE HOME AS YOUR PRIMARY RESIDENCE, YOU ARE NOT AN OWNER OCCUPANT. Second homes are not an exception.

        You will also fill out the HUD Contract, though that will not be submitted until after the bid is accepted. It must be filled out in BLUE ink and live signatures only are accepted. There is a movement to get HUD to accept e-signatures, but that hasn’t happened as of this writing.

          Once the bid is submitted electronically, it will take about 24 hours for the bid to be either accepted or not. If it is not accepted, the property will remain on market.

          If the bid is accepted, you will be notified via your broker, who will receive notification via e-mail from HUD. The property listing will also say “Offer Accepted.”.

          At that time, you will need to get a Cashier’s Check for the earnest money, made payable to yourself OR to HUD.

          If your purchase is less than 50,000, the earnest money amount is $500; otherwise, it is $1000.

          Make a copy of the check and give that to your Broker. Hold on to the check until you are instructed where to mail it. Your bid has been accepted, but the Contract not yet signed. So it is still not yet a deal.

          In Buying A HUD Home In Arizona Part 2 of 3, I’ll walk you through the HUD Contract and Escrow Process.

          In Buying A HUD Home In Arizona Part 3 of 3, the Escrow, Inspections, Funding and Closing Process will be reviewed.

        DISCLAIMER: HUD is the final authority on procedure. Check with them before submitting any documentation.

        Filed Under: Featured Listings, For Buyers, General, General Information, Investors, Uncategorized Tagged With: , , , , , , , , , , , , , , , , , , , , , ,