Investors and presales
Own for a decade, not a cycle.
My investment advice starts with the holding period and the numbers that survive it. Presales and assignments get the same scrutiny: deposit structure, completion risk and what the contract allows.
The lens
Cash flow, appreciation and the cost of getting in and out.
Transaction costs in this market are high enough that short holds rarely work. The analysis I prepare looks at net operating income after realistic vacancy and maintenance, the financing you can obtain, and how the property performs over a multi-year hold under more than one scenario.
You get the model, the assumptions and the risks, named plainly. Projections are labelled as illustrations, and I never promise a return.
Presales and assignments
What the contract lets you do, and what it costs.
Presale contracts are long, written by the developer and non-negotiable on most terms. The work is knowing which terms matter.
Deposit structure
Timing and size of each deposit, and what happens to it if you cannot complete.
Completion window
Outside dates, extension rights and what a delay means for your financing.
Assignment clause
Whether assignment is allowed, the fee, developer consent and marketing restrictions.
Resale context
What comparable completed product trades for today, so the presale price has a reference point.
A list of current projects will appear here as they are added. Tax treatment of presales and assignments should be confirmed with your accountant.
Run the numbers
Does the property pay?
NOI, cap rate, coverage and a plain screening verdict before you write.
Investor consultation
Start with what you are trying to achieve.
Income, long-term growth, a place for family later, or a presale you already hold and want evaluated. The first conversation is about the goal.
FAQ
Investor questions, answered plainly.
Sometimes. It depends on the deposit structure, the completion timeline, the developer's track record, the assignment clause and what comparable resale product is trading at today. I evaluate each project on those terms and set the brochure aside.
Selling your presale contract to another buyer before completion. The contract must permit it, the developer usually charges a fee and must consent, and there are tax considerations you should confirm with your accountant.
Net operating income after realistic vacancy, maintenance and management, measured against the capital required and the financing available. Appreciation is considered second, with a holding period of years rather than a single cycle.
Yes. Viewings, inspections and property management introductions can be handled with you remote, with video and documentation at every step.
Start a conversation
Thirty minutes, and you leave with a next step.
A consultation is a working session: where you are, what you're weighing and what the data says. You leave with a plan whether or not we end up working together.