I’m sorry this is so long but vague answers need lengthy clarifications.
So justin0419 since sellers are creating low cap rates and buyers will only buy high cap rate units, sellers will never be able to sell multi unit buildings and buyers not finding high cap rate multi unit buildings will never buy. No multi unit buildings are selling.
A few years back I was a business broker. Your explanation is similar then to what I was seeing in small businesses wanting to sell.
Owners pull every cent out of their business by the end of the each quarter or the end of year to reduce taxes and even show a loss. Then comes the day they were tired and wanted to sell to do something else or retire.
Buyers want businesses that make money. Even though they know business income is the Owners Discretionary Income and even the buyer as an owner would pull all the discretionary money out as well buyers when doing due diligence see the last 3 years of tax and financials in the negative or break even point they will not buy the business because the business itself shows no profits. A business not showing profit over the previous 3 years will be hard to get a business loan for.
I’m looking at a MH park with a negative cap rate of -27.3. He wants around $650K for a park with 120 lots only 40 rented with no amenities in a medium size rural city. I have been by the park a month ago and saw only 25 MH’s. No matter how you run it the new owner will fall about $4K short of paying for just the loan. Then you also have no up keep money, no funds for improvements and, no owner’s income or money for a manager. Even if you can manage to get new renters in a park with no amenities just outside of town, and by the way the town has 3 other parks within the heart of the city, you would need 20 more new renters to create a positive cash flow to cover expenses and modest improvements.
For this owner to get to a low positive cap rate his asking price needs to be around $330K. This figure is supported by the business rule of thumb that companies like Gulf Coast Financial uses to establish MH park valuations on selling prices for MH businesses.
The owner has had several buyers withdraw from the deal. I don’t need to get all the taxes and financials to see the owner has a problem. My proforma’s and financial analysis data base threw up a red flag.
If you have a negative or low cap rate MH park (apartments, etc.) you have a business that is not profitable and will have a problem selling the business when that business shows no profit. It will not attract buyers. It would have attracted buyers back in the late 80’s when companies bought bad businesses as a tax break but those days have ended.
Back to cap rates. A business that is a little below average on cap rate will have a chance to sell. It means there’s a management problem or changes needed within the organization. Which brings me back to my topic questions. To you, is a 10.0 cap rate high or low, or is 15.0 cap rate high or just higher? You don’t have to answer that. But……
Now, I’m especially interested in your answers to the 2 questions in my topic.