Q&A Mentor Call - July 2023

Hello?

Hello, it is Jane. It is July. Oh my goodness, where has the month gone again? And I have got to tell you, I am here in Melbourne and it is cold, but then it's warm and it's sunny and then it's rainy. It's a bit like our whole economic system at the moment. Is the interest rates going to go up and inflation actually going to cause another rate rise or does the unemployment going down mean that there's other things, tangible things out there that are going to create some, I guess, stagnation in what is going to come out of the RBA's announcement later next week? Anyhow, lots of questions before we get going. I just want to check to make sure that people can hear me, they can see me. Just type it in chat because this month I have got the most amazing special guest for you. And I have to say I'm actually going to, you know, blow your mind with some of what he's going to share here with us today. Because I have to say I have looked over the last 20 years at a lot of software platforms out there. I've tried to check out to see, you know, software that allows me to bring in information like census the up to date data about what's happening in the market as to, you know, what are two bedroom units in Kingsford actually selling for right now and you know, where is the property I'm looking at in reference to that as a price point, all of these different things. And I've got to say I got really, really jack of it and I decided I'd create my entire new software, which was the Suburb selector software. And for those of you who have been in the ultimate Gardener innovation or location Masterclass, you have enjoyed that software over the last five years. Enough is enough. When I recently went down and I sat down and looked at a lot of the software that's available on the market at the moment and there's a number of those that I want to share with you over the next few months. This one really stood out for me because it actually gave me everything that I needed. And I was like, why am I spending all of this time creating my own and updating and sitting there at midnight putting all of the extra thousand suburbs at the came in in the last census into the software when in actual fact someone else has gone through and done this for me. So without further ado, I want to introduce you to Jeff. And Jeff Tompkins is someone who's not just familiar with the real estate investor software because he has used it he himself has been an investor for over 20 years. He's done renovations, he's done developments. He loved the software so much, he ended up working for the company and now as a buyer's agent in Southeast Queensland. He uses it every day with his clients. So, you know, I'm really excited to introduce you to Jeff, who's going to take us through the software because it's going to give us an opportunity to see what's available to us to, you know, step through the information when we're looking at that integrity of data that we need to make decisions of properties on the market at the moment. But also it adds in things like cash flow and it adds in things that you can upsell to RP data and you can get information. And as we've looked over the years looking at pricing disparity, Jeff's got some new insights on how to do that. So he's going to take us through that as well and then we're going to round it out, may be able to twist his arm and see how archastar actually goes into the software as well and allows you to get more information on is there a potential for a development site on the this block of land? So lots of things. I'm going to welcome Jeff right now. Hey, Jeff, welcome to your property 66 Club. It's great to see you.

Thank you, Jane. And thanks. Honored to be on your program.

Well, well, as I said, there's, you know, it is lunchtime on Thursday, so we have a small group usually attend this and then we have hundreds of people who've watched it by the weekend. So for those of you who haven't been able to attend live, then you possibly are not going to get your answers, your questions answered because I'm sure if you've got properties or some insights that you're looking for, we might be able to get Jeff to actually have a look at those for us as well. But Jeff, I'm going to hand over to you. I want you to run us through the software, give us a little bit of a introduction and I'll go off screen and you can do your magic.

Okay, thank you, Jane. Thanks for the kind words. So your real estate investor platform, I watched a webinar probably 11 years ago. I've been a renovator most of my life. Loved adding value to properties for my own properties as well as my investment properties. So serial renovator and was really looking the same as you, Jane, So looking for a tool that would really allow me the time to actually focus on the renovating, I think one of the big challenges is finding the properties and actually stacking up. Is it going to work on a feasibility, do the numbers work? Are we going to make a profit if we're selling that property? And I watched the real estate investor platform and was just blown away by the tools. And yeah, I was renovating properties at the time and then loved the tools, became a member of the team for just under two years and always loved property. So I went away and got my buyer's agent license and a buyer's agent in Southeast Queensland. Still using the tools for my clients properties to this day.

So you're welcome the talk, correct?

Yeah.

Well, I'm going to hand over the screen to you and look, take us through it. Show us, show us your magic.

Okay, fantastic. So I'll just screen there and I'll.

I'll just minimize you as well so that show everything.

Is the screen showing now correctly?

Yes, it is. I'm going to turn off your video so you can talk to it.

Okay, fantastic. So I am using a bigger screen, so just apologize if I'm looking across from the screen because I am using a bigger screen for my sight. So I'll just briefly run through each of the tools, explain their function and then we're going to jump into live today and see if we can find some great renovation projects. So Investor Search is a tool that we use to find the properties. So the search tool has access to about 33 investor focused filters. So if you go on a traditional platform, you're probably limited to about five or six filters. Investor search has 33 filters and they can find everything from, you know, positive cash flow strategies be, renovation, subdivision development, capital growth, etc. Discount properties. So once we find the properties in search, we create a bit of a short list. And if we get serious about any of those specific properties and we want to look at them in a, in a more detail, then we take them into our evaluation tool. So our members have a choice of RP Data or Price Finder. And we're going to do that. We're going to do a CMA report, we're going to look at market analysis, we're going to see if we can value the property before the renovation. But more importantly, what's the market price for the property after the renovation? It doesn't matter what we think. It's really what the market's going to prepare to pay for that property. If we're looking to hold onto the property for long term and put a tenant in place we really need to understand the cash flow before we move on the property or put an offer on. And we have a fantastic tool called Property Analyzer. And the good thing about the real estate investor tools, they're all tied to each other that automatically inputs that data from the property into the Analyzer tool. So it's a cash flow forecasting tool. So it makes it very easy and we can go through and edit the figures as well. For any clients that have existing investment properties, we have a platform known as Portfolio Tracker and that allows you to put each property address that you've got in there and all the data related to that property. So property management agreements, lease agreements, all your trades, people, contact details, your loan structure. So it's very easy to have a bit of a helicopter look at your portfolio very quickly and just check in every six to 12 months on the property. And the tool in the middle there is Archy Star, so that has access to every council code in Australia. So if you're looking to do a subject or development on the block of land, as you know, I source these types of properties for my clients. Probably 9 out of 10 properties just doesn't stack up. So rather than waste a huge amount of time looking at the property, inspecting, contacting agents that are runs, allows us to run a bit of overlays over the property first to make sure it's, you know, got a good chance that we can actually do something on that block.

It's interesting, isn't it? You know, a lot of would be renovators or would be developers do end up jumping into a property because it looks like it's got money to be made in it. But these now give us the tools and the clarity to actually justify, you know, should I be putting my time, money and effort into this? Because the worst possible outcome is you buy a property, you renovate it, you're hoping that there's an increase in equity so you can pull the money out and go do something else or you can push up the rent or you can sell it and make some money or you buy a block thinking this is amazing. Three Townhouse development and council comes back and says not flood zone, don't even think about it. So you know, this is, this gives that cash flow integrity to a lot of these decisions. So I'm so excited. I'm going to jump off now once again and leave you to.

So my screen's showing. Okay, we're in the investor search.

Yeah. And I'm just going to take you off so we can make it much Bigger so people can see it.

Okay, fantastic. Okay, so what I'm going to do initially is with the search tools, I'm going to start a fairly broad search and get a larger number of results back and then I'm going to use the filters to show you how to fine tune and focus more on the property. So we're just going to look for a renovation project in the southeast Queensland corridor. So I'm going to do a radius of the Brisbane CBD so those outer suburbs, looking for some property with potential value.

So we've just got the five orange things. We don't. We're not in investor at this stage.

Okay, so we need to share the screen. Jane, Are you able to share my screen?

I'm in sharing a screen that you opted to share. You could actually share another screen possibly. Okay, I want to hide this one and let's see if this one pops up. Yeah, there we go. We got it.

Okay, fantastic. So I'm going to do a radius of the Brisbane cbd. Again, I'm just going to start the search pretty broad just to give everyone the idea of the tools. Obviously, if you focus more on a number of suburbs, you can type suburbs in there. But just for the purpose of the demonstration, I'm going to start it fairly wide. I'm just going to put a maximum price point in. Now, one little thing I have learned from sourcing properties is a lot of properties, especially in the Southeast Queensland corridor, Jane, are listed without a price. So if we put a minimum and maximum price, we actually miss those properties. So just a little tip there that I put the maximum but not the minimum for that reason. So we're looking for a house to renovate. So I'm just going to do it as you would do a normal search on a traditional platform. I'm going to put a minimum land size in. The reason for that is because a lot of sellers or agents list properties that as a house that actually might be a townhouse. So if you put a minimum land size and just helps eliminate those. Just going to set listings in the last six months. So there is quite a lot of filters in here, but I'm just going to focus on the, the renovation strategy. So I'm just going to do the initial search as if you were using a traditional platform and then I'm going to show you the benefits of the investor tools. Okay, can you see that screen, Jane? We've found 4,262 properties, which is way too many. So the good thing about the search filter is we can go in and refine that search. So we go into keyword strategies. And as you can see, the investor search has a search ability to search for every strategy. So you can select renovate.

So we don't. Oh, here we go. So, all right. Key. So we've got add value. So we didn't see the renovate. Okay. So now we've got all the different types of renovation words that are put into people's ads.

Yes. So the search tool will now go through and only give us. Show us those listings with those keywords have been mentioned. So rather than look at every property on the market, we're looking at more properties that have got renovation potential. And we can add keywords in here or exclude keywords as well. So if there's other renovation keywords, you can type those in as well. Jane.

Okay, cool.

Search. So that's going to refine the list down and then we've got another great filter, depending on the results that we get back, See how many properties. Okay. So you can see how quickly we've reduced that list down to 765.

So we can just see. Yeah, we can see 765. Yep. Just a tiny little bit delayed. That's great. Okay, so we've gone from 4,000 to 765. Fantastic.

Which is great. Still too many. So we're going to go back into search tool and we've got another amazing filter in here called percentage of suburb medium. This is going to refine the search down. So as an example, we're going to select 90%. We're going to set search again and that's going to eliminate any properties that are 90% more of the medium list price.

Okay, so we're looking below the median. So one of the trident strategies I teach is buy below the median. So this is where you can set that straight up. And I see. Okay, great.

And it's very quick, as you can see there. And that's. And you can search the for renovation projects both ways. So if you're just focusing on a few specific suburbs, you could search for properties just by the keyword. And then I would do another renovation search just by the percentage of the medium, you know, because there's less properties, you know.

And then if you. That's more. We can still see the minimum to 90% there on your screen, but with no results as yet. But that's more suburb specific options. You can get down to like the size of this town suburb area as well. Is that right?

Yeah, there's a lot of filters in There. Can you. I've uploaded the. Well, it's come back with the new results. Can you just tell me when that's shown up? There must be a bit of a delay on the.

Yeah, I think so. We're still seeing the search criteria.

Okay, I've got 49 properties. Just tell me if you can see that.

Not yet. Okay, I need to refresh that.

Yeah, so just waiting so that you can see the results.

Yeah, not yet. I'm going to take it. Someone says they can see the results. I can't see the results. It's just me. There you go. That's good. Keep going.

Okay, so if the audience. That's great feedback. If you can just tell me that. If the slides aren't showing, that would be awesome. So now we've got down to 49 properties. So we start off with, you know, over 4,000 and we can. Can you see this, Jane? The screen?

Not at this stage, no, but apparently others can. So I'm just gonna. I'm just gonna hide it for a second and then I'm going to show it back in the stream to see if that works for me. I wonder why I can't see it. Might just redo that again. I might just get you to share it again, if that's okay.

Sure.

Okay. We thing is, everyone else can see it, I can't. All right, so it's coming back up. 5, 4, 3, 2, 1. Save this search. Renovation Brisbane is what I see right now.

Perfect. Okay, so what, we're going to save that search. We're not going to lose those 49 results. Perfect. And we can set up email alerts. So if you're looking for a renovation project in a hot market, which is probably a lot parts of Australia, this has the ability. Because this investor search will search all the traditional platforms on a daily basis. So we can actually set up a daily alert. So any new property sitting. If we set up the search now, tomorrow I'll get an email saying, hey, two new properties just hit the market matching your criteria that you saved.

Perfect.

So that gives you the ability to get onto these properties straight away before other investors have even realised the for sale. Okay. So under each of the 49 properties, we've saved the list. So now we can log out, log back in tomorrow morning, fresh cup of coffee, ready to go, and check out some of those properties in a bit more detail. Now I'll just use the first property as an example. I'm not saying this is the right property or the wrong property, but I'm Just going to use that as an example. Is that okay?

Yeah, Great.

Cool. So we've got 49 properties and the good thing about the investor search platform is we can find out quite a bit of information about the property straight off the bat. And so is it something that's going to potentially suit our criteria or not and move on. So property in Albany Creek, it's 54 Old Northern Road. It's on the market for 599,000, the medium list price. So this is all listing data. So we use this site to initially get some saved properties and then we get serious about specific properties. Then we'll take them into the valuation tool and use sales statistics. Okay.

Can I just point out there something that has always been a bugbear of mine and I've been teaching people how to do this, which has been very, very difficult, is getting the RP data information. Go and see, you know what the median price is. See what the median price is for the suburb. This is not to the degree of this is. So if you actually have a look there at this little. If you want to point out median listing price there that you can see, this is median listing price for this specific asset type. So like a three bedroom house versus a two bedroom house versus a one bedroom unit. So we're not looking at the median for all houses in the suburb, we're looking at the specifics for this three bedroom house. What that medium listing price is there in that little graph which I think is just in that table, which is insane because it's always been so hard to get that information.

Yeah, that's a good thing about the search platform. There's so much data we can see instantly and sort of assess. We can see the price growth, the median rent for a three bedroom house in Albany Creek. So how good is that? The rental growth over the last year, 8.6% which is amazing rental growth.

Wow.

The medium yield. So if you're looking for positive cash flow property, you borrow money at 6%. The medium yield is 3.9. Like most properties, standard homes not going to achieve that. We can see the growth over the last few years. So we've got a bit of indication of how the market's going. So this is great. If you're not familiar with Albany Creek, we can see a snapshot of the cash flow analyzer tool. So it's already analyzed this property. So it's based on the listing price and we divide the annual rent. If the agent for the sellers mentioned a rental figure in the ad, real estate investor will use that rental figure. If there's no rental income, it'll use the medium rent, 575 by 52 weeks of the annual rent divided by the list price and it's come up with a potential gross yield of 4.8%. So that's gold information, you know, and.

You can see it really quickly. I mean, obviously there's a lot more data there in the and cash flow analyst tool later we can look at. But this just gives you a really quick way to go through the properties that are on your list. The 49.

Yeah, correct, correct. So we can go and click on the little analyzer and fully take us through, which I will show later. We can see the agent's description of the property. So the listing, if we want to see the actual form add of the property, we just click on the hyperlink, which is in this case domain.com, and it'll take us through to the photos. And if you're renovating, that's one of the things we look at where we can add value and the condition of the home and things like that. We've got a lot of other data here as well. So what's happening in Albany Creek? Is there any development going on the area? So if there's, you know, properties being subdivided or renovated or new builds that could add to the the growth of this location, we can see quite a bit of data in the recent planning applications is a great way to check out what's actually happening in Albany Creek or the Moreton Bay Shire. Amazing the data here. So the suburb statistics, you know, so straight away, vacancy rate 0.4% which is extremely low. So we know we're not going to have any issue renting the property out, current listings, etc. All the planning zones. So we can see a huge amount of data about the property and the market. Just initially off the bat, if this property in Albany Creek stacked up, we would actually save the property itself. So of that 49, you know, there might be five or 10 properties that we save. So when the little star turns to yellow, that means we've saved the actual property. Right. And then what we do is. Can you see the photos now of the property, Jane?

No, but maybe others can. I like what's down the bottom of that section on each property as well, where it actually tells us how many properties in each kind of bedroom and asset class are on the market or being rented at the moment.

Yeah, I'm just. If someone from the audience can just mention if they're seeing the photos of the house. Just so we know the screen's working correctly.

I can't see the house photos on a different screen.

Okay. Okay.

You may have just shared a window rather than the screen.

Okay, I'll share this tab. Just tell me if you can see that now.

Nope.

Okay. Can see the photos.

Yep, I see the photos.

It must be. Might be just a bit of a delay with the Internet, Jane.

Yeah, could be.

Okay, so we just go through and look at where you can cover that, where you date value and what you do to the property. I'll just go back.

It's always an interesting. You know.

What was that? Sorry?

The timber ceiling look.

Yeah. We did a. A project manager and a renovation and a subdivision in Logan home. And I just got the painter to go through and spray the internal. All the brown cabinetry, even the brickwork, interior brickwork. What a difference it made. Jane. Like to sprayed it all white. It was very dark, you know, with the beams and the brick wall. That dark brick veneer and coat of paint just lightened the whole area up. So.

The. The bar. I. I can see the bathroom here with the nice orange 70s kind of bench top. It's looking. Looking cool.

We love. We love those as serial renovators. We love that we know there's potential.

It's when people walk in and they go, oh, no, this is a dive. And you walk in and go, I can smell money.

Yeah. I've been into renovation projects where people have gone and for the open home and actually walked out the front door within five minutes. And that's. That's a good thing.

Yes. Less competition. I can still see that bathroom. So I'm not sure if others can as well.

I'm trying to get back to the investor search screen.

So basically what we've done. So we're back at. To the Albany Creek screen now. We've gone through really quickly, had a look. We can see that the potential yield is actually higher than the suburb potentially. We can see some good information. We can get in and have a look at overlays like the koala precinct. That came up some concerns we could put down for further research. And we can see that it's below the market. There's obviously got renovation potential. But can we make money, Jeff?

That's the big question. Okay. So you'll see my investor search screen, which is great. So what we'll do is now is we'll take. So we would create a shortlist and we'll take the property into RP data. So just tell me, Jane, if we've seen the core logic screen.

Not yet. Okay, I see you highlighting the name. So that's where I am in delays.

Okay. So I'm just signing into RP data. Just can you see my screen and RP data?

Not as yet.

Okay. Some of the audience can just tell me there's obviously a bit of a delay there.

We. We get used to technology, don't we? Where we go? We're in Queensland, I'm in Melbourne. There's people zoning in over here from Perth and we all expect things instantaneously. So at the moment I can still just see the Albany Creek screen.

I haven't used BE Live before, so I do apologize. Normally it just comes through. Yeah. So I'm an RP data. If you could just.

If anyone can see data now. Yep.

Oh great. Okay. So it might be just a delay, but. So we've typed the address in there. We found the address there.

Yep.

So do you want me to run through a bit of RP data?

The pricing disparity? Yeah, those tools. That'd be really handy. Yeah.

Okay. So number of reports we can run in here. So we can do what's called a valuation estimate, which is basically a desktop valuation. What I do for renovation projects is I do a comparative market analysis. So we're trying to find recently sold comparable properties similar to our property type. And then we can do another search for properties that have been renovated. So we're looking for. This is a three bedroom and I did notice it was one bathroom. The first thing I always look at for renovation projects is can we add another bathroom or ensuite? We did a project for that client that I mentioned and we actually did that. I saw that the main bathroom backed onto the laundry. So we put a hole in the wall or builded it and changed the main bathroom into the ensuite. And then the laundry was quite large. I could see that. So we changed the laundry into the main bathroom and put the laundry in a cupboard in the hallway. So always look when you're looking at just a thing for renovators there tips. Always looking at ways you can expand the. Especially another bathroom or brighten the property up. Can add a lot of value to it.

Just.

The two bathrooms and the car space always keep quite large. So some properties will have car parking for one car, some properties will have car parking for four. So I'm just looking at four recently sold comparable properties, similar properties. Got enough zeros in there? 600,000. Yeah. And then you click on update filters. So this is going to show us Every house sale within a two kilometer radius that sold within the last six months. And if there's too many properties on that list again, I'm going to tighten the filters up. Can you see those results still, Jane?

To myself, without turning off mute so I can see the image of Old Northern Road on the right with the star and the map and on the left is the front for you at the house.

Oh, okay. So you're not in the CoreLogic report.

Yep, it's in. It's not in the actual report as yet. It seems to be at least a minute delay.

Okay. What I'm doing now is a CMA report so I'm just going to tighten up the filters a little bit.

By the time we see it, you'll have all the answers so we'll be able to be able to have a look at it. So basically what you're doing is you're creating the CMA report that allows us to look at what has sold in the area.

Yeah, because we use the data in the search tool as a listing data which is just an approximate as you know. And now when we've got serious about a property we're looking to call it a logic so we're actually seeing what properties are actually selling for. It doesn't matter what the agent or we think the property's worth or what the owner thinks. That's really what comparable properties are selling for. Now the good thing about this report, if you could just tell me Jane, when you can see the. There's 22 properties that have recently sold, which is good. And the good thing is I can see a number of three bedroom one bathroom homes which is perfect.

We're still not seeing it, but talk us through it.

Okay, so there's 22 properties in the list. So you know, you might look at three or four, you might look at 10. So I'm just going to refine that list down by sales within half a kilometer radius. I'm just going to update the list. Okay. Just creating that list.

Bit frustrating. I'm just going to hide it again and try to bring it back into the stream because it is still stuck on that overriding image.

Okay, I'll just. The good news is we've got a number of properties in this report that I can see the photos of each property and there's a range of unrenovated and fully renovated which is exactly what we need in the report.

I might just throw this screen out again and get you to re share because it's definitely not sharing what you can see. So if you want to share that again for me, that'd be great.

Okay.

The one on your other screen is actually showing really well, which is still got the invest 5 on it. So I'm not sure if that's a better screen to share.

Okay. Because on the belive tab, there's actually three tabs where it says I can share the tab. So I've just shared the bottom one that I was doing before. When you were able to see it.

Only one screen, just that tab will come up. But if you share the entire screen. So what are the. What are the three options?

So each option says share this tab instead. And the three. Three tabs I can share but not share the entire. Okay, I'll just go back to the beeline screen. Okay, I'll try that now. That might work. Yeah, seems to be.

Okay, so now we have the comparable listings. Customized report, final preview.

Excellent. Okay, so that's what we need to do. Each time I need to change a tab, I need to go back to the belive. That's okay. We're all good. We're learning. So what we've created is a list of 22 properties recently sold. Okay. Now if you were looking for unrenovated properties, you'd go and pick each of those properties that are unrenovated. Just for the purpose of the demonstration, I'm going to select the 22 properties. Okay. So what you'd actually do is there's quite a number of those properties. A three bedroom, one bathroom. So they're quite similar to the. The property we're looking at renovating. So you can actually click on each of those properties and see how they compare. You know, are they better condition? Are they a bigger build, big land size, smaller land size? Do all those analysis on each property. Okay.

Which is really great. I mean, we started at a huge amount of properties on the market. We got down to 49 to consider. We got down to one that we want to compare. Compare. And now we swapped over and looked at, well, what it's sold. So that we can actually see if there is scope to actually make money with the renovation.

Yeah. And when I saw the photos of these properties, I'll just move all properties. You can actually see the photos of each property.

Okay. So you can just click on that little arrow and go through and just quickly look at them as well. Okay, cool. So that's obviously renovated.

Correct. So that would be one to see what's. What's. What does it sell for? Fully renovated, sold for 700. There's an older one, unrenovated, that sold for 730. That's pretty original. So that's probably a comparable property. There's another one that's fully renovated. This is great because you're actually seeing, you know, what the property is going to be worth, potentially worth. And then again you'd base it on the land size, the build size, the quality of the renovation as well. So all those factors. So there's quite a number of properties here that are renovated and unrenovated. So 825, you know, so see what standard that's been renovated to offers over 960. Oh, sorry, that sold for nine. It sold for 960. So we can see, you know, how many days are on market when they did actually sell. So days on market, pretty low for most of them, which is good. So once we've created that list, it might be five recent sales or in this case it's I should just select all 22 and then I would go onto the tab of comparable listings. So these properties matching the same filters that are currently on the market for sale. So other comparables, what's your competition essentially? And there's only three properties on the market for sale. So that straight away tells you it's pretty, probably a pretty, pretty tight market there, you know, and then there's some, there's one there, office over 949, been fully renovated obviously to a, you know, nice standard. So you'd be checking that out, see what stand.

So and, and the important thing for people here to do is look at is, is it a brick? Are you comparing brick with weatherboard? Like make sure that the, the actual structure is kind of the same. Is it a, a one story or a two story? Is it two story with the bottom dug out so they can have a granny flat? Like you're looking at real true comparables. It's just not like it's. They're both 716 square meters. So therefore this one sold for 960. I can buy this for 760. There's money to be made if one is a brand new brick build and the other one is, you know, your weatherboard Renault.

Sure. Now you've seen the CMA report at the top there.

Join.

Great. Okay, so there's a property, Property. You can see a bit of history about the property when it last sold. So when you're going into the negotiation process, I always like to look at, you know, how long the owners own the property for. Actually I should have gone back to just Go back to this report. Can you see the screen of the actual property? Yeah.

Yes. So at the moment I can see the CoreLogic report you're going through. So not the actual property. I'm still looking at the report coming up and down.

Okay, I'll just go back and share it again. Seems to be that I have to share different tabs. Hey, yeah. Every time I refresh it. We are getting there. Now can you see the actual property? Okay, so one thing I did miss when I went through this before I started the CMA report is I always looked at how long the current owners own the property for what they paid for the property, because this helps when you go into the negotiation process. So the data about the property, the owners, so we can see the address. So in Queensland and New South Wales, quite often we can see the owner's details. Not always, but quite often.

So we can make it, we can make some assumptions there. This obviously tells us they're owner occupied because the address is exactly the same. Apologies to Shirley and Philip, but you know, showing their productive details. But they've been there for a very long time and you know, you make some assumptions about the age of people when they buy properties. You could make some assumptions potentially about what they're doing at the moment, maybe downsizing, et cetera. They've had 26 years in this property. They bought it for $100,000. They probably paid it off. So there may be wiggle room for negotiation, you know, so you're building up a story that may or may not be right. And I mean, you're a buyer's agent, Jeff. You would, you'd be building up a bit of a story about not just the property, but the ownership and the opportunities to negotiate before you step into any property. Right?

Yeah, correct. And before I even pick up the phone and contact the agent, I've done all this research and I've a bit educated about the property and the owners. And then I'm quizzing the, the selling agent as well. And this is really good because if a property has been on the market for, you know, three or four months, there's a question, why has it been on the market? So again, it helps me when I. The questions I'm going to ask the seller or the agent when I contact them about this property. So that's gold information. We can see the median value and this, so this is selling value. So we looked at listing value and search and now in CoreLogic, see the median price in Albany Creek is 904,000. The median rent 640 average days on market, 25 days, which is really low.

Here is in RP Data, we're looking at the median value of houses, all houses. But when we looked at investor, they told us what the three bedroom median was.

Correct.

So we have a skew. And if you go back to, when we go back to that original tab, when we go down to the bottom, we'll see how many three bedrooms versus four bedrooms are on the market or have sold. It gives us an idea of what that typical property is as well.

That's right. And that's why we create that CMA report. And we only look. We could look. We were looking at three and four bedroom homes, but we could be more specific and just look at three bedroom, one bathroom homes that have sold. So we're comparing, you know, apples with apples.

Essentially, you know, perfect.

Okay, so I'm going to go back, I'm just going to go back and see if I can. I have worked it out. I think.

I'm so glad that you're working out this new technology. I throw you on five minutes beforehand and just look at you. You're an expert already.

Yeah, I haven't used this process before. Okay, now we should be back to the CMA report. Jane.

Yep.

Yep. Cool. Let's say you learn something new every day. So we've created the CMA report. Now we're looking at the data so we can see the location of the property. And my screen is a little bit smaller. We can see the property in black there. So that's the property that we're looking at. And the properties in blue are the recently sold. So we've got, which is great. We've actually got quite a lot of comparable sales in quite close proximity. And we can see the list. So what, what are these properties? What did property number one sell for? You know, it's a three bedroom, one bathroom sold for 735 as an example. Next one, 700. You know, so we can actually drill down and actually look at these properties. So if one was on a main road, that might be a negative effect of the value. So if our property's on a cul de sac or a quiet street, it's got higher value. If our property's on the main road, it's got less value. So all those things you need to take into account. That's why the starter is so key. So each of the, we had 10 sales here. There's all the properties so we can see again, you know, the age of the property, the land size, the build size, the distance to our target property. This is gold information.

And, and as you said, we're on the main road for this property. So we already have in our mind that this could be a little bit of a renter or future buyer objection. So, you know, we're considering that. I forget, did we have a CMA of what this property that we're looking at, number 54 was worth or the estimate?

Yes, we did, we did in the CMA report. I'll just scroll back up.

Because when we're looking at those sales, this is where we're kind of, you know, trying to make an estimate of.

What.

That disparity between unrenovated and renovated looks like. So we've got the data here, which is really.

Yes, I did. It did do a valuation estimate, what's called a desktop. So. So that's the initial starting point because it doesn't take into effect whether the property's been renovated or whether it's, you know, a larger build or a smaller build or.

And with these older properties, when you have those desktop valuations, often what they do is they take the original purchase price, in this case 97, $100,000, and they look at the growth over that period of time and apply that to the desktop valuation. So you. What's really handy with RP data I find is that you can, when you look at the pictures of the property, they actually pull up all the pictures. So if this property had been sold or rented in the period of time, you can actually see if there's improvements in the property because you then going to have to factor in that, well, this is a renovated property that the estimate doesn't take into account.

Correct, correct. And that's why I suggested looking at the photos of each of these sold properties and just check them out so that I'd want to do. So there's quite a number of sales, which is great, 22 properties. And now we're looking at the properties that are for sale. So essentially, you know, you're going to renovate it if you intend to put it back on the market. Want to see what other properties are listed for and you know, and what standard with a renovator unrenovated. So we can see our target property there and there's only three listings within the same radius. So we know that it's a pretty tightly held pocket in the suburb. So these are the properties what they listing?

Four healthy prices, two of them are four bedrooms. So.

Yeah, yeah. So that would be the question I'd be asking the agent, you know, is there a demand for three bedrooms? You know, how much would it probably be worth more if it was a four bedroom? Can we expand under the roof line to create that extra bedroom whether it's worth it or not? But all those things, it gives you gold information to go back to the seller and ask those questions and quiz them on it, you know, because the agent, like a good local agent would know that information. You know, whether there's a demand for three bedrooms or whether you achieve a greater value or price point if it's four bedroom or if it's got an on suite. I think on suite's a no brainer. It's, I think it's a great way to add value if it's, if it's possible.

So if we jump out of RP data and go back to, oh, is there anything else in RP data that.

There is, There is some at the bottom of the CMA report and we can see the population average length of ownership. This data here is really gold. So always analyze. This is great. If you're not familiar with the suburb or you're trying to analyze a few neighboring suburbs and trying to work out why the median price of this suburb is a hundred thousand less or more than the neighboring suburb, this information will help guide you towards that. So household structure. So if it was a three bedroom, one bathroom, we can see 53% of the population are families with children. So that tells me straight away an extra bathroom is really going to add a lot of rental and sales value to this property. If it was a inner city property and that percentage of couples or single parents was higher, may not be so urgent, but I think that tells you straight away that's a family area. And when you're renovating the backyard, you want to create a nice outdoor entertaining area because it's, you know, it's quite likely to be a family that's going to rent or buy that property. Percentage of owner occupiers. So only 15% of the population rent, so that's really high. So 85%. 85% of the population in the suburb are owner occupiers, which is obviously good for capital growth. So we know, you know, there's a lot of homeowners living in Albany Creek. So even if we were buying property from Sydney or Melbourne or, you know, Canberra, we would have a pretty good idea of the demographic on these results. That's what I'm sort of getting to.

Yep.

Household incomes broken down to each percentage bracket. So it's not one Piece of data or info, it's analyzing the property, the suburb and the demographic altogether. So the percentage of each in each income bracket. So obviously the high percentage in the higher income brackets, which there is in the suburb, it's a good demographic and a percentage of the age bracket. So you want to be in an area obviously with his families. There's a good mix of age brackets and the suburb pretty much gives that. So that's one of the key things I do to analyze the suburb, you know, and it's a family area type area. So school education is really important now. A lot of families consider local schools and we can see all the schools, private and public, which is great. It's a good combination of both. So that's, that's a good statistic to have. Now we're seeing the market trends over the last, you know, 12 months and southeast Queensland we saw massive growth and then we saw a bit of price fall with all those interest rate rises. And we can see the market's already trending up. So they're of kind could be a bit of a window opportunity to when we're working at what part of the property clock Albany Creek is in. So this, this data here again, Jane, I think this gold. So we can see the median price over the last 12 months. So we can see it trending up and then with those interest rates we can see the price dropping back and now we're seeing it turn again. So we're trying to analyze, you know, in the future is the market going or at the top of the clock or we on the growth part of the cycle, you know. Yep, days on market is really important. Eight days, 12 months ago, now 25 days. So we know it's a bit of a slower market than it was 12 months ago. So that's good. Means we probably may have a little bit more time to find or negotiate on this property. But 25 still extremely low. But it just shows the market isn't as hot as it was 12 months ago, which is, you know, obviously a good thing.

They're getting more rent.

Yeah, that's the other thing. Rents 12 months ago, 570 and you know, up to 6:30. That's over 10%. What's that? 1213 growth in 12.

It would seem that we've just lost Jeff. Where did he go? He was showing us such amazing, amazing information as well. Well, I'm not sure where Jeff is gone as obviously he's at the, the top of the most exciting stuff. So let me see if I can grab him Back in here having a few little tech issues, aren't we today, which is really interesting. Let me just see where he is and if he does come back in. Yeah, I think his screen is coming. I just don't know if he's going to be there. So let me just check. I don't know how we have his screen without Jeff. How does that happen? I guess the thing that I really wanted you to be able to see here was the fact that there is opportunities to actually get more information from investor. And you know, when we're looking at the information that comes through from investor, it gives us a way that we can actually analyze information. So, you know, we're looking at ways that we can look at the properties on the market at the moment and get really great intel. We can look at ways that we can actually use existing, you know, sale data, such as the comparative sale information as well. So it gives us that type of information. And I also like the fact that it gives us some integrity around making a decision. So, you know, if we've got an opportunity to actually make a decision about, well, what is actually happening in the market, what is the negotiations that we can go in and see these properties and see these opportunities, that's the type of information that we really, really want. And the reason that I really like investor and you know, is it gives us that information. And I'm just gonna, I guess I can share my screen while we wait for. Our friend to turn up here. But you know, when I look at what the information is that I am after when I'm trying to show. So I'm just going to show you my screen here. So you should be able to see that now when you actually see this, you know, and you're going through and you're putting in the localities, you can actually get so much more information. So you can actually get through and you can have a look at, well, what is happening in the market at the moment and what kind of suburb specifically information do you want. You know, maybe you do have a minimum of, say, 30,000 people or maybe you want to be able to look at yields that are at least going to get you a payment on, you know, what your interest rates are at the moment. And maybe, you know, vacancy rates is not such a big deal at the moment. Maybe you are looking at something that's, you know, 80% below the, the suburb value because you're looking to find properties that have the opportunity to be, to be able to give you an uplift with the renovation. So, you know, this is what I really like this. And, you know, you probably saw these strategies before. You know, if you're looking at subdivisions or you're looking at opportunities to actually have a look at growth or positive cash flow or. Or any of those things, we're actually getting these opportunities now to actually look at, well, what is happening in the moment and what is happening in the market. So, you know, for instance, you know, you might go for a whole yield thing, or you might go for the renovation, or you could go for the subdivision. And this kind of gives me a way that, when I'm talking to clients, an ability to go, well, okay, how many of these properties? There's two matching properties that are going to give us all of this ability. And, you know, when I see that, it gives me the confidence that I can actually get, I guess, some clarity on what's available. And when I click into these, you know, see this full price information, and I get down here and I look at, well, how many houses are available? How many properties. 164 houses are obviously, obviously the dominant thing they're selling at the moment. But look at this. You know, most of them are between, you know, 34, 34 of them are between 300 and 400,000, up to 500. So his property is less than 500,000. What's happening in the rental market. Most are renting around that 300, 400. So hence why we're getting such a great rental return. So, you know, I think the thing is we are just trying to work out what information is available to us and what can we do. So here we are up in Shepparton. It's obviously the area that, you know, has some opportunities at the moment. I can't say anything more about the Shepparton, but there seems to be some subdivision opportunities. It's going through the ads and it's pulling. It's pulling the data. So this kind of, you know, gives me an opportunity to. To look at the different things. Now let's just see if we can bring back Jeff and see if we can hear Jeff. I can definitely see his screen there, and I can see that he's got the screen up. Jeff. I'm not sure if he can hear us, but I keep seeing him trying to share his stream. I'm not sure if he can hear me, but, you know, when I see this opportunity and I see the, you know, the ability for us to actually get in and use this data, this is gold. One of the other things that I really love about the data here as well is that it gives me an opportunity to look at what is happening with the cash flow. So I can talk, put in the estimates of what they're actually saying that this property's worth so they can give me all the estimates about, you know, the particular property we're looking at. We can enter in and we can put in, you know, the, the property name and address, etc. And we could go through all of that information. We can look at the information as it comes up. So you know, these are properties that I've analyzed in the, in the past. So you can see here, if I'm looking at this particular property, which one is it? 75. I think Jeff is back. We're gonna let, gonna let him come join us again. Jeff, I was just taking people through the cash flow and just showing how the property analyzer works, knowing we've got some limited time left. I don't know if you want to walk us through that quickly on the example that you're doing and have a look at also at the, maybe even Archa Star just quickly for people who are able to hang around. But I've got just up here on the screen, the property analyzer for a property that I pulled up. I had some subdivision potential in Shepparton with good, good cash flow. This what I really like about this. Jeff, do you want to just talk us through this? You can what I've got on screen at the moment. Unless you've got one you can pull up.

Yeah, I'll just see if I can see your screen. I could do us Archar report.

Perfect, perfect. Let's do that.

Can you see the CMA or WAS screen? Okay, so I was just going to go and finishing off that CMA report because it's quite important to see where properties are selling, what price bracket.

Yeah, yeah, let's do that.

So you can see, you know, number of properties sold between 6 and 800k which is somewhere where our UN property is. But you can see 92 properties sold between 800 and a million and 511 to 2 million. So you can see there's quite a big disparity which is great for, you know, projects. So it's an area that I think would stack up. Okay, I'm going to share my screen with the archistar. It's just a bit of a.

Star is an interesting software platform and is an add on that you have to pay for. What we saw previously when we looked at the property in Investor, some of the Archistar information was coming out with some of the Planning free information. I'm just seeing your old tab, Jeff. I'm not sure if you need to sort it over. Just the sales by price tab is still there. But the thing about Archistar is, and I know the founder, Rob Curry and his brother who's an architect with technology behind him, let's put it that way, we're really clever, you know, really clever thinkers. And basically what he's done is they've looked at all the councils within, I think Australia now, isn't it? And they've actually gone through and with all of those places within Australia, what they've done is they've said, well, based on the council requirements here, can you do a two or three bedroom house, townhouse, block of units. And they actually have essentially AI coming up with the design and then they can put it into Cordell and come up with the costing. Jeff, I'm still seeing your screen here. The sales by 12 months for the house. I don't know if you want to change the tab so we can see the other one.

Okay. I'm just trying to sort it out so we can go into Archar.

Okay. Oh, perfect.

Can you see the Archie Star screen?

I'm about to show it now. Yeah, Very thin. Yes. You can see tiny little things because.

When we've been trying to share the screen, every time I try and screw the screen, there's a tab that blocks my screen. Jane.

All right, interesting.

I'll just try and open it. Yeah, it's very frustrating. So you can only see a small portion, which is what I can see. I'm just trying to close these tabs, but I can't actually, just so we can get a bigger view of the screen. Because that's ideally what I want to do. But there's no provision here to actually close those tabs. There's about 10 tabs which are preventing the.

Okay, well maybe it's worthwhile to leave it there for now. I think the. The important thing is that we've given people a bit of an idea. I really wanted them to see the investors platform and how that can link into getting the information from RP Data. Archistar we might have to leave to next time. But you know, the thing with Archistar is that it does allow you for people who are doing subdivisions or looking to subdivide or develop. It does give you some, a lot of extra integrity of information. And I know over the years of teaching renovation to people, a lot of people think, well, potentially I could renovate that. The property at the Front, add some value, pull out equity, and then subdivide the block out the back, which would be great, and maybe even build on it. So we're making money out of thin air in two different strategies. And what I love about the ability to be able to get from the 22,000 suburbs down to 49 suburbs down to the integrity of one or two that have this renovation potential, or even just the potential for you to, you know, buy a good quality property in the area at the time, it allows you to give you a lot of extra information. And, you know, for me, information is king. And, you know, if we can actually have that kind of integrity of the information available to our fingertips, it gives us an opportunity to you know, keep actually, you know, the, the decision making, not being emotional, but actually being something that is tangible that allows us to actually look at it and go, well, you know, how. How can we make money here and what's the opportunity? And if I just, you know, once again, if we can close out here, you know, looking at, you know, what we've got here, Jeff, with, you know, the, the, the actual, you know, cash flow analyzer, you know, all of the different things that allow us to actually go through and quickly look at properties and do these searches. You know, this just gives us so much more information. And I think someone here said, you know, can you search by these filters? The first one, yeah, you can, you can put in, you know, let's say that you are looking in Ipswich, for instance, and, you know, you have that a price range up to. What's a price range? 650.

Yep, 650 is pretty good price range.

And we're looking for positive cash flow. We're going to take anything that has been included in there. So maybe there's some, you know, extra accommodation that. Or whatever comes up with that. We want to be in a population over. Well, we may not put that in there. We want to have 80% of the median. We want to have, you know, a rental yield percentage. Let's just say for this instance, 3%. And we search by that criteria. It says that there's nothing available. So maybe we go in here and we say, okay, we take the yield off. Is there something there?

What we would do. Sorry, Jane. What we do if we're searching for positive cash flow, we take that 80% off, just change that to 100. Because the way we, we use the tools for each strategy is quite different.

Right.

So if you just Change that to 100 and just see and then hit search again and then Just see.

Sorry, I've got nothing here. 650 and search again.

Yeah, yeah just change the 80 to 100.

There still I can see it. Okay, maybe I need to have a little bit more money behind this. Is that.

No, no, no that would be. That would be fine. Above 3% did you have? Yeah, there you go.

So up to 900000 so I had up to 650. So we had some 699,799s and 799 here. So. Oh, this has got a couple of opportunities. So we can see here we've got an older type of property. It's 93% of the median. So I was a bit above the below the median previously but this gives us, you know a lot of information here about the area which I love around the vacancy rates, around the information and here's that Archistar data here. So you know what the zoning is, what the land use is. So here we can see there is some potential to potentially do other things. Fire ant fire security overlay. What does that mean Jeff? Show me worries.

Yeah but it's probably a lot of Queensland so it's a shame in the. So the way we use the search tools for positive cash flow we use different filters so there would be a lot more properties that are above 3% in Ipswich. So without me being able to control the screen it's a little bit hard. We have a lot of on the investor platform we have a lot of pre recorded training. Jane. So if your clients are looking for positive cash out there's actually I've done training videos to show you how to use the search tool, how to do the market analysis, how to run the cash flow analyzer tool so that it makes it very easy to navigate your way around the platform.

Well if we're going to do cash flow positive in Ipswich what would we do? Would you just come down to rental yield or.

Yeah, so I just. Your screen on my screen is appearing very small so I'm having trouble reading it. I want to see. Can't share the screen again.

And what kind of keywords would people be putting in here, here around.

Oh so that's the issue. So when you go into the strategy and you've got positive, you've got positive cash flow as a strategy. Yeah so when you select the keywords you need to select all. They all should be ticked. So you can actually click on each one and just click select sorry specific keywords or go scroll up to the keywords and select all and that'll select not to the strategy. So on the strategy, select positive cash flow and then see they're all selected so they're all ticked. So. And then you've got 100 of the medium list price. Like yeah, my screen is very small, so.

So yeah, and that's where the. I think that's might have been the search. But this kind of gives you an idea of, you know, how this information comes up. This property here in particular, it's already got da approval because we've, we've seen here that there's an opportunity to do that in this area. It gives it a lot of information around this humble property and the potential that it's been approved for eight townhouses. So this is obviously across a couple of blocks and you know, so this allows you to pull up some information as well around the properties that for sale at the moment we can see here there's 37 listings, interestingly enough, 17 houses. So there. It does tell me that if you did decide to build some townhouses or units in the area, it's not unusual because we're always looking at minimizing the risk and going for what the typical price is. So lots of information here and I think the key information that is really important for us to, to share here is that, you know, this is a tool that allows you to grab the information, specifically what you need and let you actually take that information and put it in place and you know, have the integrity of being able to interrogate it. So none of the suburbs, that suburb, none of the. No properties came up initially. So we could take off some of the, the search filters or you can go and do the bull training, which I obviously haven't done that Jeff is, Jeff has got on the platform. And I think you run webinars every week as well, is that right?

Yeah, correct. So we run webinars on the different strategies and we also have member only training. And if you can go to the home screen, Jane, and there's a knowledge source tab. So if you go back to investor search, just scroll down as you've logged in down below, it'll go to the home screen Y.

Let's do that and I will share it. My screen show share. Let's have a look at that. Yep.

So in that knowledge base, if you just click on that, there's a lot of pre recorded training, all the different strategies. Jane.

Oh, wonderful. Okay, so we can actually go through and actually pull out the choose a strategy and what's your strategy and how to actually. Okay, fantastic. So we've got that information there too.

Yeah. So the way you search for each strategy, the way you use the search filter is quite unique to that strategy. So the way you search for renovation projects is very different. The way you search for positive cash flow.

Got it. Okay.

And, and what happens in the training is we just focus on that. What I recommend for clients is just to focus on that specific strategy. Get really good at getting the results on that specific strategy. But there is a lot of pre recorded training material there and how to analyze a property, how to do a CMA report. That's all in the training. Short, shorter videos as well. Jane.

Perfect. Well, I have to say I, I really appreciate all of your time and patience in sharing the screen here today. I think, you know, for me it's really important for people to be able to see that there is, you know, some really great data research tools out there. You know, I created the suburbs like the software because no one was actually combining the data in the market with census data. And then I was piecemealing it together with RP data and teaching how to do it and. But just, you know, I was downloading from RP data all the sale data and then looking at three bedrooms and coming up with their own median price because nothing's doing that. The fact that that's already here in Investor is gold. So it just saves time. Right. And what I like about this membership is you can turn it on, turn it off. You don't have to commit to like, you know, lifetime membership.

Yeah. What we could do, Jane, is we could because it was very frustrating today with the technology is I'm happy to do a little short video my record it and then send it to you and you can and, and show some of the tools in a more descriptive manner.

I would love that. And you know, I'm just going to drop the link in here as well. I've spoken to the guys over at Investor and Jeff. Obviously we've managed to get a little bit of a discount off the, the product, which is great. I know I signed up last year for it and, and I jump into it all the time when people are talking to me about, you know, what's going on. I was having, I had a call with a first time buyer yesterday and she said, I don't know if we can afford to buy in the North Shore in Sydney. I was like, well, we worked out a borrowing capacity, we worked out what that purchase price was and we had a look and was like, well, in actual fact you can. You just have to move up a Little bit rather from Chatswood. We're moving up the highway. So, you know, it gives some clarity as well, really quickly. And then, you know, we looked at a couple of properties and there was one property that come came up just in this, like, casual call, which is like, actually, I think I might go and see that this afternoon. Wow. So it gives. I think it gives, you know, rather than that whole getting in and searching and searching and searching and, you know, and domain and real estate and everywhere else, it really defines things quite quickly. And, you know, I just love the search criteria around the strategy.

So, yeah, one of the other great things is a lot of property I'm seeing now is listed without a price. Jane, we're in southeast Queensland. It's pretty strong market. It's very frustrating for home buyers, investors because you don't. It's listed without a price. So the first thing you can do is go into these tools, look at what other properties are selling for. Do the CMA report, do a desktop valuation. You've already got a pretty good idea. And so, you know, if the agent or the seller saying it's 200,000 more than the report saying, you know, it's overpriced and move on, you know. So before you waste your time going, spending a couple of hours going to the open home and inspecting it and getting a contract, I need to find out that the valuation is actually not what it's worth. You can do all this. So when you actually go and inspect the property, you know, the figures that you're going to prepare to pay or the market value of the property, whether you're prepared to go over that or not, let you know what it's actually worth.

Absolutely. Well, look, guys, I'm going to drop that discount code in the details above this video. Please go check it out. There's so much training and information in there. And as I said, it's one of many tools. I think the tools are getting better and better in the market at the moment, and hence why I retired the Suburbs Lecter Software at the beginning of this month. Because after keeping it going for the last five years going, why doesn't anyone has this great information? Finally, I'm finding that the information is available. So thank you so much for your time today, Jeff. I really appreciate it. Definitely take you up on the offer on getting some of those recordings done as well. And we'll drop them in here for everyone to have a look at. If you have any questions, drop them below. I'll get onto them. And yeah, as always, here's to your property. Success. Bye for now, guys. See ya.

Bye.