Secured loans. Loans can broadly be divided into two categories: secured and unsecured. With a secured loan, the lender will insist on some sort of security against the money you borrow, often a house or car. If you default on the payments, the bank or building society can then sell the asset to clear the debt. You can usually borrow large amounts with a secured loan, and at a lower rate of interest.
Plus, you can pay back the debt over a long time period, perhaps ten or 15 years. However, secured loans are more risky than unsecured loans because you could lose your collateral if you cannot clear the debt.
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The first example investment is a stabilized office building being acquired at a 6 cap rate for 10,000,000. Assuming its a safe, conservative investment and you expect to sell in 10 years for 12,000,000, should you buy cash or lever at 50. Youre looking at turning your 7 return into a 9 return for this investment with the given loan terms, which are reasonable ones in todays market.
Leverage wins here. Value-add Multifamily. So that seems all well and good for stabilized assets, but what about heavy value-add. Should you pony up all cash if you can for a five year substantial value play. We looked at the investment return on a five-year rehab and sell scenario. Even if you get stuck in an 8 loan for the full five years and cant refinance down to bank rates, youre looking at boosting your IRR by nearly 5 for this value-add.
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