Selling Your Fort Walton Beach Apartment Complex? Get Ready for Questions from Buyers

Are you thinking of selling your Fort Walton Beach Florida apartment complex or multi-family, duplex, triplex, four-plex etc?

  1. What is the apartment complex occupancy rate?
  2. What are the rents?
  3. Are all the rents for each apartment the same?
  4. Do the rents correspond with unit sizes?
  5. How long have the tenants been there?
  6. Are the leases on month-month, six month, one year or other?
  7. Are any rents paid in advance? If so, is there a discount for advance payment of rents?
  8. What is the main source of the tenants for the Fort Walton Beach area apartment complex? Is there a specific industry drawing tenants? If so, is the industry cyclical (such as tourism) or is the industry growing or declining? For example, if a new manufacturing plant is being built, that would be very attractive to a landlord. However, if companies are shutting down, that would be a negative.
  9. May I have the last three years profit and loss statements?
  10. What condition is the roof? If the roof age is questionable, have a roofer inspect it prior to selling, repair if necessary and give a life expectancy statement.  If you don’t wish to do so, get bids for roof replacement from three reputable roofers, as the buyer certainly will if it’s in question. This will save you valuable time during the buyer’s feasibility period.
  11. What improvements have been done to the apartments?
  12. How old are the air conditioning units?
  13. How is the plumbing? How old is the plumbing?
  14. What does the area look like? Is it near new shopping, old shopping, schools, water?
  15. Are there other apartment complexes nearby?
  16. Are there vacant lots adjacent to the apartments or  multi-family units? If so, what is the intended use of the adjacent parcels?
  17. What does the apartment complex owner pay for? Water, sewer? Garbage? What is the cost for each?
  18. Is flood insurance required? Has the property ever flooded?
  19. What are the other insurance costs for the apartments? If insurance is high, why?
  20. Is there a survey for the apartment complex? Can more units be built? What is the zoning?
  21. Has there been any construction done without a permit?
  22. Repairs or renovations to the apartment complex or multi’s such as electrical wiring not done to code?
  23. Are there leaky windows, doors, or pipes?
  24. Is there any mold? Has mold been remediated in the past?
  25. Is there lead paint? Was the property built before 1978?
  26. Termite issues? Is there wood rot on the exterior of the apartment complex?  Wood rot is very common in Northwest Florida.
  27. Has there been any property line or zoning disputes?
  28. Neighbor issues?
  29. Is there noise from airports or other affecting the property?
  30. Have deaths occurred at the Fort Walton Beach apartment complex?
  31. Are there any liens on this property?
  32. Is there protected wild life that has prevented building around the complex?
  33. Is there weather damage to any of the units?
  34. Has the soil been tested for development?
  35. Has there been an offer on the apartment complex or contract that fell through? If so, why?
  36. Why is the apartment complex owner selling?
  37. What were the recent and past capital improvements, capital expenditures (CapEx) for the multi-family apartment complex?
  38. Do you have a platform online to attract tenants?
  39. Do you have an apartment complex Facebook account for your Fort Walton Beach multi-family?
  40. Do you have a website?
  41. Do you have a 1-800 number?

These are just some questions you should be prepared to answer if you want to sell your Fort Walton Beach area apartment complex.

Are you looking for professional assistance in selling your apartments or multi-family units? Give me a call.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in  Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, DeFuniak Springs and Freeport, Florida.

It’s Wendy… It’s Sold!

SOLD – 12 Unit Apartment Complex, DeFuniak Springs Florida

Sold! This 12 unit apartment complex in DeFuniak Springs Florida! 537 N 20th Street was a multi-building apartment complex on approximately 4.5 acres.  One building had six units, and two smaller buildings had three apartments each, for a total of 12 units. The complex was built in 2000 and well-maintained. The asphalt parking lot had been re-poured.  Each unit in the apartment complex was about 1000 square feet and included a screened porch. The total time from listing to closing was 9 months. Marketing for the apartment complex included drone photography, area feature photography, such as the LECOM School of Dental Medicine, Chautauqua Vineyards and Winery and historic DeFuniak Springs. The multi-family property was advertised extensively on the internet, including Linkedin, Facebook promos, real estate agent email promotions, Twitter, Google+ and hitting the streets with scrappy follow up.

Are you thinking of selling your multi-family apartment complex anywhere on the Emerald Coast? Give me a call, because…

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

 

 

 

26′ Boatslip + 10,000 lb Lift for Sale* (*condo included) – Okaloosa Island, Hermitage 209

Hermitage #209 is a bay front condo on Okaloosa Island, in Fort Walton Beach, Florida. Included with the sale is a rare 26′ boat slip and 10,000 pound boat lift on the private pier out to Choctawhatchee Bay. This two bedroom condo has been recently painted and all furnishings are included.  Find a waterfront view out your window, sit on the patio and feel the warm tidal breezes blow through your hair. The Hermitage complex is tucked away on the drive between Fort Walton Beach and Destin Florida. A three story U-shaped building, its neighborly size feels like a traditional beach community.  There is a pool and also extra parking for trailers.

Hermitage Unit 209 at 1330 Miracle Strip Parkway, Fort Walton Beach, Florida on Okaloosa Island is offered for sale at $239,900.

Watch the virtual tour.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

It’s Wendy… It’s Sold! Thank you to my Destin Florida Sellers!

Thank you to my lovely Destin Florida, Miramar Beach real estate seller clients! They tried to sell their development property near the beach as “For Sale by Owner” for two years, then listed with another real estate company for six months. When their property failed to sell, they listed it with me. It was sold in 30 days for $1,000,000.  How was this accomplished so quickly? Some of the keys to my marketing are attention to detail, follow up and thinking outside the box.

Are you interested in selling your Destin Florida, Miramar Beach house, condo or lot?  Give me a call. I will analyze your particular situation and devise a plan to get it sold!

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

 

First Time Home Buyer SOLD – Bluewater Bay Blue Pine Village!

 

It is such a rewarding pleasure to help a first time home buyer purchase his first house! Today I sold a home in Blue Pine Village, Bluewater Bay, Niceville Florida. The young buyer was just 21 years old!  To see the wide-eyed wonderment at his pre-closing walk-through made my day! He told me “he couldn’t believe” the dream had become reality of his first ever home. Just imagining his puppy romping on the tiled floors and playing in the back yard, making the garage into a “man cave”, having a computer room, noticing little touches previously overlooked, like the custom tiled shower brought exuberant smiles to his face. All wishes were granted as he signed closing papers today! A new homeowner!

How may I help you buy or sell a home in Niceville Florida or anywhere on the Emerald Coast?

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

Coming Soon Listings!! Destin, Santa Rosa Beach, Okaloosa Island, Crestview Florida!

What real estate are you in the market for on the Emerald Coast of Florida?

Here is a teaser of upcoming listings I will have for you in the next few weeks:

  1. Santa Rosa Beach: Single family home for sale in the Mack Bayou area, near Sacred Heart Hospital. Hardwood floors, granite, custom extravagant lighting, 9′ ceilings, backs up to state forest with fantasy yard! Under $500,000.
  2. Fort Walton Beach: Bay front condo with boat slip on Okaloosa Island! Under $300,000.
  3. Destin: Remodeled townhome, three bedrooms, two and a half bathrooms, garage, new granite, appliances, flooring! Under $250,000
  4. Crestview: Pool home, new carpet, paint! Under $250,000

There are more to come! Would you like to be notified when these hit the market?  Email, text or call me!

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

For Sale – OOPS UNDER CONTRACT -Quail Run Townhome, Destin Florida 32541

 

DISCLOSURE: I wrote this draft blog post about my new listing in Quail Run at 1014 Airport Road Destin, Florida, went on a week long trip, came back and it is now SOLD!  Before I could get a chance to publish my Quail Run Destin townhouse listing for sale – it went under contract while I was away! How? I worked the sale from a hotel room on the laptop and phone!  1014 Airport Road Unit 142 was SOLD in FIVE DAYS!

Envision coming home to this beautifully remodeled central Destin townhome. Plop your keys on the granite counter and tickle your toes in the new carpet! What’s cooking on your new stainless stove? After dinner, take a plunge at the Quail Run community pool. Think about how will you accessorize your newly remodeled home. This Quail Run townhouse has brand new carpet, is newly painted, has new granite counters throughout, including the three bathrooms. The kitchen, with long granite breakfast bar, has new stainless dishwasher, refrigerator and stove. There is new vinyl plank wood look flooring in the bathrooms to match the rest of the home. Quail Run is located near a plethora of shopping and dining, and of course, the beach. Welcome home!

1014 Airport Rd. #142, Destin Florida was listed for $204,900.

AWE SHUCKS! Since the unit is already sold, I do have some good news for you! I have another Quail Run listing with the same floor plan – three bedrooms, two and a half baths, coming on the market within about three weeks. The Destin townhome listing will also be remodeled with new granite in the kitchen and baths, new carpet and freshly painted, as well as some other upgrades. Would you like to be “in the know”?

Give me a call, send me a text or email me.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

Why Isn’t My House Selling – Destin Florida

 

I was recently asked to review an expired Destin Florida listing. The home seller was dismayed that hardly anyone had looked at his Destin Florida house during his previous listing period. It was well priced, so that wasn’t the issue. I read through the old MLS (Multiple Listing Service) description and it was bland and generic. “Immaculate”, “must see”, and “motivated” were some of the terms used. How did that make the house stand out?

When writing an MLS description (with the help of a well-worn thesaurus) one thing I focus on is the uniqueness of a property. Here are some questions to give the description a little wow factor and ideas to tickle your creative brain – “imagine” how someone would “live” in the house. Alternatively, how does the “house” live? What are the home seller’s favorite features? What makes it unique? Of course, you can use the words “beautiful” and “lovely”, but why is the house so?  Does it have an enormous deck, pergola, and hot tub in the backyard meant for sinking into each evening while being lulled by the wind in the trees? Is the kitchen edgy with its mirrored backsplash reflecting the host’s good taste? When entering the home, are your eyes teased to seek little architectural delights, like built-in wall niches?  Property descriptions in the Emerald Coast Association of Realtors’ system are limited to just 800 characters in the main field.  Some agents ramble on filling up entire supplements.  You have to do that in a few cases, but normally, it’s not a good idea. Why? Because the internet is filled with syndications of MLS house listings sent to hundreds of websites and a potential home buyer is scanning thousands of listings. The message must get the point across fast.

Further analyzing the expired Destin listing, I noticed the biggest flaw of all. In the public remarks, it said “easy show”.  That is a Realtor term, not a consumer-oriented term.  And to the contrary, it was not easy to show. There was no lockbox, the listing broker stated he must accompany all showings and it reiterated “appointment only”. (The last is redundant because most listings shown in Destin are by appointment anyway.)  What does that mean to a buyer’s agent? That the house is not easy to show at all.  Picture this scenario – you are a buyer’s real estate agent and you receive a call from someone coming to Destin for one day to look at homes.  This particular home is in the buyer’s price range and matches her desired square footage, room count and year built. The issue is there are also 15 other homes that may be suitable. Given the time frame, the buyer’s agent can select eight homes to show.  Guess what? This house won’t be on the list. Why? Because it’s not easy to show!

There are myriad reasons why houses don’t sell.  Price, marketing and availability are three.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

SOLD Emerald Village, 688 Randall Roberts Rd., Fort Walton Beach, FL Hurlburt Field

This exceptional home at 688 Randall Roberts Rd., Fort Walton Beach, Florida just sold! The Emerald Village house was built in 2000 and totally remodeled in 2018. Some of the highlights of 688 Randall Roberts Rd. were the floorplan – huge open spaces from the kitchen, eat-in area, living room and to the Florida room, as you can see in the above photo. Tucked around the corner were two bedrooms and bathroom.  At the front of the home there was an office with vaulted ceiling and formal dining room. The master bedroom had a walk-in closet. As for the remodeling, all details including new door hardware, faucets, lights, granite counters in the kitchen and bathrooms were added. Everything was painted in soothing colors.  The carpets were brand new.  At 2120 square feet not including the sunroom, the Randall Roberts home offered spaces for families or couples looking for flexible room setups.  One of the benefits of this side of the street was the wooded area behind the property. Many of the houses in Emerald Village back right up to other houses, but this home had more privacy because there was no house behind it. Emerald Village subdivision is very popular because it’s located across from one of the main entrances to Hurlburt Field, a large Air Force base.

688 Randall Roberts Rd. sold in just 39 days to a VA buyer with some credit back from the seller to help with closing costs! The VA appraisal noted no repairs necessary.

688 Randall Roberts Road, Fort Walton Beach, Florida sold for $278,000. This is one of the highest sales prices in the neighborhood.

How may I help you?

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

Under Contract – 1854 Seahawk Lane, Holley by the Sea, Navarre FL 32566

UNDER CONTRACT! 1854 Seahawk Lane, Holley by the Sea in Navarre Florida is now a pending sale in less than 30 days! Beautifully updated, this 2459 square foot house is freshly painted, has new carpet,  new granite kitchen with center island and new stainless steel appliances!  There is a bonus Florida room with French doors which faces the wooded backyard. The master suite is in its own wing and measures more than 14 feet by 16 feet. The floor plan includes an office plus formal dining room.

Holley by the Sea offers swimming, fitness, tennis, basketball, waterfront fishing and beach access, playgrounds, baseballs fields and camping!  This is one of the most popular communities near Hurlburt Field and in all of Navarre.  Located between Pensacola and Fort Walton Beach, Holley by the Sea is close to Navarre Beach, a tranquil stretch of land with miles of state park at Gulf Islands National Seashore that harkens back to old Florida.

1854 Seahawk Lane, Navarre Florida is scheduled to close in August 2018.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: [email protected]

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.