The Loftway Report Year of 2013

2 Feb 2014 · by ChrisSampaio

If you want to buy, sell or invest in Downtown LA Lofts and Condos this will offer great inside on the Downtown Real Estate market.

I started the report in 2012 after reading Barbara Corcoran’s book (watch Shark Tank if you don’t know who she is), she did the same thing years ago in New York at her brokerage the Corcoran Group. Even though she sold her interest in the company for millions of Dollars, they still carry her tradition and public the report every quarter.

Our report is semi annual and is a bit different from theirs, Actually I noticed that a lot of Real Estate brokerages now also have a report. Our report differs from all of them, while they analyze the market as a whole we analyze each building separately and have very specific data.  I would say our report is Micro and theirs is Macro.

The first year a designed the report myself on pages for mac. The second year I hired a graphic designer to make it a bit more fancy. This year I hired three different designers to see who would come up with the best idea. You can see the winner on Below are all the designs.

Version 1 of The Loftway Report 2014 Infographic Version 3 of The Loftway Report 2014 InfographicVersion 4 of The Loftway Report 2014 InfographicVersion 2 of The Loftway Report 2014 Infographic





How Oil Prices Affect the Housing Market

30 Jan 2015 · by Virtual Results PubSub

How Oil Prices Affect the Housing MarketMost of us rejoice when the prices at the pump go down. To use that means freed-up cash in our personal economy. When we’re consider buying or selling a home, however, the price at the pump can impact our bottom line in ways we don’t realize.

Local economy

When the local economy relies on income from crude oil sales, a drastic reduction in prices can depress the local market. So in places like Houston or the Canadian Province of Alberta, for example, a dip in the price of crude oil could mean fewer people moving into the area so sales to newcomers may slow down. Or, it could mean that folks whose income relies on the oil industry may decide not to move into that bigger home until things stabilize.

Conversely, communities that rely on delivery of good from other areas might see an improvement in their local economy. If your city relies on the trucking or train industries, lower prices on fuel can mean more money freed up to spend on housing. Economies that depend on air travel should also see an uptick since lower fuel prices means lower cost air travel.


One of the historic predictors of inflation was a rise or decrease in oil prices. Economists would predict that an increase in fuel costs would depress the consumer aspect of the economy while a decrease would raise consumer spending. In this scenario, a decrease in fuel prices should result in an increase in housing prices since more people would be able to enter the house-buying market. Recent forecasts run by the Federal Reserve Bank of Cleveland question the long-term use of oil as an inflation predictor, but for current decades, the connection is striking. For many housing markets, a decrease in fuel costs should improve the selling market.

Costs of goods

While most consumers know how prices at the pump affect their driving habits and even some of their spending habits, most do not reflect on the way it changes the price of products made from petroleum byproducts. These products include most of the products on the shelves of discount retailers like Wal-Mart and Target. From your plastic milk jugs and water bottles to that flat-screen TV, clothing to carpeting, oil prices affect the products you use in your home every day. When prices go up, the cost of goods sold goes up. As prices of crude oil go down, however, manufacturers and retailers may not be as quick to pass those savings on to consumers. Volatility in the crude oil market means they may have to plan for the prices to go back up in the future so they may delay lowering the price of goods.

An unstable market means that the cost to build new Lofts can change from day to day. Year over year, the cost to build the same home varies dramatically. According to the National Association of Home Builders, the average share of a loft’s sale price that goes to the construction cost jumped from 59 percent in 2009 to 62 percent in 2013. This means that new Lofts built during higher costs times may not see the same price reductions as older pre-owned Lofts.


Barker Block Pricing

24 Jan 2014 · by ChrisSampaio

I was at the Barker Block preview today. Prices are out and for the smaller units you are looking at $640 per Sq Ft and  large ones are at $556 per Sq Ft. Now this price might go even higher. They are selling the units resale style, meaning they will get multiple offers and the higher and with larger down payment will win. If these prices go even higher they might set a new record in the Arts District. It makes my Molino listing look like the best deal in town at $336 per Sq Ft. No need to rush on Barker, they will look at all offers on Feb 1st.

As for the LOFTS, they are nice, but not that spectacular. They are small, and most of them face the inside. Also if you leave in this building you have a long walk to your parking spot. Its the only new project for sale at the moment, so will sell fast.

Below are the prices on the 15 units released.


Curb Appeal for Condo Sellers

4 Mar 2017 · by Virtual Results PubSub

shutterstock_88948273You know that curb appeal is important to buyers of single-family homes, but you are selling a loft in a large building full of similar units. How do you make yours stand out? Here are a few tips for prompting that positive first impression that makes your loft memorable

  • Make sure the entry way is clean, clear and clutter free. Relocate bulky furniture that makes the entry seem smaller. Avoid coat racks and umbrella stands that jut out from the wall as well.
  • Consider placing a fresh potted plant inside the doorway to bring the outside in. Make sure the plant is healthy and in an attractive pot, does not block the walkway and does not shed or drop leaves.
  • If you have a mail slot and your home is likely to be shown after delivery, make sure to place a basket under the mail slot.
  • Make sure the insides of your windows are clean. If your HOA is responsible for the outside windows, request that they be cleaned before showing your loft or having an open house.
  • If you live in a bug prone area, be sure to have your loft treated for pests—and make sure you sweep up any dead bugs.
  • Make sure the hallway or walkway to your unit is clean. If you need, to, sweep it yourself. Make sure to pick up any junk mail or papers cluttering the outside.
  • When your loft is likely to be shown, turn on the lights and have soft music playing. This may raise your utility bill slightly, but will give a warm greeting to visiting homebuyers.
  • As with any loft, make sure the countertops and floors and clean and personal effects are out of sight. Consider placing a bowl of fruit or bouquet of flowers on the table to add some color and interest.
  • If you have pets, consider boarding them while your home is being shown, or ask a neighbor to collect them before the potential buyer shows up.

Financing your LOFT will get harder in 2014.

17 Jan 2014 · by ChrisSampaio


This was taken from the USA Today and gives you an idea of the changes taking effect this year:

New mortgage rules aim to prevent risky loans

New mortgage-lending rules take hold Friday that federal regulators say will guard against the risky lending practices that fed the housing bubble, which led to the greatest collapse in U.S. home prices since the Great Depression. For most home loan borrowers, the change will have little or no impact on whether they can actually get a mortgage, experts say, but they may have to show even more proof that they can afford one. Here’s a look at the rules, what they do and why they matter.

Q: What are the new rules, and where did they come from?

A: There are several terms to know. The first is the “ability-to-repay” rule. It was required by the 2010 Dodd-Frank financial overhaul legislation as a response to the financial crisis. The rule was crafted by the Consumer Financial Protection Bureau, which will oversee its enforcement.

Q: What does it do?

A: It requires mortgage lenders to make sure borrowers can actually afford their loans, over the long term, by weighing their income, assets, savings and debt against their monthly house payments. “It really is pretty basic,” says Richard Cordray, head of the CFPB. He calls the changes a “back to basics” approach for mortgage lending.

Q: What else is new?

A: Another term you need to learn is “Qualified Mortgage” or QM. A QM meets new guidelines, and borrowers who get them are presumed to meet the ability-to-repay requirements. If lenders make QM loans, they have more protections against future lawsuits should the loans later go sour.

Q: What are the QM guidelines?

A: QM loans cannot:

• Contain risky features, such as terms that exceed 30 years, interest-only payments or payments that are less than the full amount of interest so that the home loan debt grows each month.

• Carry more than 3% in upfront points and fees for loans above $100,000.

• Push a borrower’s total debt load above 43% of his or her monthly income, unless the loan is eligible to be backed by Fannie Mae or Freddie Mac, or a federal housing agency such as the FHA, or is made by a small lender that keeps the loan on its books.

Q: Can lenders still make loans outside those guidelines?

A: Yes, but they’ll still have to make sure borrowers can afford the loans, and they’ll have less protection against future legal challenges if the borrower fails — even if they resell the loan after they first make it.

Bank of the West, for instance, says it’ll continue to do interest-only loans. Many borrowers in high housing-cost areas also frequently have debt-to-income ratios that exceed 43% and lenders will likely keep making home loans in those areas, too.

“We’re seeing a lot of lenders say they’ll keep making” non-QM loans that are “perfectly sound,” Cordray says.

Q: How many mortgages are likely to fall under the QM definition?

A:The CFPB estimates that 92% of mortgages in the current marketplace meet the QM requirements.

Q: Why is this needed at all?

A: Lenders weren’t always so careful. Goldman Sachs estimates that 50% of recent home loan defaults could have been prevented had the QM rule been in place when the loans were made, largely before the housing bust.

Over time, should the housing market get superheated again, the new rules will “serve as a barrier,” against risky loan practices, says Ira Rheingold, executive director of the National Association of Consumer Advocates.

Q: Will the rules make it harder for some people to get home loans?

A: That’s not clear. Goldman Sachs says it may be tougher for borrowers to qualify if they have difficult-to-validate incomes, including those for whom tips, bonuses, commissions, rents or investments constitute a big part of their total income. One in nine Americans are also self-employed, and that income is harder to substantiate than is wage income, Goldman says.

Borrowers above the 43% debt-to-income level will also face more hurdles, but mostly in terms of documentation, says Wendy Cutrufelli, Bank of the West vice president.

That’s because lenders have to be able to prove that they exercised extreme due diligence in making such loans, she says. Borrowers should expect to have to produce even more tax records, pay stubs and bank and investment account information.

The 43% standard may also prevent some borrowers from qualifying for the loan needed to buy the house they want, says Roelof Slump, managing director of Fitch Ratings. Others may need bigger down payments to stay within the 43% standard, he says.

Q: What’s going to be the required minimum down payment?

A: The rules don’t set any down-payment requirements.

Q: Will the rules mean it’ll take longer to get home loans approved?

A: They may, especially early on, says Keith Gumbinger, mortgage expert with HSH Associates. It’ll still take lenders more time to get systems up and running that track and handle new documentation requirements. While lenders have had months to prepare, he still expects that loan officers, underwriters and compliance offers will need more training.

“It’ll be a muddy mess until the rules settle in,” he says.

Q: What are the downsides to these changes?

A: Critics say minimum-down-payment requirements would be a good thing. Goldman Sachs’ analysis also shows that eliminating loans with risky features would have prevented 59% of defaults that occurred in loans issued in 2007; it also would have prevented 30% of the loans that didn’t default, too.


Schools and Real Estate

12 Jan 2014 · by ChrisSampaio

There are many factors that influence buyers decisions when buying a LOFT. We don’t really associate LOFTS with kids much, since they are open spaces and most couples with kids prefer to have some privacy. One joke I say often is that “LOFTS are good to make kids not have them on”. 

School district and access to good schools does play a huge factor when buying a place for couples. Being in the right area can save you tons of money a year and help you avoid expensive private schools.

Downtown is not really associate with having a good schools systems, but there are a few schools rated 7 out of 10 that could be an option if you decide to leave there. Some of them are no public and therefore not free, but never the less a feasible option.

Here are the ones rated 7 and higher:

Schools 90015