Subway to Close 500 more stores!

Subway has more than 40,000 stores worldwide.

Yet, they will be closing 500 stores here in the US.

Plus, in the same announcement, they will be opening 1,000 new stores around the globe.

This makes me think. ( I know, a bad trend for me.)

I don't eat at Subway.  I stopped going when I realized that the meats I was eating were similar to the meats I could acquire at a local grocery store. package and processes. It's probably always been that way, it's just that I suddenly noticed. Why would I want to buy a sandwich with the same meats I could get at home?

Is this cheaper for them to make my BMT?

Anyway, I gave them up even though other Subway sandwiches were a foot long for $5.  It wasn't enough to keep me coming back.

But, I think the core of their problem started when they changed their breads. I don't need 5 or 6 types of bread to choose from.

White or wheat will do for me.

But, I understand they were trying to be competitive and expand beyond their well established brand protocols.

Then, again, if they survive, I will most likely give them a try once again in the future.

I do have to eat!  Everyday!  At least three times!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Hot Las Vegas Housing Market!

Earlier this year, a local real estate investor that I've known for years, asked me to sell 8 residential properties that he has leased out.

The portfolio consists of Five Single Family Homes, a Condo, a Tri-Plex and a Four-Plex.

Since January, 2018, I've had more than three dozen inquiries for details about all the properties in the portfolio.

I've received two offers.

Both were so low, the owner just out right rejected them.

This article makes it sound as if you just have to meet buyers and they agree to buy.

HOT Las Vegas Housing Market!

I'm not finding that to be true at all.

There are not too many places where you can acquire 8 properties for around $1.5 Million.
AND, they still would be 'flip-able' post close.

The sad part of all this is that these buyers -- the one I'm running into -- don't want a deal.  They are demanding a steal!

If interested in these 8 residential properties that are currently earning a +/-$113,000/year rental income, email me at the below email address.  The deal is $1.5 Million for all eight!

Much Appreciated!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

One of these days, Clients will be honest and forthright!

Earlier today, a Buyer who had approached me on another property I had listed, responded to an email that I sent him about another property I had listed.

In the course of emailing back and forth, he stated that I'd be getting an offer from his broker.

What?!  Huh?!

I thought to myself: Haven't I been the one to correspond with this Buyer without the Buyer ever mentioning the other broker?

I was stunned to learn this.

Then, I get a call from an agent that I knew from years ago.  Apparently, he is going to write the offer on the property I have listed for sale.

I said that that isn't the way real estate works.

He tried to convince me that, that is what happens.

(I hate being invalidated.)

But, no.  That's NOT what happens -- unless you are doing something underhanded.

If your client calls me; or responds to my inquiry; I'm the procuring cause. It's that simple.

Anyway, with this sleaziness aside, I said write the offer and I'll present it.

(I know the Buyer is going to low ball.  If he low-balls, it is going to be turned down.)

Anyway, I ramped up my cold calling and hopefully, another investor would be interested in earning +/-$20,000 NET per month.

Alpine Inn Motel/Apartments

If you are interested -- and are NOT getting a kick back from a broker for funneling business to them -- see below.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Investing in Las Vegas Makes Sense!

Here is an investor's perspective on his involvement in acquiring Las Vegas real estate and why it made sense to him!

Why-Investing-In-Las-Vegas-Real-Estate-Makes-Sense!

Stop delaying!

Contact Me Now!

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Las Vegas No Tell, Motels For Sale

An owner has decided to cash in on his investment by selling his three No Tell, Motels!

There are 123 units in these three properties.

All three can be acquired as a business purchase! (Ask me how?)

Contact me with any property questions, or for details.

All are NON-Gaming!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Quick! It won't last! There's an 8% Cap Rate CRE Property For Sale in Las Vegas!

This is to alarm you!

I am NOT seeing property prices going down!

I am seeing them stabilize and in some case go up!

I know all of you are searching for that Mystical Steal!

Well, here it is!

That's right!

There is an 8.5% Cap Rate CRE Multi-Family Property in Las Vegas that needs to be acquired.

Generally, in Las Vegas, NV, most properties that would be listed at or near an 8% Cap Rate are properties I would NOT recommend to you.  These properties will have lots of hair on them and trying to trim the excess follicles will be daunting.

The problems could be that the tenant leases have less than 3 years remaining -- with no more tenant options; or they are a weak non-denominational church (type) tenant; or they are basing the 8% on whether or not the new owner will be able to re-lease the remaining vacancy up in a short time period post escrow (Not Likely).

So, if any agent, whether they are here in Las Vegas or elsewhere, is telling you, you can acquire a property for an 8% Cap Rate, please expect the sales prices to be more or less in the 6.5% Cap Rate range.  At least your chance of a better tenant or longer lease exists with that property.

BUT, with that said, this multi-family/hotel apartment property is netting +/-$20,500 per month!

Yes, it is in Downtown Las Vegas; and you could walk away with the 'that's a down and dirty property' attitude.

Yet, the tenants here are long term and the property sits right smack in the City of Las Vegas Redevelopment district.

Besides, housing is needed in this area; this is housing; and Tony Hsieh is building an apartment complex down the street.

If you don't want to buy it, lend me the money, I'll buy it and flip it in a year or so when the price has increased.

Or, I'll refinance it and pay you off.

Interested?

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

"On the Edge of Sketchiness!"

Having lived and worked in Las Vegas Commercial Real Estate (CRE) going on 21 years, I have learned a thing or two about Las Vegas that most tourist will never ever know -- or even want to know.

Las Vegas Resort Casinos are prime properties.

It's as if the entire Las Vegas economy revolves around whether or not a resort casino is doing well economically or not.

For the most part, casinos generally do well.

Some are doing better than others.  Yet, some seem to just limp along month to month and these individual properties suddenly close or are sold quickly.

Recently, there was a lot of Internet talk abut the Rio being for sale.  I know one of the main executives at Caesars and he tells me that there is no way they will sell that property.

Then, my business partner who is a retired gaming executive who worked for Mike Ensign for years, tells me one of the board members wants him (the gaming executive) to bring an offer.

Do you see the problem?

Anyway, recently an 'Off Strip" resort casino property was in the news.  Now, the owner did give it his best effort to attract people to his property.

But, sometimes even the best laid out plans run a muck.

I recently found a potential buyer for this 'Off Strip' property, but just before we were to write an offer, he says to me that his investors were NOT willing to acquire a resort property that is on the "Edge of Sketchiness!"

This surprised me.  But, it shouldn't have.  The reason is that the property is located right smack on the Edge of Sketchiness.

As we spoke, he affirmed his investors position by reminding me of the other recent failures in this area.

SLS (former Sahara) was his prime example.

The SLS was once a nice property (when it was the Sahara years ago), but, once it was taken over by a corporation they drove the property into the ground.

If you don't understand how this happens, it's because corporations are profit driven.  Every aspect, department must make a profit --such as: Food & Beverage, the Casino, Housekeeping, even Retail.

And in most cases -- such as Caesars properties -- they reduced spending on certain departments so much that even preventive maintenance issues become overwhelmingly expensive while expecting and even more or better return on their (reduced) investment.

In other words, the properties begin and continue to decay from the lack of refurbishment.

My retired resort casino executive business partner once said he could tell when re-investment was absolutely required in a resort property: it was when he'd walk through a casino property and saw duck tape as a mending attempt to repair a tear in the carpet.
He said, he knew then that the management didn't have the capital to replace the worn carpet.

Thus, the Rio example.  Preventive maintenance issues?

Thus, the SLS (Sahara) example.  The location between nice neighborhood and bad.

OR, with the Lucky Dragon, the bank is pulling the plug before too much 'preventive maintenance' becomes an issue because the property is losing money and thus any future deterioration would reduce the resorts equity value?

So, on the edge of sketchiness.

What do you think it means?


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Red Sky at Night, Sailor's Delight! Red Sky in the Morning, Sailor's take warning!

Of course, most (maybe all) of you don't know a whole lot about me and my ancestry.

My lineage doesn't include any royalty. (That's OK. I'm still "Bossy" enough.)

But, it does include great-great-grandfathers who were Sea Captains. (That's correct!)
Especially, Captains of Ships that went Whale Hunting. (I can't turn back time...)

Okay, so they were never a John Paul Jones, or a Captain Ahab or anything like that.

But, since there is a lineage from them to me, I take the title to be given to me honestly.

Since we are in tumultuous times with an arrogant multi-millionaire pretending to be a leader, I think the saying applies.

Do I believe there was a political campaign based on deception? Of Course!
Do I think we'll survive? I hope!

But, when there are red skies at night while at sea, that indicates the next days weather (should be) calm and they will be okay far from shore. 

Whereas, if the red sky is in the morning, they know a storm is brewing.  So, the Sailors take heed and prepare for the on coming storm.

My sister, Dr Janet Howes, took this picture this morning while heading toward Gillette Stadium.

With that said, this past Sunday morning's Red Sky should tell us that the day's weather isn't going to be fair and calm.

If the weather does turn stormy, let's hope we can weather the storm!

In the meantime: Go Pats!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Holiday Cheer to Everyone!

It's my hope that all have a wonderful Holiday Season!

To those who celebrate Christmas: Merry Christmas!

To those who celebrate Hanukkah:  Happy Hanukkah!

To those who don't celebrate anything this time of year: Happy New Year -- regardless of religious affiliation!

We were going to try to do a gift-less Christmas this year, we'll see how that goes!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Whether you are Young or Old, your Mom is your Mom!

Since this past summer, my 88 year old mom has been asking for me to visit.

So, we (the spouse and I) booked a time between the holidays to go to Boston.

My brother told me that our mom wasn't doing well.  So, off we go!

Anyway, it's going to be a short trip.  With the spouses business doing so well and mine starting to show life again, I have a feeling this might be the last time I get to be with her while she's still alive.

So, off we go. to Boston to visit family I haven't seen in awhile.

See you next week.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Happy Thanksgiving!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Las Vegas may break 2016 visitation record

Living and working in Las Vegas gives me a front row seat to some of the more exciting elements of Las Vegas.

So, when I read articles about Tourists flocking to our city, I understand the why Las Vegas Strip land prices are so, so high.

From all over the world, people know and want to travel to Las Vegas.  I understand the "freedom" that Las Vegas gives people.  Even if that Freedom is only a mental state of mind.

Rags to Riches; down to your last dollar and then hitting the Jackpot!  I get it.  The allure is too great to NOT to want to be apart of.

So, it comes as no surprise to me to read the Las Vegas Review Journal article about Las Vegas about to break it's own Visitation record set in 2016.

Las Vegas may break 2016 visitation record

You may NOT be a regular tourist to Las Vegas, but there are still some deals that are available for sale.

Recently, a local developer placed a brand spanking new multi-tenant retail building up for sale he just completed.  He's asking a 6% Cap Rate.  The center is located on the busiest street (IMAO) in the southwest part of the Las Vegas Valley.

Asking price is +$3 million.


To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Sexual Harassment in the Workplace - It's not limited to Hollywood!

Sexual Harassment is prevalent in our society.

Now, not everyone will suffer it directly.  But, a lot of people will.
Since I talk a lot (probably too much) through the years, I have talked to various women who were going through some form of sexual harassment right in the very workplace I was working.

Fortunately, I only encountered one sexually harassment event which was years ago by a gay man who was a co-worker while working as a bartender during my college years.

I passed it off as him being drunk even though he tried to kiss me.  And, with that incident in mind, I have not tried to harm any woman I have worked with.

So, when I hear of incidents where one person was approached by another in some manner implying an unwanted sexual advance, whether it's a woman or man as the aggressor, I understand their plight.

What people don't seem to realize is that if you make another uncomfortable, whether in the form of a friendly gesture or not, if those incidents make that person uncomfortable, you are sexually harassing that person.

So, when today, I read an article in the Daily Mail stating that several women who subscribe to LinkedIn, have complained that "Connections" are trying to secure dates with them even though they are married, these 'men' being the aggressor are actually sexually harassing these women.

Workplace Sexual Harrasment

So, a woman on LinkedIn posts an attractive profile picture of herself.  That doesn't mean they are looking for a date -- even if they were currently single!

And, I have through the years of being a LinkedIn member, have several connections that are attractive women.  I don't think I have ever sent them a message suggesting a date.

(I am even seriously thinking of deleting my LinkedIn account because I can NOT trace any real estate deal I've ever done to have been originated through a LinkedIn connection.)

With apologies to the want to be Hugh Hefner Playboy types, I'm NOT interested in a date with any woman on LinkedIn - or elsewhere.  I don't care how attractive your profile picture is.

I have two woman in my life that take up 99% of my non work time: Wife & Daughter.  That's all I need.

But with this Harvey Weinstein guy, he's thrown this entire sexual harassment thing into the open.

Sexual Harassment in the workplace

I for one, am glad this has been made public.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Small Resort Casino For Sale in Las Vegas!

Recently, my Inbox has received inquiries about Las Vegas Resorts For Sale.

There are some -- not many -- that could be acquired.

The problem is -- and will always be -- that potential Buyers want to acquire Resort properties in the same manner as if they are acquiring a Net Leased Property in their own back yard.

Or, they think that because they are who they think they are, the Seller should (overtly) respect them fully and sell at the Buyer's suggested low-ball price.

Unfortunately -- and this goes for all would be buyers -- it doesn't work that way when it comes to Las Vegas Resort Properties.

I can't explain it any more simplistically than if a property is being marketed at $6 Million an acre.  And, surrounding comparable sales indicate $7 Million an acre, why are Buyers pushing for a sale at $3 Million an acre?

For Example: a small extended stay resort motel property with a small casino (8 slots only) though this property is zoned for an Unlimited Gaming Casino (Full slots, table games, etc.) that sits right smack inside the Clark County Gaming Overlay (which means there are no restriction to developing an unlimited gaming casino) isn't going to be sold cheaply.

And Buyers arguing with me that the Net Income from the property means the value is less than the  asking, baffles me.

The Net Income of the property may be a contributing value, but when it comes to land value being more valuable than the business being run at the location, trying to acquire this based on the Net Income isn't going to cut it.

Many, many times, I've had brokers outside of Las Vegas tell me that the value of a resort property is solely based on it's Net Operating Income.

I have to over explain to them that if the land is worth much, much more than the business net income, that's the sales price.

(This scenario is never, ever going to change.)

To which I always respond, "that may work in your neck of the woods.  But, it doesn't work here."

I've had offers on listings that were for a fraction of what the properties eventually sold for.

I realize that Buyers are trying to get the most equity they can at the time of purchase; I also understand that the Sellers are trying to get the most bang for their buck for the equity value.

So, if you think a 200 room resort with a small casino, Full Alcohol and located within the Clark Gaming Overlay is worth $20 Million when comparable sales say it's worth $21 Million, send me an email.

(Psst! The abandoned and unfinished Fontainebleau just sold for $25 Million an acre. Don't tell anyone!)

After executing the appropriate paperwork, I'll send you the property details.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Back In The Saddle! Okay, I'm just back to work...

Arriving to work Tuesday morning, my friend, golf buddy and retired (though still actively licensed) Gaming Executive asked about playing golf Saturday.

I said, "Ok!"  It couldn't hurt to lose a few more golf balls. (I don't play with the good ones I find while searching for my lost cheap ball.)

Anyway, he asked about the Alaskan Trip (I replied, "It was GREAT!")

The Spouse & Myself on board the Norwegian Pearl in their Bliss Nightclub!

Then, he dropped a bomb-shell! 

He has the latest on the Large Las Vegas Resort Casino that he knows is (about to be) For Sale!

Oh, well. I can't wait but I am going to have to.

If you want to know which one, email me your contact information & I will send you the Non-Circumvent Agreement.

This must be signed and delivered with Proof of Capability to close a Billion dollar deal.

(Not kidding.  The property in question will cost you!)

:-)

Anyway, I'm relaxed and ready to go.  Are you?

Look forward to your emails!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Alaskan Cruise Excursion for a CRE Retreat!

If you missed me recently, I will apologize.
I know just how hard it is to enjoy yourself without my input.
But, I am sure you can manage for the next week to get along with yourselves without me.

Okay, I am NOT that important; nor anything I write here is so important that you can't get along without me!

The wife and I decided earlier this summer to just get away.  It's been way too long since we had a vacation and thought being together in cooler weather might be what the 33 year relationship needed.

So, I will see you all when I get back.

Right now, I am going to enjoy some down time watching a glacier melt and try my hand at some of tourist things being offered.

I hear it's cold in Alaska and will be bringing a lot of warm, dry clothes.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

VACATION! It's all I ever wanted! Time to get away!

From August 25th, 2017 until September 4th, 2017, the spouse & I will be away from everything.

Even our electronic devices will be off! So, emails, texts and even telephone calls will be ignored.

So, if you need to get a hold of me during this period, you will have to leave a message and I will reply/respond on September 5th!

If it can't wait!

Oh, well.  It's going to have to wait.

See you Tuesday, September 5th!

Much Appreciated!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Happy 4th of July - Independence Day is here!

To show my Patriotic Spirit, here are some images of Las Vegas Fireworks!

 Fantasy!

Reality! 

Happy Fourth of July!

PS: (Now, I will prepare to dog sit two dogs that dislike anything that goes BOOM!)

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Interested in a Las Vegas CRE Property? Contact me! There's no charge!

Sometimes, I forget that I out-smart myself.

I'd like to think that Smart CRE Investors would just contact me if/when they are going to acquire or distribute a Las Vegas Commercial Real Estate Property!

Oh, well.  Sometimes it happens.

But, since moving to and establishing contacts with some high profile companies and individuals, I do find myself looking from the outside in on what transpires here in and around the Las Vegas Valley!

And, even though these knowledgeable real estate investors -- even internationally -- are doing quite a bit of research on properties, I find that they (must be) doing a considerable amount of research on me.  (I get hundreds of hits daily on my web site.)

Then, again, after I've checked my web site traffic, I find that a lot of these 'hits' are coming from countries such as: China, Germany, Britain and even Ukraine.

Now, I understand that most of these hits could in fact be from bots." But, I don't know.  I think this because after receiving so many 'hits' in a day, there is very little appropriate follow up telephone calls and/or email inquiries.

So, I have to question whether the 'hits' are authentic or not.

(Remember this?)

Anyway, if you, as a small investor -- or even a large investor -- find you need help with acquiring a Las Vegas, NV CRE property, just give me a call or send me an email.

I promise my bark is worst than my bite.

So, whether its an under valued/value added Resort property; or you are just trying to find a long term income producing property; since, I live and work in Las Vegas, I am familiar with all types of properties that you might be searching for.

Large or small. I can help.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

ICSC Las Vegas has come & gone!

For about 10 years, I was a card carrying member of International Convention of Shopping Center (ICSC).  And, every year that I was a member, I'd spend the $300 to $400 per convention to attend the full convention.  Well, since I live & work in Las Vegas, I thought, Why not?

And, every year, I'd attend the seminars, work the booth & roam the halls meeting & greeting various other potential clients at their booths in a search for the elusive tenant, developer or buyer who'd be interested in investing in a Las Vegas property; develop some Las Vegas land; or buy a Las Vegas Shopping Center.

Most of the people I'd meet were cheerful & friendly; a lot "already had their plans" in place; or/and "weren't interested in Las Vegas."

And, I remember one developer telling me they would never develop in Las Vegas because of it's gambling. (What? "I'm Shocked!  Shocked to find gambling in this city!")

Now, that concerned me because my immediate thought was: 'if you are NOT interested in buying or developing in Las Vegas, why are you attending the Las Vegas convention?'

Anyway, after about 10 years of attending, I decided to NOT attend anymore.

Now, there were various parties being thrown by various attendees that I did get to go to.  But, even there, the attendees seemed more interested in the allure of Las Vegas Gambling and Partying that striking up a meaningful conversation with them was at best difficult.

Since I live and work in Las Vegas, this party all night or into forever attitude was never something I was attracted to.

I just wanted to help some one acquire a Las Vegas property as a tenant, developer or investment.

That never happened.

Now, I do realize that a lot of deals are done way, way before clients ever step off the plane and onto the tarmac.

But, even in following up, these attendees I believe most likely couldn't remember their time here.

So, after having skipped the last 10

ICSC conventions, I have found that I am truly better off NOT having attended.

During my time when I did attend, I still have contact with only one potential client who still tells me they are interested in Las Vegas -- but not at this time.

Sound familiar?

So, instead of attending ICSC, I will continue to work my telephone, email clients, and reach out to whoever contacts me from around the globe.  I believe sooner than later, my efforts will bear more fruit than if I had been attending every ICSC convention in the last 10 years.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!