The Wizard of Oz…with an emphasis here, placed upon the word, “OZ.”
OZ is the abbreviation for “ounce.” An ounce is a measured unit of mass, weight or volume. An ounce of gold. An ounce of silver.
In the movie, The Wizard Of Oz, the yellow brick road Dorothy travels is representative of gold. Dorothy’s silver slippers represent silver. Gold and silver are measured in ounces.
Hence, OZ. The Wizard of Oz.
Fixing and flipping homes, one-by-one, is not the most effective way for cities and townships to pursue neighborhood revitalization.
Rather, the issuance of requests for proposals (“RFP’s”) is a better way for municipalities to transition non-performing properties owned by municipalities onto the market as “performing properties.” While at the same time, A) providing investment opportunities for real estate investors, and B) aligning investment opportunities for real estate investors with the municipality’s goals.
Eliciting the submission of proposals from developers is the way to do it.
Furthermore, a fix-and-flip, one-home-at-a-time approach can’t function in a neighborhood centric manner. How could it? Ten homes available to rehab. Ten individual investors. Ten individual investors…ten home renovations. Ten home renovations…not cohesively aligned.
Whereas, within a request for proposals, neighborhood revitalization goals can be intertwined with investment opportunities. Thus, creating a proverbial “win-win.”
Developers are presented with an investment opportunity through the request for proposals. Win #1.
The municipality receives multiple proposals from multiple developers. From which, the municipality possesses the opportunity to select the proposal which best speaks to the municipality’s objectives. Win #2.
Hence, my reasoning for the utilization of requests for proposals. For land bank agreements. For the designation of redevelopment entities.
While tariffs are not directly included in Producer Price Index computations, it can be argued that tariffs indirectly do lead to increases in prices paid by consumers at the retail level. The imposition of tariffs leads to a correlation – not necessarily to causation – between the tariffs and higher prices paid by consumers. I.e.: in higher wholesale prices, as are measured by the Producer Price Index.
Go to New Jersey’s capital, and we’ll find that upwards of 60% of City residents rent their homes (or their apartments). Whereas, in Mercer County – Trenton is located in Mercer County – as well as in the State of New Jersey, overall, between 30% to 40% of residents rent.
Trenton has thousands of vacant lots, non-performing buildings and vacant homes. How come?
One contributing factor had been the hollowing out of Trenton’s industrial base. Leading to a reduction in property tax receipts for the City – I.e.: less property tax revenue. Culminating in a deterioration of Trenton’s center city housing stock.
This former American industrial manufacturing hub – like many other legacy cities which have been adversely affected by de-industrialization policies – has its share of housing-related challenges. Yet, with thousands of vacant lots, non-performing buildings and vacant homes located within its borders, this former Mid-Atlantic industrial heavyweight also possesses the ingredients – serving as a foundational starting point – to establish processes to transition now non-performing Trenton properties to high-quality affordable community assets. Available, then, to those who call Trenton “home.”
When there is an elevated level of demand for 10-year Treasury notes, investor bids for the notes would most likely come in at or above a bond’s face value. These higher offer prices for bonds drive bond yields down. This is so due to investors’ willingness to accept lower coupon rates for bonds in exchange for the de-facto loans they are making to the United States government by way of their purchase of 10-year Treasuries.
When investors determine that there is market volatility, investors may be inclined to accept lower yields on their “loans” to the United States government. An investor’s determination of a “volatile” market could lead the investor to arrive at their conclusion that government bonds are a safe place to park their money, as compared to other available investment vehicles they have available to select from (i.e.: the stock market).
Interest is paid on a 10-year Treasury note at six-month intervals. The 10-year Treasury has a ten-year maturity. When an investor purchases a 10-year Treasury note, the investor is making a de-facto “loan” to the United States government. The government will in turn use that “loan” it receives – through the purchaser of the Treasury note – to finance itself. So, in essence, when you purchase a home, and when you obtain a 30-year fixed rate mortgage to finance the acquisition of your home, you are financing not only your home. You are also contributing to the financing of the daily operations of the country in which you live, by way of the payments you make on your home loan.
Utilizing “tools” made available to New Jersey municipalities through development and redevelopment “road maps” established in the state capital of Trenton, “Trenton redevelopment road maps” can serve as redevelopment catalysts. Municipalities are able to use these “tools” to designate special improvement districts within a municipality.
A special improvement district is a Business Improvement District. It’s an area within a municipality where businesses pay an additional tax which goes towards funding redevelopment projects undertaken in the designated district.
One does not really sell a home. So then can one really, effectively push for a deal to close? Yes. And, no.
People really kinda’ buy homes. So pulling a buyer in, to a great experience offered to that buyer – an experience which “stars the home” so to speak – could be an effective approach to consider. Then engaging your buyer in an interactive way. Rather than selling a home to a buyer. Ideas and approaches. Aligned with the effective use of AI. In real estate.
By observing data, and in this form, “data” could be consumer behavior, then by thinking through responses to observed data, a real estate professional could craft their own foundational buyer-inquiry follow-up system. In this manner, AI could facilitate added value for the real estate professional. In their market. For buyers. And as such, for sellers too.
With an emphasis placed upon the buyer’s experience. Adding to a value-add the real estate professional delivers. By facilitating an interactive experience for the buyer. Less of a need to push deals. More so, the focus having been transitioned to, pulling buyers in through a great virtual experience. Delivered by the Realtor.
Data…Feedback…Response.
The amending of local zoning regulations is one method states use to address housing shortages. Shortages which lead to a lack of affordable housing, within each respective state.
For example, Texas has a density bonus program. Texas’s density bonus program is carried out through the implementation of local ordinances. These ordinances in Texas amend city codes, affecting local zoning, in Texas. The intended result being, increased construction of mixed-income and affordable housing, in Texas neighborhoods.
In New Jersey, municipalities are able to enter into land banking agreements with redevelopment entities. At which time, the municipality could designate the redevelopment entity as a land bank entity, for the municipality. The land banking agreement entered into between the municipality and the land bank entity would enable the redevelopment entity to lease and/or to convey properties which are held by the municipality.
Within each land banking agreement in New Jersey, responsibilities would be specified for each party. And these responsibilities will be applicable to how the land banking entity may acquire properties on behalf of the municipality. And make improvements to these properties as well.
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