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Commercial Real Estate – Valuing The Cash Flow

Many investors don’t understand the power of commercial real estate. I too had reservations until I understood the power and safety commercial real estate can provide. Commercial real estate is similar to trucks. Trucks come in all sizes and all shapes – a Ford Ranger to an 18 wheeler. Commercial properties come in all sizes and shapes – a standalone building that houses a small restaurant to the Empire State Building. People read in the newspapers that commercial property prices are crashing. People notice the strip malls have a lot of vacancies and it scares them away. Let’s take a look at the power of commercial real estate and a quick note about market cycles. Commercial real estate is a business and is priced based on current cash flows. For simplicity sake, commercial property pricing is based on 10 x annual cash flow, not including debt service (loan). So a property that yields $10,000 in cash flow is worth $100,000. Regardless of the type of property, if you increase rents by 1% ($100) the value goes up a $1000. Decrease expenses by $100 and the value goes up $1000. So what? Let’s look at a simple apartment example.A small apartment complex (10 units) has an annual cash flow of $50,000 and is for sale for $500,000. It has a lot of long-term tenants paying below market rents. You put down 20% or $100,000 (there are ways to make it someone else’s money). We’ll assume it is a positive cash flow property even with the debt service (loan payments). First a storage area is made into a laundry facility that provides $5000 on annual basis. You just increased the value $50,000. Next rents are raised the first year to market rents. Raising rents $50 per unit increases cash flow $6000. You just increased the value $60,000. That means you have doubled your original $100,000 in the first year and you get to keep the $11,000 cash flow. There are many more ways to increase the cash flow including: separate utilities and have tenants pay utilities, decrease vacancy, work out a deal with dish network and get paid, reduce maintenance costs, and more. Just by raising the rent $10 a year increases cash flow $1200 a year and increases the value $12,000. In three to five years you’ll have cash flows of $70,000 to $100,000 (less debt service which remains constant) and you can sell the property for $700,000 to $1,000,000. Now you see the power of commercial real estate.Just like single family homes, not every property is a good deal. First you look for commercial properties in areas that have improving rents, increasing employment, and areas where the entire area is going through gentrification. Next you look for properties that have a value proposition – rents too low, poor management, ability to install laundry or some other measure to increase cash flow. You would be surprised how many buildings are poorly managed or have below market rents.I’ve used an apartment as the example; however this same model works for office buildings, mobile home parks, strip malls and more. All types of real estate (all types of investment) go through cycles. When the economy is booming for example, the vacancy in office buildings goes down significantly (prices go up). Of course the opposite is true during an economic downturn. During economic downturns more people move to apartments, mobile homes and need storage facilities. By observing these cycles one can move in and out of various positions to minimize risk and increase portfolio value.
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How to Optimise Your Videos for Search Engines

If you aren’t optimizing your videos to match what people are searching, your videos are likely to get lost and not reach their intended audience. Without reaching their intended audience, they serve no purpose.

So how do you ensure your videos get results?

With video search engine optimization, commonly referred to as video SEO.

To simplify what you need to do, think about your target audience. Consider their language, wants, and needs.

Use the following 12 valuable tips to get your video to reach the first page of Google and YouTube, but most importantly build visibility to a large niche audience that is interested in what you have to offer.

1. Content Quality
Ensure your videos are relevant, informative, and rich with content.
Videos demonstrating step-by-step processes or videos expressing opinions about topics can be quite useful. Videos should be fun, memorable, short, and leave the viewer wanting more. If using a video production company, choose one that understands the importance of these concepts and check out their existing video portfolio for videos that match these qualities.

2. Catchy Title
Capture the potential viewer’s attention with a catchy title that contains related key phrases that are relevant to your brand or service. Do some keyword research and find the words that your audience will most likely be searching, but keep the title interesting, not just filled with keywords.

3. Keyword Tags
Optimize your video with important key phrases or keywords. Refer back to your keyword research and think in terms of what your targeted audience might be searching for when looking to find your brand or service. Tag your video with these terms and consider naming the file of the video with these terms in mind.

4. Keyword Description
Optimize your video’s description with relevant keywords and include a keyword-rich description of your video to allow search engines to index it and rank it higher, and for users to better understand your video before viewing.

5. Link back to your website
Use video as a portal to other content on your website. Upload your videos to portals like YouTube and Vimeo, and consider providing links back to related content and other relevant videos on your site.

6. Provide Transcripts
Provide transcripts of your videos. If you want your video to rank well, you need to give the search engines something to index and rank. Surround your videos with on-page copy that can be indexed by search engines.

7. Short Length
Keep your video at 2 minutes or less. The average amount of time a user spends on a YouTube video is around 1 minute 30 seconds. If you have video content that is of longer than 5 minutes, consider breaking it up into smaller pieces and tagging each accordingly, to be more appealing to the viewer. Not only does this make for better viewing pleasure, multiple videos are also better for optimization efforts.
As YouTube is now paying close attention to viewership and engagement it is critical that viewers watch your video for as long as possible.

8. Video Sitemaps
Use Google Webmaster Tools for creating a video sitemap to make sure that the search engines can find your video content and index it accordingly. Use important keywords in the anchor text that links to your videos featured on your sitemap.

9. Branding
As video is a great way to generate brand awareness with prospects, take advantage of this opportunity to incorporate your brand and logos into your videos.

10. Embedding Options
Allow other users access to the coding that will allow them to embed your video on their website or blog. This can help gain valuable back links and shares that will boost your rankings in search engines.

11. Syndication
Submit your video to RSS feeds and syndicate your videos to drive exposure across various online platforms and to optimize your videos even more.

12. Share!
Get on your social networks, check your email contacts, write on your blog, and get the hype going. Share your video with everyone, because if you have content worth sharing, it will continue to be shared with an expanding audience, and in turn develop more exposure for your brand or service.

In summary, video optimization can be a great way for you to expose your brand to users who may otherwise not have been familiar with your brand, product, or services. It is a great way to engage, entertain, and promote!