Put an offer in on a multifamily this afternoon that was listed over the weekend and had first showings today; new-ish building (2010) in an old neighborhood (95% of building are 100+ years old). The area is not great, its in the 2nd worst part of town in the worst city in the county, one of the worst in the state. Appreciation has been ~1%/yr over the previous decade for all but the last year. Population in decline and all that. When I left for college there were 100s of homes, many 2-3-4 units, in the $10k-$50k range. Those same buildings are going for $100k+ right now if they are abandoned and $200k+ if they are occupied, regardless of condition.
I offer there because that is where I am from and I have a good network there. I offered 10% below asking price, at a generous 9% cap rate, much higher than I should have offered, but new construction is few and far between. Historically things go for 10%+ cap rate in this area if not more, 12%+ is not uncommon. This would have netted me about $125 a door at 52.5% expenses (high vacancy, turnover, are common and taxes are 1.5%).
Before I could finish the paper work for the offer there were 5 offers submitted, 1 well over asking price. It is absurd, the offer price was basically 0 cash flow and would lose money if rates go up even slightly. It is commercial so the rates are adjustable 7/1 ARM.
Great for the seller and the realtor, but damn - even the ghetto is on fire. Guess we already knew, but, lots of money sloshing around out there.