Article

A successful realtor since 1998, active in real estate born in Israel and abroad.
A little about your professional background:

“I started working in real estate during my tourism studies. My father, a builder and contractor, opened a business in Miami, and in 2010 I moved to the U.S. to expand my professional knowledge. I worked in a large real estate agency in Miami, managed dozens of agents, and dealt with a wide range of property types. I specialize in private and commercial properties for investment, marketing, and management for foreign investors in the U.S. and Israel. I am also a certified mediator, which helps me a lot in negotiating real estate deals.”

Is it important to take into account value appreciation in investments or just the rental yield?
“It’s important to look at the whole picture. Sometimes you see high rental yields in certain areas but there’s no real potential for property value appreciation. You should check what’s happening in the area: are there new infrastructure projects, universities, hospitals, or schools nearby? Is there demand? Therefore, it’s very important to work with a professional who knows the market well and can present data and options. For example, in Israel, most investors go for apartments, but abroad there are many attractive options in commercial real estate as well, which often have higher returns than residential.”

What’s better: obligated tenants (with signed lease contracts) or vacant properties that might suit better tenants?
“If one of the attractions is a high return, it’s important to see if the tenants are paying rent and how reliably. Sometimes a property is sold with a tenant who doesn’t pay rent, so you must verify. If the rent is low compared to the market, you should consider if it’s better to let the tenant leave and raise the rent or leave it as is for cash flow stability.”

What’s the first thing one should do before investing in real estate?
“Research – research, and more research.”
 You must understand where you’re investing. Is it a growing city? Are there jobs, hospitals, shopping centers, universities? What’s the median rent and property price? How long does it take on average to rent or sell?
 Only after gathering data and understanding the situation, move forward.”

For those interested in investing in real estate – is there a right time or is it always worth getting in?
“There’s a saying: ‘Don’t wait to buy real estate — buy real estate and wait.’ There’s no perfect time. Every period has opportunities, and when prices drop, interest rates often rise, and vice versa. In the U.S. for example, interest rates are currently 5.35%-6%, and prices have dropped in certain areas, creating new opportunities. It’s always worth having a professional consultant alongside you who knows how to spot the opportunities and knows where it’s worth investing and when.”

What are the things you absolutely must not compromise on in a real estate investment, and what can you be flexible about?
“It depends on the purpose of the purchase. If it’s for long-term investment, cash flow is the most important, as well as the location. If it’s for short-term capital gain, then price and potential for appreciation are critical. The size of the apartment, for example, can be a place to compromise if other conditions are right.”