May 13, 2022

The Four Classes of Real Estate

If you are not actively in the business of multifamily real estate, you may hear brokers, investors, or operators quickly use terms that seem to make sense to everyone but you. We are here to help!
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April 21, 2022

The Fundamentals of Debt Coverage Ratio (DCR)

The DCR or 'Debt Coverage Rate', refers to a Debt-to-income ratio which is a popular benchmark and expresses how many times the income of a property covers the commercial debt on an annual basis.
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November 11, 2021

Bank Lending – What Do All Those Terms Mean?

Maybe you have decided to buy a rental property or invest passively in a rental property. A major hurdle in any real estate investment is the loan. There are a number of considerations when choosing a loan type including your investment goals, hold periods, and the market. This article will many of the terms …
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September 15, 2021

Top 10 things to know about Real Estate in an IRA in any economy

Real estate has a long history of holding its value during tough economic times. Of course, that depends on the property the customer have to build some new property…
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Have any questions?

Frequently Asked Questions

1How do I know if I am a shopisticated investor or an accredited investor?
To qualify as an accredited investor, at a minimum you must have earned income that exceeded $200,000 (or $300,000 together with a spouse) in each of the prior two years, and reasonably expects the same for the current year or has a net worth over $1 million, either alone or together with a spouse (excluding the value of the person’s primary residence). Reference the SEC guidelines at for a more detailed description. Contact us to discuss whether you are qualified.
2Does the deal sponsor invest funds in the property with the investors?
Yes. We believe in all of our offerings and invest in each syndication.
3What is a typical minimum investement amount?
The minimum investment is typically $50,000.
4Can I invest through my entity (LLC, Corporation, Partnership, etc.)?
Yes. You can invest through an entity as long as the members meet the SEC investor requirements.
5What are the risks?
Purchase of real estate involve significant risk including loss of value. When deciding whether to invest in an HTF Capital opportunity, prospective investors should read the entire operating agreement and associated risk disclosures. Potential investors should always consult an investment advisor, accountant, and attorney prior to making any investment decision.
6Do we accept foreign investments?
Yes, on a case-by-case basis as long as compliance with U.S. Securities Law is satisfied.
7How often do you make distribution?
Quarterly distributions are the standard; however, each syndication is a business with varying distribution amounts based on the performance of the property. Each syndication has a specific strategy based on the specific value-add components of the asset.
8Who manages the property?
HTF Capital works with local operators that have extensive experience operating real estate in the local market that are usually part of the investment team. In addition, we have built up extensive relationships with the top property management firms for the specific markets we invest in.
9What will be the ramifications to my personal taxes?
Consult with your CPA for specifics on how this type of investment can impact you. There are typically significant tax advantages from investing in the real estate sector through depreciation. You will receive a K-1 from the partnership.
10Are properties insured?
All of our properties are insured with insurance benefits designed specifically for real estate investors that cover most natural disasters, vandalism, and even some maintenance issues. The asset-specific LLC will also be named as the “loss payee” on the insurance policy so that the insurance company can reimburse investors indirectly if something happens to the property. Please remember that each investment property requires different insurance needs. Please see your potential investment’s Risk Disclosures section of the Operating Agreement or PPM for more details.
11What are the typical returns or investors?
There are three main areas of returns from real estate; cash flow, principal pay-down, and appreciation. Returns will vary from property to property. Please review each private placement memorandum and contact us for more specific information regarding total returns.
12Can I use my IRA or 401(k) to invest?
Yes, you can use your self-directed IRA (SDIRA) or you can convert an existing IRA or old 401(k) to a SDIRA to invest in our syndications. Contact your CPA to learn the details. We can recommend a couple IRA custodians. Be sure to shop around to find the best service and fees for their custodial services.
13Do I need to be an accredited investor to invest with HTF Capital?
No. HTF Capital works with accredited and non-accredited investors.
14How does the average annual return compare to IRR?
The IRR typically is slightly lower than the Average Annual Return because the profits at the end upon sale have a lower net present value than monies that are spent at the beginning of an investment.
15How are syndications more turnkey than owning your own rental?
Syndications are one of the most hands-off real estate investments available to investors. They allow investors to take a fully passive, limited partnership status alongside other limited partners in a clearly defined profit-sharing structure. These syndications have managers, or sponsors, who take the active management responsibility, manage property managers, make liquidation decisions, and ultimately all day-to-day decisions of the property. The alternative is directly owning your own investment and dealing with the three Ts (Tenants, toilets, & trash).
16Definition of financial terms

CAP (Capitalization Rate): Percent of cash return in the first year if the property were purchased for cash. The ratio of NOI to purchase price.

NOI (Net Operating Income): Income after vacancy and expenses and before debt service.

Gross Rent Multiplier: Purchase price or asking price / gross rents received from an investment. Mostly used for multifamily (apartment) properties.

Depreciation: Commercial is 39 years linear depreciation, residential (to include multifamily) is 27.5 years. This assumes all physical assets will predictably depreciate to a value of zero after this time, and the losses from this offset income on a tax basis. Depreciation is one of the main benefits of investment real estate ownership.

Cash on Cash Return: Percent of cash out of an investment in a year relative to the amount of cash invested. It does not consider time value of money but provides a simple and commonly used metric.

Internal Rate of Return (IRR): The annual rate of return that one receives on an investment for all of the capital and cash flows based on the net present value for each when deployed. It is the discount rate such that the sum of today’s investment and future cash flows have a net value of zero. It expresses in the form of an interest rate the value of a given investment in today’s terms. It is the most accurate and one of the most widely used ways of calculating and comparing multiple investments by professionals.

Average Annual Return (AAR):The annual rate of return that one receives on an investment for all of the capital and cash flows invested. It does not factor in the net present value of all monies that go into and out of the investment.

Debt Service: Amount of the principal plus interest loan payment per month or annual. The cash flow that services the debt.