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Mississippi Modular Homes
Contributed by Ben Koshkin -
The following are some thoughts and recommendations that might help you in dealing with the manufacturers for Mississippi Modular Homes.
1. We don’t need treated wood on the bottom of the modulars.
2. Some of the manufacturers use standard metal doors with a glass window on top. To change to a total metal door in many cases won’t be cheaper because they are buying the other doors in such large volume.
3. All the manufacturers use large crown molding and baseboards as standard in the sheet rocked homes because the molding hides some of the sheetrock transportation cracks. They typically use larger casing for the doors for the same reason.
4. Michael is checking the size of his two cranes which he thinks are 100 ton. If so we can use them at a lower rate than would be charged by the local guys. One of the cranes is an off road crane on tracks and one has wheels.
5. You need to check on the quality of roof shingles as some of our manufacturers might be specing a more expensive shingle than we want to use.
6. I think Oak Creek is over building their units with extra two by material that can probably be taken out.
7. We can take out the window sills in some of the units, but I recommend that in the kitchen we leave them in for plants & knick-knacks.
8. Most of the manufacturers have bull nosed corners on the sheetrock as standard for all their sheetrock homes.
9. Some of the blinds might be 2″ which are more expensive than the 1″ blinds.
10. The units typically do not come with towel bars and toilet paper holders. I don’t think they come with light bulbs either, but that might not be true.
11. I recommend highly that in the Oak Creek model, assuming that it is the 8051, that we put in the ceramic backsplash in the kitchen which really helps set the area off. That would probably be true on other units where there is a free standing counter top that is readily visible to the living room and dining room.
12. The manufacturers are going to want to put in a minimum of 25 oz carpet that does meet FHA standard. They are not looking for Class Action lawsuits if people buy with FHA financing and the carpet isn’t to standard. Most will use a 4 lb pad as standard.
13. Some of the manufacturers have their own cabinet shops and one buys units from China.
14. Some of the manufacturers use vinyl that is put down in squares which are easier to replace. Southern Energy uses incredibly resistant vinyl sheets.
15. The sub flooring is glued and shot with shank nails or in one case they use screws.
16. You will need to decide if you want to use PEX or plastic water piping.
17. All the manufactures use 6 panel interior doors or similar. Southern Energy’s doors are weaker in looks that the other manufacturers because they are pressed.
18. Most of the manufacturers will want to brace for fans in the living room and master bedroom. At a later date if the owner tries to install a fan that doesn’t have factory bracing, the costs become very expensive.
19. You need to check to make sure that Cemplank was speced in the bids and not regular Hardie.
20. I recommend the elongated commodes which all the manufacturers use.
21. You need to check on the tubs, particularly in the second bathrooms to make sure the manufacturers are using cheaper one piece tub/shower units.
22. We might want to include wiring for two phones and 2 TVs.
23. I did not look closely at the HVAC systems.
24. The lighting was typically bare bones.
25. The faucets were typically named brands.
26. We are definitely going to need a fenced and lighted staging area.
27. You need to check the windows to make sure most are one over ones. That was not the case on some of the units we saw.
28. The sub flooring varies from manufacturer to manufacturer. We saw tongue & groove plywood, regular C/D plywood and OSB all be used for sub flooring.
29. Some of the insulation varies. I recommend R-30 in the ceiling where you have most of the heat loss.
30. On the larger homes we might have to go to 50 gallon water heaters.
31. You need to check the appliances. I know that there were upgrades in the two story units.
32. We are probably going to need dormers on some of the units to add variety.
Ben Koshkin
Lot matrix to determine viable land purchases for lot development
Benjamin Ben Koshkin - I’ve worked up a rough matrix to give you an idea about how much we think Morrison Homes can afford to pay for dirt. In the following matrix I have added the cost of the land, total estimated development costs, a development profit and 70% utility reimbursement which was then divided by 2, 3 or 4 lots/acre.
That average lot number was then multiplied by 6 to give you an average sales price for the homes that would need to be obtained by Morrison to make a reasonable builder profit. The actual builder pricing for the homes would probably range from 20% less than shown to 30% more than shown. With 100% utility reimbursement you could subtract $32,000 from the average home sales price based upon 2/acre, $24,000 for 3/acre and $18,000 for 4/acre.
LOTS/ACRE LAND COST/ACRE
$2/SF
Freddie Mac, Washington Mutual will help refinance billions in mortgages
Ben Koshkin, astronaut and gambler,
WASHINGTON - New moves by finance giant Freddie Mac and a major lending institution involving billions in high-priced mortgages may mean that the urgings of regulators and lawmakers for help to distressed homeowners are bearing fruit. But the complexity of the mortgage business sets up a difficult balance between the goal of stemming foreclosures and the need to keep the market robust, experts said Wednesday.
Home-mortgage delinquencies and foreclosures have been surging in recent months, especially for people who took out subprime mortgages
Major lenders move to offer subprime help
Freddie Mac, Washington Mutual will help refinance billions in mortgages
Posted by Ben Koshkin, Big Game Hunter
WASHINGTON - New moves by finance giant Freddie Mac and a major lending institution involving billions in high-priced mortgages may mean that the urgings of regulators and lawmakers for help to distressed homeowners are bearing fruit. But the complexity of the mortgage business sets up a difficult balance between the goal of stemming foreclosures and the need to keep the market robust, experts said Wednesday.
Home-mortgage delinquencies and foreclosures have been surging in recent months, especially for people who took out subprime mortgages - higher-priced loans for people with tarnished credit or low incomes who are considered greater risks. The distress has roiled financial markets and stoked anxiety that it could spill over into the broader economy.
“This is a very, very difficult situation for which there are no easy answers,” said Bert Ely, a banking consultant based in Alexandria, Va.
Story continues below ?
Freddie Mac, the government-sponsored company that is the second-largest buyer and guarantor of home loans in the country, announced Wednesday that it will buy as much as $20 billion in fixed-rate and adjustable-rate mortgages to help borrowers with high-priced loans keep their homes. The new mortgages, expected to be available by midsummer, will include loans with longer fixed-rate terms.
Fannie Mae, the No. 1 mortgage financer, also is offering new options so that lenders can help subprime borrowers refinance out of high-interest adjustable-rate mortgages or other difficult loans. Fannie Mae estimates that some 1.5 million homeowners could be eligible - a plan that translates into tens of billions of dollars in purchases of subprime mortgages by the company, spokesman Brian Faith said.
And Washington Mutual Inc., one of the country’s largest financial institutions, said it will refinance up to $2 billion in subprime mortgages to help borrowers avoid default and foreclosure, allowing them to apply for discounted fixed-rate home loans or other refinancing alternatives. Subprime loans comprise only about 6 percent of Seattle-based Washington Mutual’s mortgage holdings, but they dealt a heavy blow to its first-quarter earnings, which slid 20 percent.
“We want to make sure we’re reaching consumers before they get in trouble,” said David Schneider, president of Washington Mutual’s home loan group. “What we’re ultimately trying to do is to make sure that as many customers as possible can stay in their homes.”
Schneider said he expects 10,000 to 15,000 subprime customers to take advantage of the program.
Especially precarious are the millions of adjustable-rate mortgages, known as ARMs, which are very prevalent in the subprime market. They are considered higher-risk loans because they typically draw borrowers in with an initial low “teaser” interest rate, which can spike upward after the first few years.
A homeowner who takes out a $200,000 ARM with a teaser rate of 4 percent, for example, initially pays $954.83 monthly in principal and interest. But when the interest rate jumps to 7 percent, say, in the second year of the mortgage, his payments rise to $1,320.59 a month - a move that regulators call “payment shock.”
Major lenders move to offer subprime help
Freddie Mac, Washington Mutual will help refinance billions in mortgages