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买房策略 · 找 deal

一位持有大量商业物业的投资人说，他买的每一个物业都是好 deal，因为买入时它们都有各种各样的问题。他的工作，就是解决这些问题。

1没有“又好又便宜”的房子

很多买家的期望是：位置好、户型新、状态好、装修好，价格还要便宜。李斐常跟客户说：不是我没有这样的房源，而是任何经纪人都不会有。如果真的有，每个经纪人都会先自己买下来，再按正常市价出售，赚的比佣金多得多。

你可以要求的是：帮我找到一个价格低于正常市价的房子。这是能够做到的，但通常意味着房子有某些问题。

2案例：地基沉降的老房

视频中的朋友在 Costa Mesa 买了一套前后院都很大的单层老房。打开地板准备翻新时，发现地面有裂缝。原因是原屋主在房子四周设了大量自动浇灌，长期渗水把地基下的土带走，导致一侧地基下沉，最大处约 2.5 英寸。

他比较了多家公司的方案：传统方式需要申请许可、开挖、用千斤顶顶升再灌浆；新技术则是在梁下斜向打孔注入聚氨酯类发泡材料，把地基抬升稳定，对房屋破坏较小。该案例的报价约 2.6 万美元，与传统方案相差不大。具体方案与是否需要许可，请以当地建筑部门和专业公司的意见为准。

你不能要求房子又好又便宜，你可以要求的是便宜。

3为什么这类房子可能是机会

地基问题会吓退绝大多数买家。同一社区里，曾经有一套房因为花园排水不良导致地基下沉、墙面开裂，最终以远低于正常市价的价格成交。专业人士评估后认为问题并非无法修复。

如果买入价足够低，投入几万美元把问题解决，房子的价值就可能回到接近正常市价的水平。这就是“解决问题创造价值”的逻辑。

4风险提示

• 务必请结构工程师或专业地基公司评估，拿到书面报告和报价。
• 了解修复后的保修条款，以及是否需要城市许可和验收。
• 预留额外预算，旧房在施工中常会发现新问题。
• 转售时需要向买家如实披露过往问题和修复情况。

这类机会适合有经验、有预算、能承受不确定性的买家，不适合想直接入住、预算紧张的家庭。

常见问题

本文仅供一般信息参考，不构成法律、税务、贷款或投资建议。市场数据与政策以发布时为准，可能已有变化；具体情况请咨询持牌专业人士并自行核实。

Are There Still Deals in California Real Estate? Where to Find Them

Please note: This video was published on March 25, 2022. It is more than a year old. Market data, prices, rates, and policies reflect that date and may have changed. Contact us for the latest information.

Buying Strategy · Finding Deals

An investor with a large commercial portfolio told us every property he bought was a good deal because each had problems when he bought it. His job was to solve them.

1There Is No Great-and-Cheap House

Many buyers want a great location, a new floor plan, excellent condition, a fresh remodel, and a low price. Fei tells clients: it is not that I lack such listings; no agent has them. If one existed, every agent would buy it first and resell at market price, earning far more than a commission.

What you can ask for is a home priced below normal market value. That is achievable, but it usually means the home has an issue.

2Case Study: An Older Home with Foundation Settlement

A friend in the video bought a single-story older home in Costa Mesa with large front and back yards. When he opened the floors to renovate, he found cracks. The previous owner had irrigation all around the house, and years of water washed soil from under the foundation, causing one side to settle by up to about 2.5 inches.

He compared proposals. The traditional approach requires a permit, excavation, jacking, and grouting. A newer method injects polyurethane-based expanding foam through angled holes under the beams to lift and stabilize the foundation with less disruption. His quote was about $26,000, similar to the traditional option. Confirm methods and permit needs with the local building department and qualified companies.

You cannot ask for great and cheap. You can ask for cheap.

3Why These Homes Can Be Opportunities

Foundation issues scare off most buyers. In one nearby neighborhood, a home with garden drainage problems that caused settlement and wall cracks sold far below normal market value, even though professionals felt the issue was fixable.

If the purchase price is low enough and a few tens of thousands of dollars solves the problem, the home's value may move back toward normal market levels. That is how solving problems creates value.

4Risks to Keep in Mind

• Have a structural engineer or foundation specialist assess the home and provide written reports and quotes.
• Understand warranty terms and whether permits and inspections are required.
• Hold extra budget; older homes often reveal new issues during work.
• When reselling, disclose past problems and repairs honestly.

These opportunities suit experienced buyers with budget and tolerance for uncertainty, not families who want to move right in on a tight budget.

FAQ

This article is for general information only and is not legal, tax, lending, or investment advice. Market data and policies reflect the time of publication and may have changed; please consult licensed professionals and verify independently.