Foreclosures are the hot topic these days, they are everywhere and it’s now clear that no areas are immune.  Recently, several have come and gone in San Francisco at first class buildings such as the Watermark, the Metropolitan, the Beacon and Bridgeview just to name a few.  Downtown San Diego is swimming in bank owned properties including high end buildings such as Parkloft, Horizon, Renaissance, Discovery and several others.  More are on the way including a few one and a 2 bedroom units at the Metropolitan, a luxury high-rise in a prime area of San Francisco.  Properties that cash flow with 20% down are now available in many areas.

These properties are the best deals and they are the ones the savy investors are asking about.  They are also the best ones to buy given the current uncertainty in the market.  The banks price them to sell and they usually do sell fast. To search foreclosure properties anywhere in California, click here.  I will be adding new foreclosure data soon and can track the price trends in each stage of foreclosure for any California property.

I recently came across the attached article, which gets to the point on how to improve your credit score.

It’s surprising how many consumers make the same credit scoring mistakes
over and over again. In an effort to educate consumers on credit and credit
scoring, we’ve compiled 5 common credit scoring mistakes into a list that
defines each mistake and explains why they are bad and how to avoid them:

Credit Mistake #1: Closing Credit Cards Accounts

This is probably THE biggest credit mistake that consumers make. What you
may find surprising is that closing credit card accounts can hurt your
credit score almost as badly as missing a payment.

Not only is this the number one on the top five credit scoring mistakes,
it’s also number one on the list of credit myths.

Ironically, most consumers make this mistake based on poor advice from a
mortgage lender as a strategy for improving their credit scores. A word of
advice people, when you’re dealing with something as sensitive as your
credit and credit scores, make sure you do your homework before trusting
some of these so called ‘industry experts’ before following through with
their advice.

There are two important reasons why you should not close credit card
accounts:

1. Eventually, the accounts will fall off of your credit reports - The
information in your credit reports are subject to certain rules in regards
to how long it can remain in the report. In most cases, credit information
will remain in your credit reports for seven years from the account’s DLA or
date of last activity.

When an account is open, the DLA will continue to update each month and the
open account will never reach that seven-year mark.

If you close the account, the DLA will stop updating and the clock will
start ticking. Eventually the account will be completely removed from your
credit reports.

Why would this be a bad thing?

It’s simple - you never want to get rid of old, positive information in your
credit reports. This information actually helps your credit scores.

Credit scores want to see this positive account information. They want to
see your long, perfect history of making your payments on time because this
information significantly helps your credit scores.

This information significantly helps your credit scores so why would you
ever want that history to disappear? You wouldn’t! Here’s an analogy for
you: let’s say you made straight A’s in high school. What if the record of
that perfect scholastic accomplishment were permanently deleted seven years
after you graduated? Would you ever want that history deleted? Of course you
wouldn’t. The same is true for the credit reporting environment.

So, what should you do with old credit cards that you don’t use any longer?

What you don’t want to do is to let the account become inactive. When this
happens, the credit card companies aren’t generating any revenue for your
account.

Eventually they’ll close the unused account because you’re more of a
liability than an asset. You can prevent this from happening by using the
card every few months for low dollar purchases like dinner or a tank of gas.
When the bill comes in, just pay it in full. If you do this, it will ensure
that the account will never be closed and you’ll always get credit for your
good payment history.

2. You could cause a spike in your revolving utilization and tank your
scores - The percentage of your available credit in comparison to the debt
you owe is a very important factor in calculating your credit scores.

This is often called “revolving utilization,” or your debt-to-limit ratio.

For example, if you have an open credit card with a $1,000 credit limit and
a $500 balance then you are using 50% of your available credit. This means
that you are 50% utilized on this particular credit card.

Now lets add a second credit card to the mix.

Let’s say you have another open, but unused credit card account with a
$1,000 limit and a $0 balance. This would put your total revolving
utilization at 25% because you have $2,000 in available credit limits and
$500 in total balances.

If you divide your total balances by your total credit limits, you’ll get
your total aggregate revolving utilization: $500 divided by $2000 equals .25
or 25%.

So how will closing unused credit cards hurt your credit score? When you
close an account, the amount of available credit decreases, which could
result in a higher revolving utilization and lower your score.

Let’s use the example from above and close the second unused credit card
account. When you close the account, you remove it from any utilization
calculation and now you’re stuck with one open credit card account with a
$1,000 limit and a $500 balance.

This caused your utilization to go from 25% to 50%.

Remember, you divide the total balance by the total available limit so $500
divided by $1,000 is .50 or 50%. As this percentage increases, your credit
score decreases.

When you’re talking about several unused credit cards with high limits, you
can just imagine what closing credit card accounts could do. I’ve seen
consumers go from a 10% utilization to almost 100% utilization because they
closed all of their credit card accounts except the one they were currently
using.

Big mistake.

Credit Mistake #2: Missing Payments

It doesn’t take a credit scoring expert to tell you that missing payments is
a bad thing. The only reason I made missing payments second to Closing
Credit Card Accounts is because this one is a no brainer.

It shouldn’t take a credit expert to tell you that missing payments is bad.
Common sense should tell you that missing payments is bad. Credit scores are
designed to predict how likely you are to miss payments in the future.

This means that they look at your credit history to view how you’ve managed
all of your credit obligations.

Missed payments is the most powerful predictor of future late payments. The
FICO score evaluates previous late payments in three different layers:

How Severe - How severe is the late payment? It doesn’t take a statistician
to tell you that a 30-day late isn’t as bad as a 90-day late. The more
severe the late payment, the more damaging it is going to be to your credit
scores.

Consumers who have missed payments by a few weeks and then bring their
accounts current score much better than consumers that have gone 90+ days
past due. In fact, a 90-day past due is the threshold that will wreak havoc
on your scores.

If you are unable to avoid a late payment, the next best option is to get
those accounts current as quickly as you can.

How Recent - How long ago did the late payment occur?

If you’ve read some of my previous articles on credit scoring, you’ll know
that the last 24 months of your credit history are critical because the FICO
score places more emphasis on your recent credit patterns.

This means that a late payment 6 months ago is going to carry much more
weight than a late payment from 4 years ago. To recover from late payments
it’s important that you get current and stay current.

How Frequent - How often have the late payments occurred? Consumers that
miss payments frequently are penalized much more severely than those that
have missed a payment here or there in their past.

If you have a tendency to make late payments your credit scores will reflect
your bad habits. Make your payments on time and you’ll never have to worry
about losing points in this category.

Credit Mistake #3: Settling Accounts

One of the most common mistakes consumers make is assuming that ’settling’
with a lender is a great way to save a little cash.

Unfortunately, they don’t realize what that a ’settled’ indicator in their
credit reports is actually derogatory.

“Settling” is a term used in the consumer credit industry that means
accepting less than the amount you owe on an account. For example, if you
owe a credit card company $5,000 but you can’t pay them the full amount then
they will likely make you a deal for less than that full amount. They have
“settled” for less than the full amount, which is likely much less than you
contractually owe them.

This may seem like a good idea because you save quite a bit of money but as
far as the credit scoring models are concerned, this is just as negative as
other severe late payments.

The only way to avoid the damage to your credit scores is to arrange a deal
with the lender to report the account as ‘paid in full’ as opposed to
’settled’. If they don’t agree then it’s in your best interest to figure out
how to pay them in full or else be prepared to suffer the damage to your
credit for the next 7 years.

It’s also important to understand that if the account has already made it to
the collection phase, the damage is already severe and settling won’t really
make a difference. Settling is only an option if the account has already
made it to a severe delinquency state.Â

Credit Mistake #4: High Revolving Utilization on Your Credit Cards

Most consumers believe that making your payments on time is all it takes to
have good credit and earn great credit scores.

What they don’t realize is that almost a third of your score is determined
by how much you owe on your credit card accounts. If you have high balances
on your credit card accounts, you’re credit scores could be severely
impacted by your revolving utilization.

In order to score the most possible points in this category, I advise
keeping your revolving utilization at 10% or less.

Don’t be fooled when you hear some of these celebrity experts telling you
that 50%, 30% or even 25% is best.

While 30% is considerably better than 50%, 10% or less is ideal. The lower
the utilization percentage, the better your score will be. (*To read more
about revolving utilization and how it’s calculated, please read the
revolving utilization bullet in Mistake #1.)

Credit Mistake #5: Excessively Applying for Credit

Whenever you apply for credit your application gives the lender permission
to access your credit reports. When they pull your credit reports, it
automatically posts an inquiry in your credit record. This inquiry is a
record of who pulled your credit report and the date it occurred.Â

Credit scoring models use inquires to determine if and when you shop for
credit. Statistics show that consumers who have more inquiries are higher
credit risks than those with fewer inquiries.

It is for this reason that the more inquiries you have, the more points you
lose in the credit score calculation.

The exact point value of inquiries is a much argued topic and is impossible
to give an exact point value because it really depends on all of the other
information included in your individual credit file.

The best strategy would be to only apply for credit when you absolutely need
to.

This means that you should avoid those in store offers of “10% off” in
exchange for applying for a store credit card. This may sound like a great
idea but the reality is that while you may save a few bucks on your
purchase, those inquiries could end up costing you a lower credit score
which could result in higher interest rates on auto or mortgage loans in the
future.

There you have it. Now that you know the top 5 credit mistakes, you can
avoid making the same mistakes that so many other consumers make.

“Federal regulators closed Pasadena, Calif.-based Indymac Bank late Friday — the shuttering of the largest bank nationwide since the Savings & Loan Crisis in 1991, and a move that will affect two Atlanta operations centers.

The closure also marks the second-largest closure of a bank since 1934, according to the Federal Deposit Insurance Corp.

In a unique twist, IndyMac Bank’s closure is blamed, in part, by the public disclosure of a letter by U.S. Sen. Charles Schumer (D-N.Y.), expressing concern about the bank’s ability to operate going forward.”

See “Fed shuts down IndyMac Bank, two Atl centers impacted” Atlanta Business Chronicle by Joe Rauch

If you are currently refinancing, or buying, and you are working with IndyMac directly or through a broker, you will need to act fast to get your financing switched over to a new lender that is still in business.  Check you loan status immediately to confirm that you are not affected by this closure. 

I have many great loan programs available, and can get started right away.  Rates have improved slightly over the past week, so you may have an opportunity to get a lower rate than what was previously offered.

If you need help, have questions, or need to have a loan placed quickly, please call for the latest news. 

The first resale of a unit at One Rincon closed today, thus becoming the first official mls comp for the building.  The 2 bedroom home that closed was unit #2202, in the desirable Southeast corner of the tower with 180 degree water views overlooking the Bay Bridge, and with city and mountain views.  The purchase price was $1.3 million, same as the list price.

Unit 2602, the only Southeast corner resale available will soon be on the market for 1.35 million.  There are also two very unique penthouse opportunities for a savvy buyer looking to combine two units.  The most desirable penthouse view unit in the city with over 3000+ sq ft living area is now possible, as is another 2500+ sq ft space with equally impressive views.  These are truly unique opportunities for the buyer that wants a large, unique and custom designed living space.

For information on 1, 2 and 3 bedroom units currently available at One Rincon Hill, please call the One Rincon specialist, Scott Osborne at 415-734-8005.

Estimated first move-ins will be December 1, 2008

Several units in the Phase 1 release have gone into contract or are pending, most notably, the 3 bedroom two bath penthouse unit A listed for $3,395,000.

Hard hat tours into the building are available and can be scheduled in advance.

One unique feature of SF Blu is that all 6 of the second floor units feature large functional patio space for exclusive use.  Both the A & D floorplans have very generous outdoor space, although the A floorplan has one quirk, the extra large northwest corner patio is accessed directly through the master bedroom, all others connect through the living area.  Please call Scott to schedule a personal tour.

If you are looking for a unique Penthouse opportunity, please contact Scott Osborne for more details at 415-734-8005.

The 6 different 2 bedroom floorplans range in size from approximately 930 sq. ft. to over 1200 sq. ft.  Current release pricing ranges from $739,800 for plan 3E to $1,199,000 for the 17D floor-plan featuring 2 bedrooms and a den with bay, ballpark, and west city views.  There are also 6 tri-level penthouses with 3 bedrooms, 2 baths and a rooftop Solarium and patio.

Most of the 2nd floor units feature large private patios with nice afternoon sun exposure, a rare feature in the SOMA area.   In addition, these will be usable and functional patios, unlike many of the high-rises in the area where balconies can be too windy or cold much of the time.  Only the second floor units and penthouses have outdoor patio space.

 The finishes are top notch - Granite kitchen counters with under-mount sinks and European cabinetry.  Viking stainless appliances and Bosch dishwasher - all standard, no upgrades needed.  The baths have standard marble floors, counters and shower surrounds, frame-less glass shower enclosure and dual designer sinks.  In addition to the 24 hours lobby attendant and concierge services, there is a private rear garden terrace with fountain, BBQ and catering set-up facility.

 The A floor-plan should be popular with floor to ceiling glass windows for the entire unit.  It faces north towards the city and will have intimate street views for floors 2-5, with floors 6 and above opening up to more expansive city views.  The D & F floor-plans are the largest, slightly over 1200 sq. ft. with Southern exposures.

The 6 penthouses each feature their own rooftop decks and Solarium with unparalleled city and bay views.  Penthouse A has been release at $3,395,000.  I’d be happy to give you a tour and share my insights in the preconstruction buying experience.

• The groundbreaking ceremony for Phase II, a second tower to be built at the corner of Harrison St. and Fremont St., will be scheduled soon after the selection of the general contractor this summer, with pre-sales in 2009.
• ORH is a phased-occupancy building and closings follow that schedule. Beginning in mid-April, closings begin for floors 27 to 60, on a floor-by-floor basis through Sept. 2008, when the penthouses on floors 56-60 are occupied.
• The main entrance and lobby still have some details to finish. Craftsmen are installing stone to the front columns and a glass canopy. Meanwhile, the curved bank of 20 foot tall glass windows are awaiting window treatments.
• Later in the summer, common areas will be completed. This will include a lap pool, hot tub and barbecue grill, surrounded by lounge chairs offering city views in every direction. Inside, just off the pool area, is a conference room and a large hospitality lounge which has already hosted several functions. The lounge has a 73″ flat screen TV, a baby grand piano and a full kitchen. Down the hall are men’s and women’s locker rooms, each with saunas. They are adjacent to a fitness center that offers an assortment of Precor and Nautilus equipment, as well as natural light and a stellar view of the Bay Bridge.
• Townhomes are rising along Harrison Street. There are 14 in all, each with private entrances and terraces. Some have private elevators and poolside patios. Sales tours are anticipated in early fall.
• The dramatic driveway up to ORH will be lined with 16 ft. trees, about 72 in all. This extensive landscaping surrounding the tower will be installed when Caltrains finishes work on the First St. on-ramp later this summer.
• Currently, only a handful of homes remain available for sale in Phase I. The sales center has a waiting list for homes that may become available during the upcoming phase of closings.

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