Time to Invest in a Residence in Arizona?

I recently received this question from a real estate investor and longtime friend and thought you might find it interesting.

Question:   I have been purchasing and flipping homes over the past two years but I am now no longer able to buy single family homes significantly below asking price.  What’s going on?

Answer: The answer is simple. Take a look at the statistics for Phoenix Metro area below which compare February of 2012 to February of 2011.
• The median sales price of a home increased from $115,000 to $124,500. 
• Monthly foreclosure starts decreased 9%.
• Monthly foreclosure completions were down 52%.
• Overall sales were 9% higher.
• New home sales were up 26%.
• Resale home sales were up 63%.
• Short sales and pre-foreclosure sales increased 34%.
• Third party purchases at trustee sales were up 15%
• Single family homes for bank owned homes were down 40%.
• Fannie Mae, Freddie Mac and other GSE (government sponsored enterprises) owned homes declined 58%.

Advice: Investors, like you, might be artificially creating demand which is driving up the values of homes. In fact, the number of investor flips grew by 69% in Maricopa County over the last year. 

On the other hand, if you have cold cash, expansive local-market knowledge, strong nerves and the time to seek out bargains at foreclosure auctions, abundant opportunities are out there for you in the Phoenix Metro market.

Gary Ringel, CGREA

Sources:

W.P. Carey School of Business, Arizona State University Monthly Report-Greater Phoenix Housing Market-February 2012

Foreclosure Help by James R. Haggerty

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Arizona Law Changes Regarding Prejudgment Interest

When we perform calculations of economic damages for litigation purposes, there is often a component of past business loss or other type of historical economic loss.  Most experts will bring those historical losses to present value terms, using a prejudgment rate of return to make the injured party whole for past damages.  Although there are different views among financial experts regarding what is the appropriate rate of return to apply to historical damages, in many instances the allowable rate of return is established by a statute which defines the rate of prejudgment interest.

In Arizona, last year the legislature modified the statute  relating to interest rates on judgments.  Previously, the law provided for a ten percent per annum rate (unless another rate was agreed to in writing.)  The modified law mandates that the interest rate be set to the lesser of 10 percent per annum or at a rate per annum that is equal to one percent plus the prime rate per annum as of the date of judgment, (unless specifically provided for by contract or statute).  The modified statute also precludes awards of prejudgment interest “for any unliquidated, future, punitive or exemplary damages that are found by the trier of fact.”   As financial experts, we consult with counsel before calculating interest relating to economic damages to ensure that the rate is appropriate given the facts of the case and does not violate any laws.

The modified statute is applicable to judgments made or entered into on or after July 20, 2011.  The current prime rate is 3.25 (and has been since December 2008) ; therefore, the current statutory rate would be 4.25% under the modified statute.  This is significantly less than prior statutory rate of ten percent. 

Julia Miessner, CPA, CFF

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Arizona Expert Witnesses to Be Tested – An Alert for CPAs Who Testify (Part 3)

If you provide testimony as an expert witness, you could soon be facing some new challenges from opposing attorneys regarding the opinions you will be rendering in the courtroom.  Effective January 1, 2012, Arizona joined several other states that have adopted the Federal Rules of Evidence relating to expert witnesses, i.e., the “Daubert”   standard.

Rule 702 and Testifying Experts

With approval of the Petition, the Arizona Supreme Court has adopted conforming changes to several Rules, in particular to one applicable to testifying experts, Rule 702 (Testimony by Expert Witnesses).

Rule 702, as revised, contains the following language:

“A witness who is qualified as an expert by knowledge, skill, experience, training, or education may testify in the form of an opinion or otherwise if:
(a) The expert’s scientific, technical, or other specialized knowledge will help the trier of fact to understand the evidence or to determine a fact in issue;
(b) The testimony is based on sufficient facts or data;
(c) The testimony is the product of reliable principles and methods; and,
(d) The expert has reliably applied the principles and methods to the facts of the case.”

Following the new language for Rule 702, the Petition adds a Comment to 2012 Amendment, which states: 

“The 2012 amendment of Rule 702 adopts Federal Rule of Evidence 702, as restyled.  The amendment recognized that trial courts should serve as gatekeepers in assuring that proposed expert testimony is reliable and thus helpful to the jury’s determination of facts at issue.  The amendment is not intended to supplant traditional jury determinations of credibility and the weight to be afforded otherwise admissible testimony, nor is the amendment intended to permit a challenge to the testimony of every expert, preclude the testimony of experience-based experts, or prohibit testimony based on competing methodologies within a field of expertise.  The trial court’s gatekeeping function is not intended to replace the adversary system.  Cross-examination, presentation of contrary evidence, and careful instruction of the burden of proof are traditional and appropriate means of attacking shaky but admissible evidence.”

Summary

What Arizona’s Rule 702 now means for testifying experts (not just CPAs, but physicians, engineers and others providing scientific testimony) is that they can expect to be challenged in the courtroom more intensely than ever before (The former rules fell within the “Frye”  standard, which tended to allow far more “expert” opinions in as evidence).  The challenges will not only be from opposing attorneys, but also from judges regarding the testifying expert’s credentials, the sufficiency of facts or data they considered, whether reliable principles and methods were used by them, and whether the principles and methods considered by them have been reliably applied to the facts of the case.  

Testifying experts should consider including language in their written reports that helps stem the Rule 702 questioning they can now expect.

Don Bays, CPA/ABV/CFF, CVA

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Arizona Expert Witness to Be Tested – An Alert for CPAs Who Testify (Part II)

If you provide testimony as an expert witness, you could soon be facing some new challenges from opposing attorneys regarding the opinions you will be rendering in the courtroom.  Effective January 1, 2012, Arizona joined several other states that have adopted the Federal Rules of Evidence relating to expert witnesses, i.e., the “Daubert”   standard.

The Arizona Supreme Court Weighs In

A.R.S. §12-2203 did not have any teeth, however, until September 7, 2011, when the Arizona Supreme Court approved the Petition to Amend Rules of Evidence and Rule 17.4 (f), Arizona Rules of Criminal Procedure (“the Petition”).  This is because the Arizona Supreme Court, not the state legislature, is responsible for deciding the procedural rules that Arizona courts must follow.

What the Arizona Supreme Court did was to amend several of Arizona’s Rules of Evidence with the Petition.  The Petition’s Prefatory Comment to 2012 Amendments summarizes three kinds of changes:

“(1) the Arizona rules have generally been restyled so that they correspond to the Federal Rules of Evidence as restyled.  These  ‘restyling’ changes are not meant to change the admissibility of evidence; (2) in several instances, the Arizona rules have also been amended to ‘conform’ to the federal rules, and these changes may alter the way in which evidence is admitted (see, e.g., Rule 702); and (3) in some instances, the Arizona rules either retain language that is distinct from the federal rules (see, e.g., Rule 404), or deliberately depart from the language of the federal rules (see, e.g., Rule 412).”

The Prefatory Comment concludes with: “Where the language of an Arizona rule parallels that of a federal rule, federal court decisions interpreting the federal rule are persuasive but not binding with respect to interpreting the Arizona rule.”

Don Bays, CPA/ABV/CFF, CVA

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Arizona Expert Witness to Be Tested – An Alert for CPAs Who Testify (Part 1)

If you provide testimony as an expert witness, you could soon be facing some new challenges from opposing attorneys regarding the opinions you will be rendering in the courtroom.  Effective January 1, 2012, Arizona joined several other states that have adopted the Federal Rules of Evidence relating to expert witnesses, i.e., the “Daubert”   standard.

Senate Bill 1189 to ARS §12-2203

In 2010, Senate Bill 1189 was enacted into law by the Arizona Legislature as Arizona Revised Statute, Section 12-2203, which states the following:

12-2203. Admissibility of expert opinion testimony
A.  In a civil or criminal action, only a qualified witness may offer expert opinion testimony regarding scientific, technical or other specialized knowledge and the testimony is admissible if the court determines that all of the following apply:
1. The witness is qualified to offer an opinion as an expert on the subject matter based on knowledge, skill, experience, training or education.
2. The opinion will assist the trier of fact in understanding the evidence or determining a fact in issue.
3. The opinion is based on sufficient facts and data.
4. The opinion is the product of reliable principles and methods.
5. The witness reliably applies the principles and methods to the facts of the case.

B. The court shall consider the following factors, if applicable, in determining whether the expert testimony is admissible pursuant to subsection A:
1. Whether the expert opinion and its basis have been or can be tested.
2. Whether the expert opinion and its basis have been subjected to peer reviewed publications.
3. The known or potential rate of error of the expert opinion and its basis.
4. The degree to which the expert opinion and its basis are generally accepted in the scientific community.

Don Bays, CPA/ABV/CFF, CVA

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