You’re A Crucial Part of This Team

"I can't fire a broad. Looks like you got the short straw, Justin."

“I can’t fire a broad. Looks like you got the short straw, Justin.”

Another Control Your Cash® patented one-sided conservation question, one-sided since we don’t bog our site down by allowing comments. So you’ll have to answer in the comfort of wherever you’re reading this (home, maybe an airport, hopefully the office – the last of which we’ll elaborate on in a second.) The following question is not, repeat, not, rhetorical:

All things being equal, to the extent that they can be, would you be more or less inclined to work for a company whose official policy includes some variation of the following declaration?:

Employees are our most valuable asset(s).

If you answered ‘More’, there’s lots to unlearn.

“Employees are our most valuable assets.” Think about what that means. The company is profiting off them more than it is off the net receivables, or the cash and cash equivalents, or the property, plant and equipment, or any of the other assets that are supposed to stimulate cash flow and enrich the owners. $45,000 in inventories, if sold at a 100% markup, and subtracting a few dollars for warehousing costs, might realize a profit of $40,000. Meanwhile $45,000 paid to you, the deputy assistant regional manager, might realize a profit of $50,000 if you move enough product and work enough uncompensated overtime to impress the assistant regional manager: the guy whose job you claim you want to have one day.

Any company that tells you that you’re among its most valuable assets and expects you to take it seriously is patronizing you. The kind of employees who are dumb enough to swoon from and find validation in a timeworn line specifically written to make them feel that way are, self-fulfillingly, indeed pretty valuable assets. Because if being told you’re important makes a difference to you, you’re probably underpaid. Because you think you can eat non-monetary, psychological rewards such as compliments.

You negotiate in plenty of other aspects of your life, right? If you comparison shop, then you’re negotiating, kind of. You certainly wouldn’t buy something expensive like a car or a house without looking around and trying to get the seller to come down as much as is prudent. Well, what kind of lunatic determines which supermarket sells the cheapest per-unit laundry detergent, and maybe even uses a coupon, but doesn’t care how many tens of thousands of dollars her employer is making off her? (And then try to whittle that number down a little?)

Your value to your company is measurable. Of that value, or of the revenue that derives from having you around, you keep some and the rest goes to your employer. This is so obvious that it’s easy to miss, yet almost everyone does. Employees think that a salary is a product of an initial round of mediation held during an interview. Some think it’s even less complicated than that, and that a salary is simply what the employer deigns to pay you. It isn’t. Once again, it’s the difference between what you bring in and how much of that the employer decides to pocket. Even Karl Marx understood this, and Marx was one of the most overrated thinkers of all time. (Come to think of it, this was about the only thing he understood.)

Finally, as investors we could give a damn about any company that claims that its employees are #1. Your customers should come first. Well, your investors should come first, but that usually implies having customers. Satisfied ones, repeat ones, as many as possible. Brinker International, parent company of Chili’s, generated $2.82 billion in revenue last year. You know what its “most valuable assets” are? Hint: Not the flair-wearing hostesses and servers, thanks.

The beer kegs. Each one contains about 140 pints, which the restaurants can sell for 3 or 4 times what they paid. Few employees offer that kind of return, and if they could, they’d be crazy not to demand far more money. Beer kegs can’t negotiate. Nor can the soda fountains, which offer an even greater profit margin, albeit on smaller volume.

It’s like politicians who say “children are our most valuable resource”, a proverb which was cloying if inaccurate back when people started saying it in the 1970s, and which should only incur scorn today.

From an employee’s perspective, you want the profit margin on you to be as low as possible. Not so low that it costs money to keep you around – in which case the sensible thing to do is fire you – but low enough that you’re earning a lot relative to your value.

Every commodity – beer, soda, cigarettes, labor – has a markup. People think that the last one shouldn’t be on the list for some reason, or that jobs can’t be quantified and subjected to cost-benefit analysis the same way that non-human assets can. But of course they can. No employee has ever been fired because he made too little money. In fact, the opposite is true. Employees who make “too little” (which, obviously, management would never cop to) are instead held up as emblematic of something larger: the “valuable assets” worthy of mention in the company mission statement. Or vision statement, whichever. Meanwhile, every hour of every day some employees somewhere get fired because management can no longer justify their salaries. Short of stealing company secrets or having sex on the photocopier, overpayment is the #1 reason for being let go.

With the possible exception of pack animals, no asset was ever more valuable than a slave. You got your cotton picked, you got musical entertainment, and you didn’t even have to pay a living wage.

The Control Your Cash Open-Book Quiz, Part II

Fun with homonyms

Fun with homonyms

 

Today, the 2nd installment in the Control Your Cash Open-Book Quiz. Yes, it’s several weeks late. That’s called sheer procrastination creating anticipation. Anyhow, the Open-Book Quiz works like so: we give you a scenario and a wad of theoretical cash, and you decide what to do with both. See the previous post in the series if this makes no sense. In fact, it almost certainly won’t.

 

You’ve found a house being sold short, and listed at $100,000. A tenant is already renting it, and is on a lease for the next year at $1000/month.  Similar nearby houses sell for $100,000-$125,000. With 20% down, you can get a 3½% fixed mortgage.

Is this a good deal, or not?

Before you sign a contract, or commit the equally meaningful step of walking away from signing a contract, make sure you know exactly what you’re getting into. One way to do that is to always start with an investment policy. You can’t decide what to invest in until you know what outcome you’re looking for, and how much risk and volatility you’re willing to tolerate to get it.

Here we have a cheap house and cheap money, indicative of the historical double nadir we’re experiencing in the prices of both real estate and its financing. Even though today’s post is only a fictional exercise, the truth remains: Never has there been a better time to buy a house, especially as an investment. We’ve been saying this for years, but market forces (and governmental perversion of them) haven’t yet changed enough for us to recalibrate our opinion.

The 3rd selling point here is the immediate tenant. One who’s already on a lease is a perfect illustration of how vital cash flow can be to an investment that looks good on paper but might not work in practice. No matter how attractive an investment might be, you can’t build wealth entirely on speculation. You need monthly checks. Preferably sooner than later. That empty plot of land on the edge of a burgeoning town might octuple in value over the next 18 months. Or it might just sit there without anyone ever making an offer. Ceteris paribus, buy the property that promises you income while you’re waiting for effortless riches down the road.

To determine the value of this investment in comparison to others into which you might commit a comparable amount of money, you need to get to a common rate of return.  Apples vs. apples and all that. That means it’s time to do a little math. In these examples, we’re going to calculate the value of the property based on its cash flow only.

Here are the terms and formulas you need to know:

Potential Rental Income. The shekels generated by the property in a theoretical, fully rented world. A world where you never have a vacant day, and in which every outgoing tenant is replaced by a fresh tenant later that evening. This world can only be approximated, never reached.

Vacancy Rate. The number of empty, unrented units in the property, divided by the total number of units. This only applies to properties with multiple units, of course. A 10-unit apartment complex with 8 rented units has a 20% vacancy rate. A 1-unit house has a vacancy rate of either 0 or 100%.

Gross Rental Income. Potential rental income x (1 – the vacancy rate.)  Intuitively, this should make sense. Call (1 – the vacancy rate) the occupancy rate if you have trouble with abstractions.

Operating Expenses. All the costs of running the property excluding the loan payment.

Net Operating Income. Gross Rental Income – Operating Expenses.

(It’s obvious that those are minus signs and not em dashes, right? Oh God it isn’t, is it? Start again from the top.)

Cash Flow (before taxes and depreciation.) Net Operating Income – loan payments.

That’s the big one, the one that marks the difference between legitimate landlords and people who are just treading water until they’re forced to sell to someone who knows what she’s doing.

Now that you know how much cash will flow from your potential investment, you need to find out how it compares to other potential investments. By using these handy formulae:

Capitalization rate. Net Operating Income/(Purchase price + closing costs)

Cash-on-Cash return. Cash Flow/(Down payment + closing costs)

Run the numbers for those last two right now. We’ll wait.

Most investors focus on capitalization rate to the exclusion of everything else. On some level, capitalization rate (or if you want to sound knowledgeable, “cap rate”) is the closest analog to the rates of return you can expect with other investments. Mutual funds, etc.

Cash-on-cash return, which should be several times higher than cap rate if you did this correctly and checked your work, is the investor’s grand secret weapon. And testament to the wisdom of getting rich off OPM. Wait, that means it’s time for one last formula:

Other People’s Money. Your investment – your personal funds invested.

You can’t do this without leverage. Which is to say, without borrowing money from a lending institution and focusing it on an opportunity that promises you a greater capitalization rate than the interest you’re paying the bank. Capitalization rate measures cash flow of the property relative to investment. Cash-on-cash return changes based on how the buyer (that’s you) finances. The cheaper the financing, the higher the return.

In our above example, the cap rate is 7.77%. The cash-on-cash return is 15.10%.

Where else can you invest $26,000 and get that kind of return?

Wait. We’re not done yet. There are the tax benefits. You’ll be able to deduct the expenses of the property, plus depreciation (about $2,500 for this property) against the income you earn.  Your tenant will be paying your mortgage payment, which means every month you’ll own a little bit more equity. Finally, the property might just appreciate it value. There’s a downside, but it’s outnumbered.

 

Note: The information we used appears on the attached spreadsheet. Should you be inclined to download it, it’s called an Annual Operating Property Datasheet. In the real world you’d get this information directly from the seller, or from your realtor if she’s any good. Failing that, go to your county assessor or tax collector website.

Somebody Slap This Man

"1st floor; sports logo gear, Lee Brand jeans, and soon, our husky Hispanics section."

“1st floor; sports logo gear, Lee Brand jeans, and soon, our husky Hispanics section.”

So this is what it’s come to.

Kohl’s, the amazingly outdated department store chain with its radiant white perfume counter and its Semiannual Men’s Suit Events, is on the defendant end of a new lawsuit. The basis for this suit is so stupid that it’s hard to recite for you here without seething, but we’ll attempt.

Some shoppers feel they were defrauded. They don’t question the quality of the merchandise, nor do they claim that they were charged a different price than that which appeared on the label.

The plaintiffs’ argument is that Kohl’s smacked them in the face with a big old rusty anchor. The lead plaintiff is a sensitive California gentleman named Antonio S. Hinojos, who bought $150 worth of Samsonite bags at his neighborhood Kohl’s. So far so good, right?

Oh no. The problem is that Kohl’s claimed to have, or Hinojos claimed that Kohl’s claimed to have, marked the price down from $300. Hinojos asserts that the luggage was never available at $300. Let’s rephrase that as a logically equivalent statement:

A retail consumer is complaining that the store he chose to patronize sold its goods at too low a price.

He also bought some polo shirts at $36 apiece. Is that a fair price? According to the U.S. 9th Circuit Court of Appeals, it doesn’t matter. It’s how much they were discounted off their original price that’s the sole determinant of whether the shirts were worth buying or not. Kohl’s claims the shirts in question were reduced 39%, implying a regular price of $59. Hinojos claims that the regular price was lower, and that he was somehow harmed by Kohl’s never having charged the higher price.

Again, because this lawsuit is so ridiculous that it’s easy to think you must have misunderstood some point, or that we failed to explain it clearly enough: Hinojos isn’t claiming that he tried to buy a $300 item that was listed on sale for $150, and was then denied the discount. He paid $150, just like everyone else who bought Samsonite baggage that day. Neither Hinojos nor Kohl’s dispute the prices of what he bought. Hinojos’s argument is that by offering its wares at as much as 50% off, when in truth they were discounted by some smaller percentage, Kohl’s enticed him to buy things he otherwise wouldn’t have.

Here’s Judge Stephen Reinhardt of the 9th Circuit, offering educated blather no layman could hope to spew:

When a consumer purchases merchandise on the basis of false price information and when the consumer alleges that he would not have made the purchase but for the misrepresentation, he has standing to sue.

Hinojos is the philosophical descendant of every idiot housewife who came home with an overpriced and/or unnecessary handful of shopping bags.

“How much did that cost?”
“I got it on sale!”

That’s not an answer. Things cost what they cost, not the reduction by which they were discounted. That sounds so utterly obvious, so tautological, so A-is-A, that it seems insulting to have to point it out. But what do we know? Less than at least one judge on the 9th Circuit, evidently. Who carries on for 21 pages, including this passage:

[T]he bargain hunter’s expectations about the product he just purchased is precisely that it has a higher perceived value and therefore has a higher resale value

Hinojos suffered economic harm because should he choose to sell his polo shirts somewhere down the road, he wouldn’t be able to get all that much for them if the future buyer knew that they had never been sold for $59 apiece. Leaving aside the question of who buys clothes with the intention of doing anything other than tossing or donating them at the end of their useful life, how is an item’s price not its price? This is neither fraud nor misrepresentation by any rational understanding of the terms.

[C]onsumers such as (Hinojos) reasonably regard price reductions as material information when making purchasing decisions

We’ve asked a similar question before in a different context, but ceteris paribus, which woman is more desirable:

  1. the one who’s 5’4” and weighs 130 pounds
  2. the one who’s 5’4”, 130 pounds, and used to weigh 192 pounds?

If you’re chronic clothes shopper Antonio Hinojos, the only possible answer is c), the brother of the formerly fat one.

Of course America needs tort reform, but we’re interested in this story primarily because of how it illustrates a financial point. If you believe – whether sincerely, or for purposes of filing a nuisance lawsuit against a multibillion-dollar corporation – that things cost something other than what they cost, you’re a moron. Imagine Mr. Hinojos negotiating his salary:

Employer: “This neurosurgeon job pays…well, it normally pays, um, $18,000 a year. But for a qualified, dynamic, go-get-‘em candidate like you, we can go as high as $22,000 plus bene—“

Hinojos: “I’LL TAKE IT!”

If Mr. Hinojos had instead visited Rick’s Budget Valise Emporium, where that same Samsonite ensemble sells for $145 every day, he presumably wouldn’t have bought. After all, what’s the point? Where’s the savings? And if Rick’s had raised the price from $135 the previous week? Forget it. Let the seller dictate the terms of the sale, not you.

(That was sarcasm. Let the seller dictate as little as possible. Look at every transaction from the other party’s perspective. Walk away from a deal you don’t like; there’ll be others. Find the details here. And stop clogging up the court system with your vexatious foolishness.)