Document_And_Entity_Informatio
Document And Entity Information | 3 Months Ended | |
Mar. 31, 2015 | Apr. 30, 2015 | |
Document Information [Line Items] | ||
Entity Registrant Name | Reven Housing REIT, Inc. | |
Entity Central Index Key | 1487782 | |
Current Fiscal Year End Date | -19 | |
Entity Filer Category | Smaller Reporting Company | |
Trading Symbol | RVEN | |
Entity Common Stock, Shares Outstanding | 7,016,796 | |
Document Type | 10-Q | |
Amendment Flag | FALSE | |
Document Period End Date | 31-Mar-15 | |
Document Fiscal Period Focus | Q1 | |
Document Fiscal Year Focus | 2015 |
CONDENSED_CONSOLIDATED_BALANCE
CONDENSED CONSOLIDATED BALANCE SHEETS (USD $) | Mar. 31, 2015 | Dec. 31, 2014 |
Investments in real estate: | ||
Land | $6,153,527 | $5,422,647 |
Buildings and improvements | 28,078,231 | 23,961,608 |
Investment in real estate,Gross | 34,231,758 | 29,384,255 |
Accumulated depreciation | -823,351 | -592,114 |
Investment in real estate, net | 33,408,407 | 28,792,141 |
Cash | 1,922,359 | 3,343,236 |
Rents and other receivables | 194,042 | 157,230 |
Property tax and insurance reserves | 0 | 260,123 |
Escrow deposits and prepaid expenses | 224,596 | 221,264 |
Lease origination costs, net | 186,940 | 168,145 |
Deferred loan fees, net | 452,590 | 333,544 |
Deferred stock issuance costs | 462,465 | 535,450 |
Total Assets | 36,851,399 | 33,811,133 |
LIABILITIES AND STOCKHOLDERS' EQUITY | ||
Accounts payable and accrued liabilities | 786,433 | 718,162 |
Security deposits | 373,429 | 306,004 |
Notes payable | 15,049,125 | 11,522,140 |
Total Liabilities | 16,208,987 | 12,546,306 |
Commitments and contingencies (Note 10) | ||
Stockholders' Equity | ||
Preferred stock, $.001 par value; 25,000,000 shares authorized; No shares issued & outstanding | 0 | 0 |
Common stock, $.001 par value; 100,000,000 shares authorized; 7,016,796 shares issued and outstanding | 7,017 | 7,017 |
Additional paid-in capital | 24,601,295 | 24,601,295 |
Accumulated deficit | -3,965,900 | -3,343,485 |
Total Stockholders' Equity | 20,642,412 | 21,264,827 |
Total Liabilities and Stockholders' Equity | $36,851,399 | $33,811,133 |
CONDENSED_CONSOLIDATED_BALANCE1
CONDENSED CONSOLIDATED BALANCE SHEETS (Parenthetical) (USD $) | Mar. 31, 2015 | Dec. 31, 2014 |
Preferred stock, par value (in dollars per share) | $0.00 | $0.00 |
Preferred stock, shares authorized | 25,000,000 | 25,000,000 |
Preferred stock, shares issued | 0 | 0 |
Preferred stock, shares outstanding | 0 | 0 |
Common stock, par value (in dollars per share) | $0.00 | $0.00 |
Common stock, shares authorized | 100,000,000 | 100,000,000 |
Common stock, shares issued | 7,016,796 | 7,016,796 |
Common stock, shares outstanding | 7,016,796 | 7,016,796 |
CONDENSED_CONSOLIDATED_STATEME
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (USD $) | 3 Months Ended | |
Mar. 31, 2015 | Mar. 31, 2014 | |
Rental income | $1,114,787 | $480,595 |
Expenses: | ||
Property operating and maintenance | 283,576 | 123,754 |
Real estate taxes | 162,501 | 60,381 |
Acquisition costs | 246,085 | 30,357 |
Depreciation and amortization expense | 266,888 | 99,500 |
General and administration | 482,283 | 423,992 |
Legal and accounting | 155,320 | 108,777 |
Interest expense | 140,549 | 0 |
Total expenses | 1,737,202 | 846,761 |
Net loss | ($622,415) | ($366,166) |
Net loss per share | ||
(Basic and fully diluted) (in dollars per share) | ($0.09) | ($0.08) |
Weighted average number of common shares outstanding (in shares) | 7,016,796 | 4,393,044 |
CONDENSED_CONSOLIDATED_STATEME1
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (USD $) | 3 Months Ended | |
Mar. 31, 2015 | Mar. 31, 2014 | |
Cash Flows From Operating Activities: | ||
Net loss | ($622,415) | ($366,166) |
Adjustments to reconcile net loss to net cash provided by (used in) operating activities: | ||
Depreciation and amortization expense | 266,888 | 99,500 |
Stock compensation | 0 | 195,000 |
Amortization of loan fees | 18,126 | 0 |
Changes in operating assets and liabilities: | ||
Rents and other receivables | -36,812 | -8,916 |
Property tax and insurance reserves | 260,123 | 0 |
Escrow deposits and prepaid expenses | -3,332 | 73,720 |
Accounts payable and accrued liabilities | 141,256 | -61,664 |
Security deposits | 67,425 | 20,535 |
Net cash provided by (used in) operating activities | 91,259 | -47,991 |
Cash Flows From Investing Activities: | ||
Acquisitions and additions of investments in real estate | -4,847,503 | -1,584,343 |
Lease origination costs | -54,447 | 0 |
Net cash used in investing activities | -4,901,950 | -1,584,343 |
Cash Flows From Financing Activities: | ||
Proceeds from notes payable | 3,526,985 | 0 |
Payment of loan fees | -137,171 | 0 |
Payments of stock issuance costs | 0 | -135,480 |
Net cash provided by (used in) financing activities | 3,389,814 | -135,480 |
Net Decrease In Cash | -1,420,877 | -1,767,814 |
Cash at the Beginning of the Period | 3,343,236 | 2,134,510 |
Cash at the End of the Period | 1,922,359 | 366,696 |
Supplemental Disclosure: | ||
Cash paid for interest | $122,423 | $0 |
ORGANIZATION_AND_OPERATION
ORGANIZATION AND OPERATION | 3 Months Ended |
Mar. 31, 2015 | |
Organization And Operation [Abstract] | |
Nature of Operations [Text Block] | |
NOTE 1. ORGANIZATION AND OPERATION | |
Reven Housing REIT, Inc. was initially incorporated in the State of Colorado and then converted to a Maryland corporation on April 1, 2014 (Reven Housing REIT, Inc., along with its subsidiaries, are also referred to herein collectively as the “Company”). The Company acquires portfolios of occupied and rented single family homes throughout the United States with the objective of receiving income from rental property activity and future profits from the sale of rental property at appreciated values. | |
As of March 31, 2015, the Company owned 468 single family homes in the Houston, Jacksonville, Memphis and Atlanta metropolitan areas. | |
BASIS_OF_PRESENTATION_AND_SIGN
BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES | 3 Months Ended |
Mar. 31, 2015 | |
Accounting Policies [Abstract] | |
Organization, Consolidation, Basis of Presentation, Business Description and Accounting Policies [Text Block] | NOTE 2. BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES |
Basis of Presentation | |
The accompanying unaudited condensed consolidated interim financial statements are presented in conformity with accounting principles generally accepted in the United States of America (“GAAP”), as contained within the Financial Accounting Standards Board (“FASB”), Accounting Standard Codification (“ASC”), and Article 8 of Regulation S-X of the Securities Exchange Commission (“SEC”). | |
Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been condensed or omitted. It is suggested that these condensed consolidated financial statements be read in conjunction with the consolidated financial statements and notes thereto included in the 2014 Annual Report on Form 10-K filed with the SEC on March 31, 2015. The results of operations for the period ended March 31, 2015 are not necessarily indicative of the operating results for the full year. | |
Principles of Consolidation | |
The accompanying consolidated financial statements include the accounts of the Company and its wholly-owned subsidiaries, Reven Housing Georgia, LLC, Reven Housing Texas, LLC, Reven Housing Florida, LLC, Reven Housing Florida 2, LLC, and Reven Housing Tennessee, LLC. All significant intercompany accounts and transactions have been eliminated in consolidation. | |
Use of Estimates | |
The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the balance sheet dates and reported amounts of revenues and expenses for the periods presented. Accordingly, actual results could differ from those estimates. | |
Financial Instruments | |
The carrying value of the Company’s financial instruments, as reported in the accompanying condensed consolidated balance sheets, approximates fair value due to their short term nature. The Company’s short term financial instruments consist of cash, rents and other receivables, property tax and insurance reserves, escrow deposits, accounts payable and accrued liabilities, and security deposits. | |
The carrying value of the Company’s notes payable, as reported in the accompanying condensed consolidated balance sheets, approximates fair value due to their floating market interest rate and due to the fact that their security and payment terms are similar to other debt instruments currently being issued. | |
Reclassifications | |
Certain prior period amounts have been reclassified to conform to the current period’s presentation. | |
Investments in Real Estate | |
The Company accounts for its investments in real estate as business combinations under the guidance of ASC Topic 805, Business Combinations (“ASC 805”) and these acquisitions are recorded at fair value, allocated to land, building and the existing leases based upon their fair values at the date of acquisition, with acquisition costs expensed as incurred. In making estimates of fair values for purposes of allocating purchase price, the Company utilizes its own market knowledge and published market data. The estimated fair value of acquired in-place leases represents the expected costs the Company would have incurred to lease the property at the date of acquisition. Each portfolio of acquired property is recorded as a separate business combination. | |
Land, buildings and improvements are recorded at cost. Buildings and improvements are depreciated over estimated useful lives of approximately 27.5 years using the straight-line method. Lease origination costs are amortized over the average remaining term of the in-place leases which is generally less than one year. Maintenance and repair costs are charged to expenses as incurred. | |
The Company assesses the impairment of investments in real estate, whenever events or changes in business circumstances indicate that carrying amounts of the assets may not be fully recoverable. When such events occur, management determines whether there has been impairment by comparing the asset’s carrying value with its fair value. Should impairment exist, the asset is written down to its estimated fair value. The Company has not recognized any impairment losses for the periods ended March 31, 2015 and 2014. | |
Cash | |
The Company maintains its cash, cash equivalents and escrow deposits at financial institutions. The combined account balances at one or more institutions typically exceed the Federal Depository Insurance Corporation ("FDIC") insurance coverage, and, as a result, there is a concentration of credit risk related to amounts on deposit in excess of FDIC insurance coverage. The Company believes that the risk is not significant, as the Company does not anticipate the financial institutions’ non-performance. As of March 31, 2015 and December 31, 2014, the Company did not have any cash equivalents. | |
Rents and Other Receivables | |
Rents and other receivables represent the amount of rent receivables, security deposits and net rental funds which are held by the property managers on behalf of the Company, net of any allowance for amounts deemed uncollectible. The Company has not recognized any allowance for doubtful accounts as of March 31, 2015 and December 31, 2014. | |
Property Tax and Insurance Reserves | |
Property tax and insurance reserves represent amounts held in accordance with the terms of the Company’s notes payable for property taxes and insurance. During the first quarter of 2015, the lender waived this requirement and the amounts previously held in escrow have been released to the Company. | |
Escrow Deposits and Prepaid Expenses | |
Escrow deposits include refundable and non-refundable cash and earnest money on deposit with third parties for property purchases. | |
Deferred Loan Fees | |
Costs incurred in the placement of the Company’s debt are deferred and amortized using the effective interest method over the term of the loans as a component of interest expense on the consolidated statements of operations. Deferred loan closing costs and fees totaled $499,768 and accumulated amortization totaled $47,178 as of March 31, 2015. Amortization expense for these loan fees was $18,126 for the three months ended March 31, 2015. No loan fees or related amortization were incurred during the three months ended March 31, 2014. | |
Deferred Stock Issuance Costs | |
Deferred stock issuance costs represent amounts paid for legal, consulting, and other offering expenses in conjunction with the future raising of additional capital to be performed within one year. These costs are netted against additional paid-in capital as a cost of the stock issuance upon closing of the respective stock placement. | |
Security Deposits | |
Security deposits represent amounts deposited by tenants at the inception of the lease. | |
Revenue Recognition | |
The Company’s single family homes are leased under short term rental agreements with individual tenants of generally one year and revenue is recognized over the lease term on a straight-line basis. | |
Income Taxes | |
The Company intends to elect to be taxed as a real estate investment trust (“REIT”), as defined in the Internal Revenue Code, commencing with the taxable year ended December 31, 2015. Management believes that the Company will be able to satisfy the requirements for qualification as a REIT. Accordingly, the Company does not expect to be subject to federal income tax, provided that it qualifies as a REIT and distributions to the stockholders equal or exceed REIT taxable income. | |
However, qualification and taxation as a REIT depends upon the Company’s ability to meet the various qualification tests imposed under the Internal Revenue Code related to the percentage of income that are earned from specified sources, the percentage of assets that fall within specified categories, the diversity of capital stock ownership, and the percentage of earnings that are distributed. Accordingly, no assurance can be given that the Company will be organized or be able to operate in a manner so as to qualify or remain qualified as a REIT. If the Company fails to qualify as a REIT in any taxable year, it will be subject to federal and state income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates, and the Company may be ineligible to qualify as a REIT for four subsequent tax years. Even if the Company qualifies as a REIT, it may be subject to certain state or local income taxes. | |
The tax benefit of uncertain tax positions is recognized only if it is “more likely than not” that the tax position will be sustained, based solely on its technical merits, with the taxing authority having full knowledge of relevant information. The measurement of a tax benefit for an uncertain tax position that meets the “more likely than not” threshold is based on a cumulative probability model under which the largest amount of tax benefit recognized is the amount with a greater than 50% likelihood of being realized upon ultimate settlement with the taxing authority, having full knowledge of all the relevant information. As of March 31, 2015 and December 31, 2014, the Company had no unrecognized tax benefits. | |
Incentive Compensation Plan | |
During 2012, the Company established the 2012 Incentive Compensation Plan, which was subsequently amended and restated in December 2013 (“2012 Plan”). The 2012 Plan allows for the grant of options and other awards representing up to 1,650,000 shares of the Company’s common stock. Such awards may be granted to officers, directors, employees, consultants and other persons who provide services to the Company or any related entity. Under the 2012 Plan, options may be granted at an exercise price greater than or equal to the market value at the date of the grant, and for owners of 10% or more of the voting shares, at an exercise price of not less than 110% of the market value. Awards are exercisable over a period of time as determined by a committee designated by the Board of Directors, but in no event longer than ten years. | |
On April 4, 2014, the Board of Directors authorized the issuance of, and the Company issued, an aggregate of 48,750 shares of the Company’s common stock under the 2012 Plan to the members of the Board of Directors as compensation for their services. | |
On October 16, 2014, the Board of Directors authorized the issuance of, and the Company issued, an aggregate of 425,000 shares of the Company’s common stock under the 2012 Plan to certain officers and consultants of the Company. The shares issued are subject to restrictions and future vesting conditions based on the Company reaching certain future milestones. None of the shares were vested as of the issuance date. | |
Net Loss Per Share | |
Net loss per share is computed by dividing the net loss by the weighted average number of shares of common stock outstanding. Warrants, stock options, and common stock issuable upon the conversion of the Company's preferred stock (if any), are not included in the computation if the effect would be anti-dilutive and would increase the earnings or decrease loss per share. For the three months ended March 31, 2015, and 2014, potentially dilutive securities excluded from the calculations were 263,588 shares issuable upon exercise of outstanding warrants granted in conjunction with the convertible notes. | |
On November 5, 2014, the Company effected a 1-for-20 reverse stock split of the issued common stock. Each stockholder’s percentage ownership and proportional voting power generally remained unchanged as a result of the reverse stock split. All applicable share data, per share amounts and related information in the condensed consolidated financial statements and noted thereto have been adjusted retroactively to give effect to the 1-for-20 reverse stock split. | |
New Accounting Pronouncements | |
In May 2014, the FASB issued Accounting Standards Update, or ASU, No. 2014-09 Revenue from Contracts with Customers, or ASU No. 2014-09, which will supersede nearly all existing revenue recognition guidance under GAAP. ASU No. 2014-09 provides that an entity recognize revenue when it transfers promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. This update also requires additional disclosure about the nature, amount, timing and uncertainty of revenue and cash flows arising from customer contracts, including significant judgments and changes in judgments, and assets recognized from costs incurred to obtain or fulfill a contract. ASU No. 2014-09 allows for either full retrospective or modified retrospective adoption and will become effective for the Company in the fourth quarter of 2016. The Company is currently assessing the impact, if any, the guidance will have upon adoption. | |
In January 2015, the Financial Accounting Standards Board (FASB) issued Accounting Standards Update (ASU) No. 2015-01, Income Statement-Extraordinary and Unusual Items (Subtopic 225-20). ASU 2015-01 addresses the elimination from U.S. GAAP the concept of extraordinary items. Presently, an event or transaction is presumed to be an ordinary and usual activity of the reporting entity unless evidence clearly supports its classification as an extraordinary item. If an event or transaction meets the criteria for extraordinary classification, an entity is required to segregate the extraordinary item from the results of ordinary operations and show the item separately in the income statement, net of tax, after income from continuing operations. This amended guidance will prohibit separate disclosure of extraordinary items in the income statement. This amendment is effective for years, and interim periods within those years, beginning after December 15, 2015. Entities may apply the amendment prospectively or retrospectively to all prior periods presented in the financial statements. Early adoption is permitted provided that the guidance is applied from the beginning of the year of adoption. The adoption of this ASU is not expected to have a material impact on the Company’s financial statements. | |
In April 2015, the FASB issued ASU 2015-03, Interest—Imputation of Interest (Subtopic 835-30), Simplifying the Presentation of Debt Issuance Costs, which requires that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability. For public business entities, the ASU is effective for financial statements issued for fiscal years beginning after December 15, 2015, and interim periods within those fiscal years. Entities should apply the new guidance on a retrospective basis, wherein the balance sheet of each individual period presented should be adjusted to reflect the period-specific effects of applying the new guidance. Upon transition, entities are required to comply with the applicable disclosures for a change in an accounting principle. The adoption of this ASU is not expected to have a material impact on the Company’s financial statements. | |
The Company has adopted all recently issued accounting pronouncements. The adoption of the accounting pronouncements, including those not yet effective, is not anticipated to have a material effect on the financial position or results of operations of the Company. | |
Subsequent Events | |
Subsequent events are events or transactions that occur after the balance sheet date but before the condensed consolidated financial statements are available to be issued. The Company recognizes in the condensed consolidated financial statements the effects of all subsequent events that provide additional evidence about conditions that existed at the balance sheet date, including the estimates inherent in the process of preparing the condensed consolidated financial statements. The Company’s financial statements do not recognize subsequent events that provide evidence about conditions that did not exist at the balance sheet date but arose after such date and before the condensed consolidated financial statements are available to be issued. The Company has evaluated subsequent events up until the date of the issuance of these financial statements. | |
INVESTMENTS_IN_REAL_ESTATE
INVESTMENTS IN REAL ESTATE | 3 Months Ended | ||||||||||||
Mar. 31, 2015 | |||||||||||||
Residential Homes [Abstract] | |||||||||||||
Residential Homes [Text Block] | NOTE 3. INVESTMENTS IN REAL ESTATE | ||||||||||||
The Company’s investments in real estate consists of single family homes purchased by the Company. The homes are generally leased to individual tenants under operating leases of one year or less. | |||||||||||||
The following table summarizes the Company’s investments in real estate: | |||||||||||||
Total | |||||||||||||
Number | Buildings and | Investments | |||||||||||
of Homes | Land | Improvements | in Real Estate | ||||||||||
Total at December 31, 2014 | 395 | $ | 5,422,647 | $ | 23,961,608 | $ | 29,384,255 | ||||||
Purchases and improvements during 2015: | |||||||||||||
Jacksonville, FL | 73 | 730,880 | 4,116,623 | 4,847,503 | |||||||||
Total at March 31, 2015 | 468 | $ | 6,153,527 | $ | 28,078,231 | $ | 34,231,758 | ||||||
ACCOUNTS_PAYABLE_AND_ACCRUED_L
ACCOUNTS PAYABLE AND ACCRUED LIABILITIES | 3 Months Ended | |||||||
Mar. 31, 2015 | ||||||||
Accounts Payable and Accrued Liabilities [Abstract] | ||||||||
Accounts Payable and Accrued Liabilities Disclosure [Text Block] | NOTE 4. ACCOUNTS PAYABLE AND ACCRUED LIABILITIES | |||||||
At March 31, 2015 and December 31, 2014, accounts payable and accrued liabilities consisted of the following: | ||||||||
2015 | 2014 | |||||||
Accounts payable | $ | 305,320 | $ | 12,673 | ||||
Property taxes payable | 173,238 | 292,290 | ||||||
Accrued legal, board fees and other expenses | 267,065 | 372,389 | ||||||
Interest payable | 40,810 | 40,810 | ||||||
$ | 786,433 | $ | 718,162 | |||||
NOTES_PAYABLE
NOTES PAYABLE | 3 Months Ended |
Mar. 31, 2015 | |
Debt Disclosure [Abstract] | |
Debt Disclosure [Text Block] | NOTE 5. NOTES PAYABLE |
On June 12, 2014, Reven Housing Texas, LLC, a wholly owned subsidiary of the Company, received loan proceeds and issued a promissory note in the principal amount of up to $7,570,000 to Silvergate Bank, secured by deeds of trust encumbering the Company’s homes located in Texas. The entire balance of principal and accrued interest is due and payable on July 5, 2019. The note provides for monthly interest only payments at a rate of 1.00% over the prime rate (interest rate is 4.25% per annum at March 31, 2015) until July 5, 2016. Thereafter, monthly payments of interest and principal, based on a 25 year amortization rate will be made until maturity. The note has a prepayment penalty of 3% calculated on principal amounts prepaid prior to July 5, 2016. There is no prepayment penalty on amounts paid after that date. | |
On November 17, 2014, Reven Housing Tennessee, LLC, a wholly owned subsidiary of the Company, received loan proceeds and issued a promissory note in the principal amount of $3,952,140 to Silvergate Bank, secured by deeds of trust encumbering primarily all of the Company’s homes located in Tennessee. The entire balance of principal and accrued interest is due and payable on December 5, 2019. The note provides for monthly interest only payments at a rate of 1.00% over the prime rate (interest rate is 4.25% per annum at March 31, 2015) until December 5, 2016. Thereafter, monthly payments of interest and principal, based on a 25 year amortization rate will be made until maturity. The note has a prepayment penalty of 3% calculated on principal amounts prepaid prior to December 5, 2016. There is no prepayment penalty on amounts paid after that date. | |
On March 13, 2015, Reven Housing Florida, LLC, a wholly owned subsidiary of the Company, received loan proceeds and issued a promissory note in the principal amount of $3,526,985 to Silvergate Bank, secured by deeds of trust encumbering a majority of the Company’s homes located in Florida. The entire balance of principal and accrued interest is due and payable on April 5, 2020. The note provides for monthly interest only payments at a rate of 1.00% over the prime rate (interest rate is 4.25% per annum at March 31, 2015) until April 5, 2017. Thereafter, monthly payments of interest and principal, based on a 25 year amortization rate will be made until maturity. The note has a prepayment penalty of 3% calculated on principal amounts prepaid prior to April 5, 2017. There is no prepayment penalty on amounts paid after that date. | |
The terms of the notes also provide for lender reserve accounts for taxes and insurance reserves. As of December 31, 2014, a total of $260,123 was held in these lender escrow accounts. During the first quarter of 2015, the lender waived this requirement and the amounts previously held in escrow have been released to the Company. | |
During the three months ended March 31, 2015, the Company incurred $140,549 of interest expense related to the notes payable, which includes $18,126 of amortization of deferred loan fees. | |
STOCKHOLDERS_EQUITY
STOCKHOLDERS' EQUITY | 3 Months Ended |
Mar. 31, 2015 | |
Equity [Abstract] | |
Stockholders Equity Note Disclosure [Text Block] | NOTE 6. STOCKHOLDERS’ EQUITY |
On November 5, 2014, the Company effected a 1-for-20 reverse stock split of issued common stock. In conjunction with the reverse stock split, the Board of Directors approved a change in the number of authorized common shares from 600,000,000 to 100,000,000, which change was made immediately after the effectiveness of the reverse stock split. Additionally, the par value of the shares was modified from $.02 to $.001 per share so that the par value per share of the common stock before the reverse stock split and after the reverse stock split remained at $.001 per share. References in these condensed consolidated financial statements and notes have been adjusted to retroactively account for the effects of the reverse split. | |
The Company currently has warrants outstanding allowing its holders to purchase up to 263,588 shares of the Company’s common stock at an exercise price of $4.00 per share. The warrants will expire on September 27, 2018, if not exercised prior to that date. No warrants were exercised in the periods ended March 31, 2015 and 2014. | |
STOCK_COMPENSATION
STOCK COMPENSATION | 3 Months Ended |
Mar. 31, 2015 | |
Disclosure of Compensation Related Costs, Share-based Payments [Abstract] | |
Disclosure of Compensation Related Costs, Share-based Payments [Text Block] | NOTE 7. STOCK COMPENSATION |
On April 4, 2014, the Board of Directors authorized the issuance of, and the Company issued, an aggregate of 48,750 shares of the Company’s common stock under the 2012 Plan to the members of the Board of Directors as compensation for their past services. These shares were issued to compensate the members for past services and valued at $4.00 per share, based on the grant date fair value, for a total expense of $195,000 which has been included in the Company’s condensed consolidated statement of operations for the three months ended March 31, 2014. Due to the Company’s low trading volume, the grant date fair value was determined based on similar issuances of stock in the Company’s private placements. | |
On October 16, 2014, the Board of Directors authorized the issuance of, and the Company issued, an aggregate of 425,000 shares of the Company’s common stock under the 2012 Plan to certain officers and consultants of the Company. The shares issued are subject to restrictions and future vesting conditions based on the Company reaching certain future milestones. None of the shares were vested as of the issuance date. Compensation expense will be recognized in the applicable future periods should the applicable milestones be achieved in accordance with the vesting schedule. At the time of filing, there is no assurance that these milestones will in fact be achieved and that the shares will in fact vest in the future. | |
INCOME_TAXES
INCOME TAXES | 3 Months Ended |
Mar. 31, 2015 | |
Income Tax Disclosure [Abstract] | |
Income Tax Disclosure [Text Block] | NOTE 8. INCOME TAXES |
Realization of deferred tax assets is dependent upon sufficient future taxable income during the period that deductible temporary differences and expected carry-forwards are available to reduce taxable income. The Company records a valuation allowance when, in the opinion of management, it is more likely than not, that the Company will not realize some or all deferred tax assets. As the achievement of required future taxable income is uncertain, the Company recorded a valuation allowance equal to the deferred tax asset at March 31, 2015 and December 31, 2014. At December 31, 2014, the Company had federal and state net operating loss carry-forwards of approximately $1,380,000. The federal and state tax loss carry-forwards will begin to expire in 2032, unless previously utilized. | |
Pursuant to Internal Revenue Code Section 382, use of the Company’s net operating loss carry-forwards may be limited if a cumulative change in ownership of more than 50% occurs within a three year period. Management believes that such an ownership change had occurred but has not performed a study of the limitations on the net operating losses. | |
The Company plans to elect REIT status effective for the year ending December 31, 2015, when it meets all requirements allowing it to do so. At that time, the Company would generally not be subject to income taxes assuming it complied with the specific distribution rules applicable to REITs. The Company has also incurred current period and prior year net operating losses; thus, it does not expect to incur current income tax expenses. Additionally, due to the Company’s expectations of electing REIT status commencing in 2015, it does not expect to realize any future tax benefits from the current years, or prior years’ operating losses. | |
RELATED_PARTY_TRANSACTIONS
RELATED PARTY TRANSACTIONS | 3 Months Ended |
Mar. 31, 2015 | |
Related Party Transactions [Abstract] | |
Related Party Transactions Disclosure [Text Block] | NOTE 9. RELATED PARTY TRANSACTIONS |
The Company sub-leases office space on a month-to-month basis from Reven Capital, LLC which is wholly-owned by Chad M. Carpenter, a shareholder of the Company and the Company’s Chief Executive Officer. Rental payments totaled $9,000 and $7,500 for the three months ended March 31, 2015 and 2014, respectively. | |
COMMITMENTS_AND_CONTINGENCIES
COMMITMENTS AND CONTINGENCIES | 3 Months Ended |
Mar. 31, 2015 | |
Commitments and Contingencies Disclosure [Abstract] | |
Commitments and Contingencies Disclosure [Text Block] | NOTE 10. COMMITMENTS AND CONTINGENCIES |
Legal and Regulatory | |
The Company is subject to potential liability under laws and government regulations and various claims and legal actions arising in the ordinary course of the Company’s business. Liabilities are established for legal claims when payments associated with the claims become probable and the costs can be reasonably estimated. The actual costs of resolving legal claims may be substantially higher or lower than the amounts established for those claims. Based on information currently available, management is not aware of any legal or regulatory claims that would have a material effect on the Company’s condensed consolidated financial statements and, therefore, no accrual has been recorded as of the three months ended March 31, 2015 and 2014. | |
Security Deposits | |
As of March 31, 2015 and December 31, 2014, the Company had $373,429 and $306,004, respectively, in resident security deposits. Security deposits are refundable, net of any outstanding charges and fees, upon expiration of the underlying lease. | |
Escrow Deposits and Prepaid Expenses | |
Escrow deposits and prepaid expenses include earnest deposits for the purchase of properties. As of March 31, 2015, the Company had entered into agreements to purchase residential properties for an aggregate amount of approximately $19,100,000 and had corresponding refundable earnest deposits for these purchases of $104,408. At December 31, 2014, the Company had entered into agreements to purchase residential properties for an aggregate amount of $8,700,000 and had corresponding refundable earnest deposits for these purchases of $87,000. However, the Company may not consummate the real estate purchase because properties may fall out of escrow through the closing process for various reasons and these purchases are contingent on the Company’s ability to acquire the debt or equity financing required to fund the acquisition. | |
BASIS_OF_PRESENTATION_AND_SIGN1
BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Policies) | 3 Months Ended |
Mar. 31, 2015 | |
Accounting Policies [Abstract] | |
Basis of Accounting, Policy [Policy Text Block] | Basis of Presentation |
The accompanying unaudited condensed consolidated interim financial statements are presented in conformity with accounting principles generally accepted in the United States of America (“GAAP”), as contained within the Financial Accounting Standards Board (“FASB”), Accounting Standard Codification (“ASC”), and Article 8 of Regulation S-X of the Securities Exchange Commission (“SEC”). | |
Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been condensed or omitted. It is suggested that these condensed consolidated financial statements be read in conjunction with the consolidated financial statements and notes thereto included in the 2014 Annual Report on Form 10-K filed with the SEC on March 31, 2015. The results of operations for the period ended March 31, 2015 are not necessarily indicative of the operating results for the full year. | |
Consolidation, Policy [Policy Text Block] | Principles of Consolidation |
The accompanying consolidated financial statements include the accounts of the Company and its wholly-owned subsidiaries, Reven Housing Georgia, LLC, Reven Housing Texas, LLC, Reven Housing Florida, LLC, Reven Housing Florida 2, LLC, and Reven Housing Tennessee, LLC. All significant intercompany accounts and transactions have been eliminated in consolidation. | |
Use of Estimates, Policy [Policy Text Block] | Use of Estimates |
The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the balance sheet dates and reported amounts of revenues and expenses for the periods presented. Accordingly, actual results could differ from those estimates. | |
Fair Value of Financial Instruments, Policy [Policy Text Block] | Financial Instruments |
The carrying value of the Company’s financial instruments, as reported in the accompanying condensed consolidated balance sheets, approximates fair value due to their short term nature. The Company’s short term financial instruments consist of cash, rents and other receivables, property tax and insurance reserves, escrow deposits, accounts payable and accrued liabilities, and security deposits. | |
The carrying value of the Company’s notes payable, as reported in the accompanying condensed consolidated balance sheets, approximates fair value due to their floating market interest rate and due to the fact that their security and payment terms are similar to other debt instruments currently being issued. | |
Reclassification, Policy [Policy Text Block] | Reclassifications |
Certain prior period amounts have been reclassified to conform to the current period’s presentation. | |
Property Acquisitions [Policy Text Block] | Investments in Real Estate |
The Company accounts for its investments in real estate as business combinations under the guidance of ASC Topic 805, Business Combinations (“ASC 805”) and these acquisitions are recorded at fair value, allocated to land, building and the existing leases based upon their fair values at the date of acquisition, with acquisition costs expensed as incurred. In making estimates of fair values for purposes of allocating purchase price, the Company utilizes its own market knowledge and published market data. The estimated fair value of acquired in-place leases represents the expected costs the Company would have incurred to lease the property at the date of acquisition. Each portfolio of acquired property is recorded as a separate business combination. | |
Land, buildings and improvements are recorded at cost. Buildings and improvements are depreciated over estimated useful lives of approximately 27.5 years using the straight-line method. Lease origination costs are amortized over the average remaining term of the in-place leases which is generally less than one year. Maintenance and repair costs are charged to expenses as incurred. | |
The Company assesses the impairment of investments in real estate, whenever events or changes in business circumstances indicate that carrying amounts of the assets may not be fully recoverable. When such events occur, management determines whether there has been impairment by comparing the asset’s carrying value with its fair value. Should impairment exist, the asset is written down to its estimated fair value. The Company has not recognized any impairment losses for the periods ended March 31, 2015 and 2014. | |
Cash and Cash Equivalents, Policy [Policy Text Block] | Cash |
The Company maintains its cash, cash equivalents and escrow deposits at financial institutions. The combined account balances at one or more institutions typically exceed the Federal Depository Insurance Corporation ("FDIC") insurance coverage, and, as a result, there is a concentration of credit risk related to amounts on deposit in excess of FDIC insurance coverage. The Company believes that the risk is not significant, as the Company does not anticipate the financial institutions’ non-performance. As of March 31, 2015 and December 31, 2014, the Company did not have any cash equivalents. | |
Advances to Property Manager [Policy Text Block] | Rents and Other Receivables |
Rents and other receivables represent the amount of rent receivables, security deposits and net rental funds which are held by the property managers on behalf of the Company, net of any allowance for amounts deemed uncollectible. The Company has not recognized any allowance for doubtful accounts as of March 31, 2015 and December 31, 2014 | |
Tax Insurance Reserve And Holdback Funds [Policy Text Block] | Property Tax and Insurance Reserves |
Property tax and insurance reserves represent amounts held in accordance with the terms of the Company’s notes payable for property taxes and insurance. During the first quarter of 2015, the lender waived this requirement and the amounts previously held in escrow have been released to the Company. | |
Escrow Deposits And Prepaid Expense [Policy Text Block] | Escrow Deposits and Prepaid Expenses |
Escrow deposits include refundable and non-refundable cash and earnest money on deposit with third parties for property purchases. | |
Deferred Loan Fees, Policy [Policy Text Block] | Deferred Loan Fees |
Costs incurred in the placement of the Company’s debt are deferred and amortized using the effective interest method over the term of the loans as a component of interest expense on the consolidated statements of operations. Deferred loan closing costs and fees totaled $499,768 and accumulated amortization totaled $47,178 as of March 31, 2015. Amortization expense for these loan fees was $18,126 for the three months ended March 31, 2015. No loan fees or related amortization were incurred during the three months ended March 31, 2014. | |
Deferred Stock Issuance Costs [Policy Text Block] | Deferred Stock Issuance Costs |
Deferred stock issuance costs represent amounts paid for legal, consulting, and other offering expenses in conjunction with the future raising of additional capital to be performed within one year. These costs are netted against additional paid-in capital as a cost of the stock issuance upon closing of the respective stock placement. | |
Security Deposits [Policy Text Block] | Security Deposits |
Security deposits represent amounts deposited by tenants at the inception of the lease. | |
Revenue Recognition, Policy [Policy Text Block] | Revenue Recognition |
The Company’s single family homes are leased under short term rental agreements with individual tenants of generally one year and revenue is recognized over the lease term on a straight-line basis. | |
Income Tax, Policy [Policy Text Block] | Income Taxes |
The Company intends to elect to be taxed as a real estate investment trust (“REIT”), as defined in the Internal Revenue Code, commencing with the taxable year ended December 31, 2015. Management believes that the Company will be able to satisfy the requirements for qualification as a REIT. Accordingly, the Company does not expect to be subject to federal income tax, provided that it qualifies as a REIT and distributions to the stockholders equal or exceed REIT taxable income. | |
However, qualification and taxation as a REIT depends upon the Company’s ability to meet the various qualification tests imposed under the Internal Revenue Code related to the percentage of income that are earned from specified sources, the percentage of assets that fall within specified categories, the diversity of capital stock ownership, and the percentage of earnings that are distributed. Accordingly, no assurance can be given that the Company will be organized or be able to operate in a manner so as to qualify or remain qualified as a REIT. If the Company fails to qualify as a REIT in any taxable year, it will be subject to federal and state income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates, and the Company may be ineligible to qualify as a REIT for four subsequent tax years. Even if the Company qualifies as a REIT, it may be subject to certain state or local income taxes. | |
The tax benefit of uncertain tax positions is recognized only if it is “more likely than not” that the tax position will be sustained, based solely on its technical merits, with the taxing authority having full knowledge of relevant information. The measurement of a tax benefit for an uncertain tax position that meets the “more likely than not” threshold is based on a cumulative probability model under which the largest amount of tax benefit recognized is the amount with a greater than 50% likelihood of being realized upon ultimate settlement with the taxing authority, having full knowledge of all the relevant information. As of March 31, 2015 and December 31, 2014, the Company had no unrecognized tax benefits. | |
Share-based Compensation, Option and Incentive Plans Policy [Policy Text Block] | Incentive Compensation Plan |
During 2012, the Company established the 2012 Incentive Compensation Plan, which was subsequently amended and restated in December 2013 (“2012 Plan”). The 2012 Plan allows for the grant of options and other awards representing up to 1,650,000 shares of the Company’s common stock. Such awards may be granted to officers, directors, employees, consultants and other persons who provide services to the Company or any related entity. Under the 2012 Plan, options may be granted at an exercise price greater than or equal to the market value at the date of the grant, and for owners of 10% or more of the voting shares, at an exercise price of not less than 110% of the market value. Awards are exercisable over a period of time as determined by a committee designated by the Board of Directors, but in no event longer than ten years. | |
On April 4, 2014, the Board of Directors authorized the issuance of, and the Company issued, an aggregate of 48,750 shares of the Company’s common stock under the 2012 Plan to the members of the Board of Directors as compensation for their services. | |
On October 16, 2014, the Board of Directors authorized the issuance of, and the Company issued, an aggregate of 425,000 shares of the Company’s common stock under the 2012 Plan to certain officers and consultants of the Company. The shares issued are subject to restrictions and future vesting conditions based on the Company reaching certain future milestones. None of the shares were vested as of the issuance date. | |
Earnings Per Share, Policy [Policy Text Block] | Net Loss Per Share |
Net loss per share is computed by dividing the net loss by the weighted average number of shares of common stock outstanding. Warrants, stock options, and common stock issuable upon the conversion of the Company's preferred stock (if any), are not included in the computation if the effect would be anti-dilutive and would increase the earnings or decrease loss per share. For the three months ended March 31, 2015, and 2014, potentially dilutive securities excluded from the calculations were 263,588 shares issuable upon exercise of outstanding warrants granted in conjunction with the convertible notes. | |
On November 5, 2014, the Company effected a 1-for-20 reverse stock split of the issued common stock. Each stockholder’s percentage ownership and proportional voting power generally remained unchanged as a result of the reverse stock split. All applicable share data, per share amounts and related information in the condensed consolidated financial statements and noted thereto have been adjusted retroactively to give effect to the 1-for-20 reverse stock split. | |
New Accounting Pronouncements, Policy [Policy Text Block] | New Accounting Pronouncements |
In May 2014, the FASB issued Accounting Standards Update, or ASU, No. 2014-09 Revenue from Contracts with Customers, or ASU No. 2014-09, which will supersede nearly all existing revenue recognition guidance under GAAP. ASU No. 2014-09 provides that an entity recognize revenue when it transfers promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. This update also requires additional disclosure about the nature, amount, timing and uncertainty of revenue and cash flows arising from customer contracts, including significant judgments and changes in judgments, and assets recognized from costs incurred to obtain or fulfill a contract. ASU No. 2014-09 allows for either full retrospective or modified retrospective adoption and will become effective for the Company in the fourth quarter of 2016. The Company is currently assessing the impact, if any, the guidance will have upon adoption. | |
In January 2015, the Financial Accounting Standards Board (FASB) issued Accounting Standards Update (ASU) No. 2015-01, Income Statement-Extraordinary and Unusual Items (Subtopic 225-20). ASU 2015-01 addresses the elimination from U.S. GAAP the concept of extraordinary items. Presently, an event or transaction is presumed to be an ordinary and usual activity of the reporting entity unless evidence clearly supports its classification as an extraordinary item. If an event or transaction meets the criteria for extraordinary classification, an entity is required to segregate the extraordinary item from the results of ordinary operations and show the item separately in the income statement, net of tax, after income from continuing operations. This amended guidance will prohibit separate disclosure of extraordinary items in the income statement. This amendment is effective for years, and interim periods within those years, beginning after December 15, 2015. Entities may apply the amendment prospectively or retrospectively to all prior periods presented in the financial statements. Early adoption is permitted provided that the guidance is applied from the beginning of the year of adoption. The adoption of this ASU is not expected to have a material impact on the Company’s financial statements. | |
In April 2015, the FASB issued ASU 2015-03, Interest—Imputation of Interest (Subtopic 835-30), Simplifying the Presentation of Debt Issuance Costs, which requires that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability. For public business entities, the ASU is effective for financial statements issued for fiscal years beginning after December 15, 2015, and interim periods within those fiscal years. Entities should apply the new guidance on a retrospective basis, wherein the balance sheet of each individual period presented should be adjusted to reflect the period-specific effects of applying the new guidance. Upon transition, entities are required to comply with the applicable disclosures for a change in an accounting principle. The adoption of this ASU is not expected to have a material impact on the Company’s financial statements. | |
The Company has adopted all recently issued accounting pronouncements. The adoption of the accounting pronouncements, including those not yet effective, is not anticipated to have a material effect on the financial position or results of operations of the Company. | |
Subsequent Events, Policy [Policy Text Block] | Subsequent Events |
Subsequent events are events or transactions that occur after the balance sheet date but before the condensed consolidated financial statements are available to be issued. The Company recognizes in the condensed consolidated financial statements the effects of all subsequent events that provide additional evidence about conditions that existed at the balance sheet date, including the estimates inherent in the process of preparing the condensed consolidated financial statements. The Company’s financial statements do not recognize subsequent events that provide evidence about conditions that did not exist at the balance sheet date but arose after such date and before the condensed consolidated financial statements are available to be issued. The Company has evaluated subsequent events up until the date of the issuance of these financial statements. | |
INVESTMENTS_IN_REAL_ESTATE_Tab
INVESTMENTS IN REAL ESTATE (Tables) | 3 Months Ended | ||||||||||||
Mar. 31, 2015 | |||||||||||||
Residential Homes [Abstract] | |||||||||||||
Real Estate Investment Financial Statements, Disclosure [Table Text Block] | The following table summarizes the Company’s investments in real estate: | ||||||||||||
Total | |||||||||||||
Number | Buildings and | Investments | |||||||||||
of Homes | Land | Improvements | in Real Estate | ||||||||||
Total at December 31, 2014 | 395 | $ | 5,422,647 | $ | 23,961,608 | $ | 29,384,255 | ||||||
Purchases and improvements during 2015: | |||||||||||||
Jacksonville, FL | 73 | 730,880 | 4,116,623 | 4,847,503 | |||||||||
Total at March 31, 2015 | 468 | $ | 6,153,527 | $ | 28,078,231 | $ | 34,231,758 | ||||||
ACCOUNTS_PAYABLE_AND_ACCRUED_L1
ACCOUNTS PAYABLE AND ACCRUED LIABILITIES (Tables) | 3 Months Ended | |||||||
Mar. 31, 2015 | ||||||||
Accounts Payable and Accrued Liabilities [Abstract] | ||||||||
Schedule of Accrued Liabilities [Table Text Block] | At March 31, 2015 and December 31, 2014, accounts payable and accrued liabilities consisted of the following: | |||||||
2015 | 2014 | |||||||
Accounts payable | $ | 305,320 | $ | 12,673 | ||||
Property taxes payable | 173,238 | 292,290 | ||||||
Accrued legal, board fees and other expenses | 267,065 | 372,389 | ||||||
Interest payable | 40,810 | 40,810 | ||||||
$ | 786,433 | $ | 718,162 | |||||
BASIS_OF_PRESENTATION_AND_SIGN2
BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Details Textual) (USD $) | 0 Months Ended | 1 Months Ended | 3 Months Ended | 0 Months Ended | ||
Nov. 05, 2014 | Nov. 05, 2014 | Mar. 31, 2015 | Mar. 31, 2014 | Oct. 16, 2014 | Apr. 04, 2014 | |
Accounting Policies [Line Items] | ||||||
Share-based Compensation Arrangement by Share-based Payment Award, Number of Shares Authorized | 1,650,000 | |||||
Share-based Compensation Arrangement by Share-based Payment Award, Description | Under the 2012 Plan, options may be granted at an exercise price greater than or equal to the market value at the date of the grant, and for owners of 10% or more of the voting shares, at an exercise price of not less than 110% of the market value. | |||||
Antidilutive Securities Excluded from Computation of Earnings Per Share, Amount | 263,588 | 263,588 | ||||
Deferred Finance Costs, Current, Gross | $499,768 | |||||
Accumulated Amortization of Current Deferred Finance Costs | 47,178 | |||||
Amortization of Financing Costs | $18,126 | $0 | ||||
Stockholders' Equity, Reverse Stock Split | Company effected a 1-for-20 reverse stock split of the issued common stock. Each stockholder’s percentage ownership and proportional voting power generally remained unchanged as a result of the reverse stock split. All applicable share data, per share amounts and related information in the condensed consolidated financial statements and noted thereto have been adjusted retroactively to give effect to the 1-for-20 reverse stock split. | Company effected a 1-for-20 reverse stock split of issued common stock. In conjunction with the reverse stock split, the Board of Directors approved a change in the number of authorized common shares from 600,000,000 to 100,000,000, which change was made immediately after the effectiveness of the reverse stock split. Additionally, the par value of the shares was modified from $.02 to $.001 per share so that the par value per share of the common stock before the reverse stock split and after the reverse stock split remained at $.001 per share | ||||
Common Stock [Member] | ||||||
Accounting Policies [Line Items] | ||||||
Share-based Compensation Arrangement by Share-based Payment Award, Number of Shares Authorized | 48,750 | |||||
Land, Buildings and Improvements [Member] | ||||||
Accounting Policies [Line Items] | ||||||
Property, Plant and Equipment, Useful Life | 27 years 6 months | |||||
Incentive Compensation Plan 2012 [Member] | ||||||
Accounting Policies [Line Items] | ||||||
Stock Issued During Period, Shares, Issued for Services | 425,000 |
INVESTMENTS_IN_REAL_ESTATE_Det
INVESTMENTS IN REAL ESTATE (Details) (USD $) | Mar. 31, 2015 | Dec. 31, 2014 |
Number | Number | |
RESIDENTIAL HOMES, NET [Line Items] | ||
Number of Homes | 468 | 395 |
Land | $6,153,527 | $5,422,647 |
Buildings and Improvements | 28,078,231 | 23,961,608 |
Total Investmentsin Real Estate | 34,231,758 | 29,384,255 |
Jacksonville Fl [Member] | ||
RESIDENTIAL HOMES, NET [Line Items] | ||
Number of Homes | 73 | |
Land | 730,880 | |
Buildings and Improvements | 4,116,623 | |
Total Investmentsin Real Estate | $4,847,503 |
ACCOUNTS_PAYABLE_AND_ACCRUED_L2
ACCOUNTS PAYABLE AND ACCRUED LIABILITIES (Details) (USD $) | Mar. 31, 2015 | Dec. 31, 2014 |
Accounts Payable And Accrued Expenses [Line Items] | ||
Accounts payable | $305,320 | $12,673 |
Property taxes payable | 173,238 | 292,290 |
Accrued legal, board fees and other expenses | 267,065 | 372,389 |
Interest payable | 40,810 | 40,810 |
Accounts payable and accrued expenses | $786,433 | $718,162 |
NOTES_PAYABLE_Details_Texual
NOTES PAYABLE (Details Texual) (USD $) | 3 Months Ended | |||||
Mar. 31, 2015 | Mar. 31, 2014 | Dec. 31, 2014 | Jun. 12, 2014 | Nov. 17, 2014 | Mar. 13, 2015 | |
Notes Payable [Line Items] | ||||||
Escrow Deposit | $260,123 | |||||
Interest Expense, Debt | 140,549 | |||||
Amortization of Financing Costs | 18,126 | 0 | ||||
Reven Housing Texas, LLC [Member] | Silvergate Bank [Member] | ||||||
Notes Payable [Line Items] | ||||||
Debt Instrument, Annual Principal Payment | 7,570,000 | |||||
Debt Instrument, Maturity Date | 5-Jul-19 | |||||
Debt Instrument, Interest Rate Terms | The note provides for monthly interest only payments at a rate of 1.00% over the prime rate (interest rate is 4.25% per annum at March 31, 2015) until July 5, 2016. | |||||
Debt Instrument, Convertible, Remaining Discount Amortization Period | 25 years | |||||
Debt Instrument Prepayment Penalty Percentage | 3.00% | |||||
Debt Instrument Prepayment Maturity Date | 5-Jul-16 | |||||
Reven Housing Tennessee, LLC [Member] | Silvergate Bank [Member] | ||||||
Notes Payable [Line Items] | ||||||
Debt Instrument, Annual Principal Payment | 3,952,140 | |||||
Debt Instrument, Maturity Date | 5-Dec-19 | |||||
Debt Instrument, Interest Rate Terms | The note provides for monthly interest only payments at a rate of 1.00% over the prime rate (interest rate is 4.25% per annum at March 31, 2015) until December 5, 2016. | |||||
Debt Instrument, Convertible, Remaining Discount Amortization Period | 25 years | |||||
Debt Instrument Prepayment Penalty Percentage | 3.00% | |||||
Debt Instrument Prepayment Maturity Date | 5-Dec-16 | |||||
Reven Housing Florida, LLC [Member] | Silvergate Bank [Member] | ||||||
Notes Payable [Line Items] | ||||||
Debt Instrument, Annual Principal Payment | $3,526,985 | |||||
Debt Instrument, Maturity Date | 5-Apr-20 | |||||
Debt Instrument, Interest Rate Terms | The note provides for monthly interest only payments at a rate of 1.00% over the prime rate (interest rate is 4.25% per annum at March 31, 2015) until April 5, 2017. | |||||
Debt Instrument, Convertible, Remaining Discount Amortization Period | 25 years | |||||
Debt Instrument Prepayment Penalty Percentage | 3.00% | |||||
Debt Instrument Prepayment Maturity Date | 5-Apr-17 |
STOCKHOLDERS_EQUITY_Details_Te
STOCKHOLDERS' EQUITY (Details Textual) (USD $) | 0 Months Ended | 1 Months Ended | 3 Months Ended |
Nov. 05, 2014 | Nov. 05, 2014 | Mar. 31, 2015 | |
STOCKHOLDERSb EQUITY [Line Items] | |||
Stockholders' Equity, Reverse Stock Split | Company effected a 1-for-20 reverse stock split of the issued common stock. Each stockholder’s percentage ownership and proportional voting power generally remained unchanged as a result of the reverse stock split. All applicable share data, per share amounts and related information in the condensed consolidated financial statements and noted thereto have been adjusted retroactively to give effect to the 1-for-20 reverse stock split. | Company effected a 1-for-20 reverse stock split of issued common stock. In conjunction with the reverse stock split, the Board of Directors approved a change in the number of authorized common shares from 600,000,000 to 100,000,000, which change was made immediately after the effectiveness of the reverse stock split. Additionally, the par value of the shares was modified from $.02 to $.001 per share so that the par value per share of the common stock before the reverse stock split and after the reverse stock split remained at $.001 per share | |
Private Placement [Member] | |||
STOCKHOLDERSb EQUITY [Line Items] | |||
Share Price | $4 | ||
Investment Warrants Expiration Date | 27-Sep-18 | ||
Class of Warrant or Right, Exercise Price of Warrants or Rights | $263,588 |
STOCK_COMPENSATION_Details_Tex
STOCK COMPENSATION (Details Textual) (USD $) | 3 Months Ended | 0 Months Ended | |||
Mar. 31, 2015 | Mar. 31, 2014 | Oct. 16, 2014 | Apr. 04, 2014 | Dec. 31, 2014 | |
Common Stock, Par or Stated Value Per Share | $0.00 | $0.00 | |||
Share-based Compensation | $0 | $195,000 | |||
IncenteveCompensationPlan2012 [Member] | |||||
Common Stock, Par or Stated Value Per Share | $4 | ||||
Share-based Compensation | $195,000 | ||||
Stock Issued During Period, Shares, Issued for Services | 425,000 | 48,750 |
INCOME_TAXES_Details_Textual
INCOME TAXES (Details Textual) (USD $) | 3 Months Ended | |
Mar. 31, 2015 | Dec. 31, 2014 | |
Income Tax Disclosure [Line Items] | ||
Deferred Tax Assets, Operating Loss Carryforwards, Domestic | $1,380,000 | |
Federal Tax Loss Carry Forwards Expiration | expire in 2032 |
RELATED_PARTY_TRANSACTIONS_Det
RELATED PARTY TRANSACTIONS (Details Textual) (USD $) | 3 Months Ended | |
Mar. 31, 2015 | Mar. 31, 2014 | |
Related Party Transaction [Line Items] | ||
Operating Leases, Rent Expense | $9,000 | $7,500 |
COMMITMENTS_AND_CONTINGENCIES_
COMMITMENTS AND CONTINGENCIES (Details Textual) (USD $) | 3 Months Ended | 12 Months Ended | |
Mar. 31, 2015 | Mar. 31, 2014 | Dec. 31, 2014 | |
Other Commitments [Line Items] | |||
Secured Debt | $373,429 | $306,004 | |
Payments to Acquire Residential Real Estate | 4,847,503 | 1,584,343 | 8,700,000 |
Earnest Money Deposits | 104,408 | 87,000 | |
Purchase Commitment [Member] | |||
Other Commitments [Line Items] | |||
Payments to Acquire Residential Real Estate | $19,100,000 |