g*****w
发帖数: 1413 | 1 hkmbb and Nats,
Thanks very much.So these costs could be either,
1. Increase to basis, which is good for future sale tax. Because part of
capital gain is from the improvement.
2. Repair & Maintenance, it will carry over to next couple years as
operational cost. Usually how many years it carries over?
Thanks again. |
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h***b
发帖数: 1233 | 2 to clarify--rentals are passive activity. passive loss usually can only
offset passive gain but IRS allows up to $25k of rental loss (1040 line #17-
-subj to income limitation) to offset "reg income" (non-passive)--e.g. W-2.
phase-out starts @ MAGI 100k. beyond $150k, all rental losses are
disallowed--then gets carried forward (no limit). non-allowed loss CAN be
used to offset reg income on yr of disposal of the rental.
assume income is not an issue, expenses get deducted right away in the s... 阅读全帖 |
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h***b
发帖数: 1233 | 3 按$150k 算。常见的 ARM 有所谓的 "5/2/5" term.
第一个5： 5年后（头5年是固定的）第一次调利率 (interest rate reset)，"上限"是
原始利率 (initial rate) + 5％
第二个2： 第二次和以后的利率调整，每次最多 + 2％
第三个5： 整个30年里，利率调整的上限为 原始利率 + 5％
也就是说，原始利率 (initial rate) 如果为 3.5％，在最坏的情况下，利率可以上调
到 8.5％。 利率的调整是照着 Index（一般为 LIBOR or US Treasury) 走，而
Index 又会跟联储局每6个礼拜开会议息的结果而上下浮动。
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index/hkmbb |
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h***b
发帖数: 1233 | 4 closing costs increase 你房子的 costs basis，也间接 increases 每年的
depreciation。 如果有付 purchase loan 的 point, 可以一次 expense 掉，如果是
之后 refinance 的 point，就得 amortize over the term of the loan.
没错， rental 的 passive loss， $25k 可以抵 MAGI（包括 W-2)， phase out
starts @ $100k, over $150k 就没得抵了，用不上的可以 carry forward。
$150k 是指 couple, if joint filing.
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index/hkmbb
cost
income |
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p*******n
发帖数: 4824 | 13 http://www.weiming.info/stats/water-guns/Living/2011/3/1
排名 ID 帖数 忠诚度(排名)
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2 enonieerht 421 72.3% (12)
3 huan2007 372 46.9% (21)
4 dypanpan 371 88.3% (4)
5 ffviii 352 67.0% (15)
6 win7 314 73.5% (11)
7 lxingbo 302 23.4% (35)
8 zhanglaosan 222 4.1% (50)
9 pentaxian 218 23.6% (34)
10 jwalk 207 75.5% (8)
11 costco 193 86.2% (5)
12 yangyi 187 31.3% (28)
13 ... 阅读全帖 |
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h***b
发帖数: 1233 | 20 以今天的市场来讲，不怎么样，我指的纯粹是利率上来讲。
两年前这个时候，他们是屈指可数，还有胆子在房贷市场上放款的少数银行。那时的
credit market (borrowing in general) 真的可以用 "freeze" 来形容，wells Fargo
是最最最 aggressive 银行，也因此，他们单一个季度，劲赚 $3 billion。
现在不一样了，经济渐稳，联储／政府在 mortgage mkt 注资超过 $1 trillion，大小
银行的 risk appetite 已渐渐回来了，虽然没到 2005-06 年那时的疯狂，不查收入，
低 credit 的也开始有人愿意做了。所以 Wells Fargo 相对显得＂保守＂了。
当然保守是有原因的，见过鬼，谁还不怕黑？ 进取的 Wamu 倒了，当年信心十足的
Wachovia 也不见了 （被 Wells Fargo 并吞），就连花旗/美国银行这些老大，到今时
今日都还没从当年的 mess 缓过来。 :p
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitb... 阅读全帖 |
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h***b
发帖数: 1233 | 21 1. no. as long as owner gives you access to the prop to do it.
2. yes, lender can't underwrite your file unless you have a prop under
contract. the prop is being used as collateral for the loan/mortgage
3. no. same reason as in #2.
if you're trying to gauge the value of the prop, you can get an est using "
comps"--similar prop in close proximity that was sold in the past 3 mo.
tract homes should be fairly easy to get a comp. appraiser uses the same
approach on such prop.
for loan, you ca... 阅读全帖 |
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n**w
发帖数: 33 | 22 Hi hkmbb,
You are good and I like your club link and your blog.
Thank you. |
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h***b
发帖数: 1233 | 23 we can process pre-approval the same day.
purchase loan usually has priority over refinance loan in terms of
processing--so takes lesser time. but due to contractual obligation (
deadline to meet on escrow closing), we recommended buyer to request for at
least 30-day escrow. 45-day should give ample "safety margin".
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index/hkmbb |
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h***b
发帖数: 1233 | 24 these properties are the so-called "shadow inventory". owners stopped
paying mtg, yet banks delayed their foreclosure proceeding (sometimes took 1
-2 YEARS before showing up on multiple listing). before properties
officially get taken over by banks, owners live there for FREE (this is
about the only real "free lunch"). such owners are referred to as "
squatters" :p
banks do that intentionally to avoid flooding the mkt w/ foreclosed homes
and thus depressed the price and RE mkt.
欢迎访问＂言之有屋＂... 阅读全帖 |
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h***b
发帖数: 1233 | 26 don't forget to deduct depreciation & write off management expenses. may
push you into loss but you can deduct it against your W-2 income and save on
income tax.
imagine bank deposits earn 0.3%, inflaction ~5% (don't use the gov't figure)
, if you break even on cash flow basis, you're already ahead 5%. on top, US
$ depreciates over time, your investment as least help offset that over the
longer term. :p
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
ht... 阅读全帖 |
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h***b
发帖数: 1233 | 30 1. "listing price" is not the same as final "sale price". final price
could be higher/lower than listing. many short sellers try to lure more
prospective buyers and thus put out way below mkt price. but bank may not
approve.
2. each house is unique--thus price differently for sure. maybe yours has
better location, interior, etc.
3. buyer's goal can't be to buy at the absolute lowest price. rather buy
the one you feel you "ought to own", buy the one you feel good about at a
reasonable mkt... 阅读全帖 |
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h***b
发帖数: 1233 | 31 T-Bill has the shortest maturity < 1 yr, indicates the shortest term int
trend. a short term borrowing instrument.
T-Note--for intermediate term. < 10 yr maturity
T-Bond--long term w/ longest maturity. 15, 30 yrs...
T-Bill/Note/Bond are all US gov't debts w/ short/medium/long term maturities
. btw, "T" stands for (US) Treasury :p
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index/hkmbb |
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h***b
发帖数: 1233 | 32 assume your income increases over time, so is your tax bracket, and along
the value of the "rental loss"... :p otherwise, yes, the value
diminishes over time
yes, rental loss is passive and if due to income limit you can't take the
loss each yr, your cumulative (lump sum) rental loss CAN be deductible at
disposal--when selling the rental.
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index/hkmbb
loss |
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h***b
发帖数: 1233 | 35 the irresponsible answer is YES :p
lender gives credit to broker and broker uses a portion of it to pay for
closing costs--that's how a borrower gets a no cost refi.
if you turn around refi again, the 1st lender will charge back the 1st
broker the credit was given. the 1st broker will go after you to recover
the closing costs he/she paid for you.
most lenders won't charge back broker if the loan stays for at least 4-6 mo.
if your refi was done thru a retail bank branch (BofA quit wholesale... 阅读全帖 |
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t*******7
发帖数: 26 | 37 谢谢hkmbb大侠！现在cash-out refinance不能算自住房吗？我只是想把钱取出来，大
房子也还在观望状态。
我若refinance也是想做30年的。HELOC 的 rate和30年的rate既然差不多的话，那为什
么HELOC不是太好呢？
真的对这些方面知之甚少，还望多多指教！！ |
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t*******7
发帖数: 26 | 38 谢谢hkmbb和bed大侠！
看来还是refinance了，想问问现在cash-out 30万，首付25％，50万的房子30年
refinance要多少利率？我打算在此再住1年，我在加州。
rate |
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h***b
发帖数: 1233 | 40 gov't has done enough "stimulus"--car, house, appliance, payroll tax (2011 s
.s. tax is 4.2% vs 6.2% in the past--many didn't notice it), QE1, QE2... end
result is deficit running thru the roof--they're fighting to increase the
current borrowing/debt limit of $14,000,000,000,000 (trillion).
so gov't is broke and the Fed is out of ammunition. to balance budget,
almost all states are experiencing heavy spending cuts.
what the gov't hoped for was private sectors to pick up the slack and start
to hi... 阅读全帖 |
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s******g
发帖数: 2318 | 42 hkmbb说的不错，提升借款上限是没跑的事情，见过一个人活不下去了弄根绳子上吊，
见过一个政府拿绳子把自己吊死吗？别听媒体整天吵嚷，只不过是媒体炒做来吸引眼球
的把戏，每天跟着相信媒体那些危言耸听的人早就心脏病爆发了。而两党政客们心理比
谁都清楚，不提高借贷上限是纯粹自杀，他们狗咬狗的目的就是打击对手、获得更多的
利益和筹码，至少为明年大选铺垫.
房地产市场则持续挣扎，受高失业率和过量库存的双重压力而在未来较长时间相对萎靡
不振 |
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h***b
发帖数: 1233 | 43 other than required disclosures (per contract terms), agent may disclose any
significant matters at any time.
if a potential deal buster (e.g. murder happened in the prop), agent would
definitely disclose upfront--spell out in listing to avoid wasting time on
negotiation if it could kill a deal.
rule of thumb, "when in doubt, disclose it..." it's a good way to avoid
confusion and liability. work on seller and buyer sides.
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsd... 阅读全帖 |
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h***b
发帖数: 1233 | 45 要考虑的是 opportunity cost （机会成本）
放足够 down pay， 避免贷款保险和拿到最好利率之外，要不要多放，取决于多余的钱
有没有更好的回报！
贷款利息是固定的，扣除税务上的优惠（tax deductible），是净支出（cost）
钱也可以投资（机）债券，股票，黄金，银行定存等。除了定存是有固定的收入（
return ～0%），其他都有风险，可赚也可赔。
多放 down pay 可以省下利息支出 （肯定的），换取投资可能带来的利润 （不肯定的
）。
股市从 7/21 的近期高点 （Dow @ ～12700）急泻 2000 点 （～10700），又从 8/10
至今短短 3天反弹 ～700点 （～11400），一来一回，潜在的利润（或亏损）非常惊人
，无法和利息支出这些小钱相提并论！ 能否灵活掌握，答案是"木宰羊"... :p
欢迎访问"言之有屋"Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index... 阅读全帖 |
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h***b
发帖数: 1233 | 48 adjustment is done annually per index that was agreed upon. many times it's
the 1-yr LIBOR. there's also an agreed upon "margin" that goes on top.
margin is fixed but index varies. margin is usually ~2.25% (verify your
Note). say LIBOR is at 0.78% then your adj'd ARM rate starting the 6th yr
is 2.25 + 0.78 or 3+%.
1st adj usually carries a cap of 5%, same cap also applies throughout the 30
-yr term. 2nd and subsequent adj usually carry a 2% cap. so your worst
scenario in terms of mtg rat... 阅读全帖 |
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P******n
发帖数: 355 | 49 谢谢楼上各位热心答复！可惜我在康州，否则就联系hkmbb 童鞋了。 |
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