h********o
发帖数: 552 | 1 12万刀，离学校很近，环境好也相对好租。但是手头只能付20%downpayment,打电话到
银行基本上都说investment property 30 year 利率大约5.2%， 这个condo的HOA是230
刀，property tax大约一个月160刀，homeowner insurance大约30刀一个月。请教大家
值得不值得投资？
谢谢！ | r****m
发帖数: 1204 | 2 没人回啊?
我帮你 run 了一下 model, 你没说最重要的, 能租多少. $1000 or above的话, 还
行, 否则, 不大好. | h********o
发帖数: 552 | 3 终于有人回了。多谢啊。月租$1100左右， 如果用property management要支付一个月
月租当佣金。大概算下，如果没有空置的话，也不会赚什么钱，如果空置，基本要
negative cash flow. 不知您怎么看？
【在 r****m 的大作中提到】
: 没人回啊?
: 我帮你 run 了一下 model, 你没说最重要的, 能租多少. $1000 or above的话, 还
: 行, 否则, 不大好.
| r****m
发帖数: 1204 | 4 Even with 10% management fee, it seems OK, IF you plan to hold it 30 years,
less than that, not very good (less than 6% IRR).
I assumed your total tax rate 33%, also assumed 1 month vacancy every 2
years, and average 1 month rent-equivalent fix/maintenance costs.
Further, I assumed 1% annual appreciation rate and 1% annual rent increase.
"Initial" cash flow is negative, but when you factor in tax credit (due to
loss) and add back non-cash depreciation cost, net cash flow should be
positive. | r*****t
发帖数: 7278 | | r****m
发帖数: 1204 | 6 I will stay away from Condo, for its expensive HOA, as well as very tight
management practices. | h********o
发帖数: 552 | 7 非常感谢您的回复。可您上面的回复好像是觉得可以投资，这个回复怎么似乎又不赞成
投资？
如果我每月negative cash flow,可以用来抵多少税呢？谢谢
【在 r****m 的大作中提到】
: I will stay away from Condo, for its expensive HOA, as well as very tight
: management practices.
| r****m
发帖数: 1204 | 8 Sorry for the conflicting messages.
Personally I will pass Condos, but I understand in many places, especially
urban areas, Condos are probably the only options available to start with.
If your AGI is above $150K, you can't even deduct any passive real estate
loss (this is probably a rude awakening for many Chinese middle class
families, they don't realize this until the tax time. Actually, many of my
friends still don't realize this even after filing taxes, because they never
paid attention to any numbers, just thought they could get the deduction).
It's hard to answer your specific question without knowing your unique
situation, but there is an easy way you can do this by yourself - it's
already tax season now, I suggest you using Turbotax and plug in the numbers
and see how your taxes would change with this investment. | d***g
发帖数: 1096 | 9 Could you tell where you see this info? Thanks!
loss
my
never | S**C
发帖数: 2964 | 10 Isn't the passive loss carried over to offset your future passive income?
What about if you sell your property, will you realize the carried loss?
my
never
【在 r****m 的大作中提到】
: Sorry for the conflicting messages.
: Personally I will pass Condos, but I understand in many places, especially
: urban areas, Condos are probably the only options available to start with.
: If your AGI is above $150K, you can't even deduct any passive real estate
: loss (this is probably a rude awakening for many Chinese middle class
: families, they don't realize this until the tax time. Actually, many of my
: friends still don't realize this even after filing taxes, because they never
: paid attention to any numbers, just thought they could get the deduction).
: It's hard to answer your specific question without knowing your unique
: situation, but there is an easy way you can do this by yourself - it's
| | | r****m
发帖数: 1204 | 11 I know this will hit many RE investors by surprise as few people paid
attention to numbers.
See IRS link below -
http://www.irs.gov/Businesses/Small-Businesses-&-Self-Employed/
I paste its summary below -
===========================
Summary
Up to $25,000 in rental real estate losses are allowed for taxpayers with
MAGI of $100,000 or less[18].
The MAGI is adjusted gross income computed without any passive losses and
several other minor modifiers. When MAGI exceeds $150,000, rental losses
are generally not permitted unless the taxpayer is a real estate
professional.
A taxpayer who spends the majority of his time on real property businesses
and rentals may deduct his rental real estate losses, if he materially
participates in the rental.[19]
========================== | d***g
发帖数: 1096 | 12 thank you for your reply.
when deduct expenses, can a landlord use a depreciation less than standard
to make 0 rental loss?
【在 r****m 的大作中提到】
: I know this will hit many RE investors by surprise as few people paid
: attention to numbers.
: See IRS link below -
: http://www.irs.gov/Businesses/Small-Businesses-&-Self-Employed/
: I paste its summary below -
: ===========================
: Summary
: Up to $25,000 in rental real estate losses are allowed for taxpayers with
: MAGI of $100,000 or less[18].
: The MAGI is adjusted gross income computed without any passive losses and
| r****m
发帖数: 1204 | 13 Not sure I understand your question.
You can use either standard or accelerated method for depreciation
calculation, but not creating your own method. | d***g
发帖数: 1096 | 14 I mean, typically, depreciation is 1/27.5 = 3.63% of house building value.
Is it allowed to claim partial depreciation for a certain year?
for example, house building value is 100K, rent income is $5K, expenses is
3K, if claim full depreciation 3630, there will be a loss of 1630. Is it
possible to just claim 2K?
【在 r****m 的大作中提到】
: Not sure I understand your question.
: You can use either standard or accelerated method for depreciation
: calculation, but not creating your own method.
| r****m
发帖数: 1204 | 15 No, you cannot set your own depreciation schedule or number.
But even you can, I don't see your point, in your example -
1) I think we all agree that you don't want to show a profit
2) You don't even want to just claim partial depreciation to show break even
, because the unclaimed depreciation will be required to be recaptured
anyway when you sell the house.
3) The bottom line, you would rather to carry a loss over ... | d***g
发帖数: 1096 | 16 carryover will be the choice. thank you!
even
【在 r****m 的大作中提到】
: No, you cannot set your own depreciation schedule or number.
: But even you can, I don't see your point, in your example -
: 1) I think we all agree that you don't want to show a profit
: 2) You don't even want to just claim partial depreciation to show break even
: , because the unclaimed depreciation will be required to be recaptured
: anyway when you sell the house.
: 3) The bottom line, you would rather to carry a loss over ...
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