m*******l
发帖数: 621 | 1 想买一个投资房，有19个unit。
卖方的agent在listing里面讲gross income是128K/y， expense是45K/y。房子卖600K
。看起来收益率很高，于是找了一个buyer agent问seller agent要到detail的expense
list。
问题来了，detail的list上的expense实际是96K。问buyer agent是怎么回事，buyer
agent回答说：
Personally, I think the Owner/Seller has embellished their expenses in order
to get a larger deduction, and pay less income taxes.
I think the List Agent, in estimating the $45,000, only advertised the items
that a new Owner should expect.
The Owner/Seller is going to deduct:
$300 for office supplies
$14,000 for "payroll??"
$7,440 for the Manager's apartment at 2D
$1,800 for Accounting
$6,000 for legal expenses
$3,000 for pest control
$2,000 for sub-contractors
$12,000 for repair/maintenance
$1,200 for cell phone
$2,500 for travel expenses
Some of these above can be accurate, while many can be embellished for the
Owner/Seller to pay less income taxes.
The expenses that are for sure going to be on a usual/customary P&L are:
Trash/water/sewer $11,980
Gas/Electricity $19,291
Property tax $6,198 (for this Owner, likely $7,500 for a new Owner)
Insurance ?? (for this Owner, $7,740)
Property Management ?? (for this Owner, they're stating they paid $7,440 for
an on-site Manager)
My guess is that the Seller's Agent is advertising the $45,000 based on only
4 of these top 5 expenses, so the $45,000 cannot be reflected as accurate
either.
这个靠谱吗？应该考虑买吗？
另外，这个房子在穷人区，虽然账面上是fully occupied，请问如果现在里面的租户将
来付不出房租并且claim这是他们唯一的住所，landlord 能evic 他们吗？
谢谢！！ | c*******e
发帖数: 814 | 2 你有commercial property或者multi family
投资经验么？ 没有的话pass吧，先弄个sfr或者duplex练手
600K
expense
order
items
【在 m*******l 的大作中提到】
: 想买一个投资房，有19个unit。
: 卖方的agent在listing里面讲gross income是128K/y， expense是45K/y。房子卖600K
: 。看起来收益率很高，于是找了一个buyer agent问seller agent要到detail的expense
: list。
: 问题来了，detail的list上的expense实际是96K。问buyer agent是怎么回事，buyer
: agent回答说：
: Personally, I think the Owner/Seller has embellished their expenses in order
: to get a larger deduction, and pay less income taxes.
: I think the List Agent, in estimating the $45,000, only advertised the items
: that a new Owner should expect.
| m*******l
发帖数: 621 | 3 明白了，谢谢！
★ 发自iPhone App: ChineseWeb 8.2.2
【在 c*******e 的大作中提到】
: 你有commercial property或者multi family
: 投资经验么？ 没有的话pass吧，先弄个sfr或者duplex练手
:
: 600K
: expense
: order
: items
| j***1
发帖数: 158 | 4 from the your P&L, most likely this is a master metered property, generally
speaking you want to stay away from that.
rule of thumb to small MF complex.
(gross rent - master metered utilities) * .65 x 10 - any deferred
maintenance.
so in your case
(128000-19000)*.65x10 = 700k less any deferred maintenance.
but if you never had any rental experiences, start with SFH first, you don't
want 19 headaches all at once. | c******z
发帖数: 1230 | 5 看起来是不错的deal，19个unit，一个UNIT大概3W刀，很便宜啊，一年税才6、7千，真
是便宜啊。
我这边随便一个SFH，一年的税就要6、7千了。
你说的坏区，到底有多坏啊。不会有很多房客是section 8吧。 | p********a
发帖数: 5352 | | p********a
发帖数: 5352 | 7 如果能基本租出去，还是很好的DEAL。做假帐是很普遍的。基本上是个人都作假。 | m********8
发帖数: 7463 | 8 600K这么多钱钱呀
在湾区差区可以买个2bed condo啦
600K
expense
order
items
【在 m*******l 的大作中提到】
: 想买一个投资房，有19个unit。
: 卖方的agent在listing里面讲gross income是128K/y， expense是45K/y。房子卖600K
: 。看起来收益率很高，于是找了一个buyer agent问seller agent要到detail的expense
: list。
: 问题来了，detail的list上的expense实际是96K。问buyer agent是怎么回事，buyer
: agent回答说：
: Personally, I think the Owner/Seller has embellished their expenses in order
: to get a larger deduction, and pay less income taxes.
: I think the List Agent, in estimating the $45,000, only advertised the items
: that a new Owner should expect.
| w********x
发帖数: 1732 | 9 这是一个19unit的property。。。。
【在 m********8 的大作中提到】
: 600K这么多钱钱呀
: 在湾区差区可以买个2bed condo啦
:
: 600K
: expense
: order
: items
| a*****0
发帖数: 643 | 10 这个就跟经验一个小生意似的 穷人区的房子收益回报都很不错 但是风险大 问题多 看
看自己有没有时间管吧
600K
expense
order
items
【在 m*******l 的大作中提到】
: 想买一个投资房，有19个unit。
: 卖方的agent在listing里面讲gross income是128K/y， expense是45K/y。房子卖600K
: 。看起来收益率很高，于是找了一个buyer agent问seller agent要到detail的expense
: list。
: 问题来了，detail的list上的expense实际是96K。问buyer agent是怎么回事，buyer
: agent回答说：
: Personally, I think the Owner/Seller has embellished their expenses in order
: to get a larger deduction, and pay less income taxes.
: I think the List Agent, in estimating the $45,000, only advertised the items
: that a new Owner should expect.
| | | m*******l
发帖数: 621 | 11 那个区真的有很多section 8。可是section8 不是说是政府付钱吗，我理解对landlord
是好事吧，至少房租有保障呀。
[在 chinkorz (Le Temps qui reste) 的大作中提到：]
：看起来是不错的deal，19个unit，一个UNIT大概3W刀，很便宜啊，一年税才6、7千，
真是便宜啊。
：
：........... | m*******l
发帖数: 621 | 12 不是黑人区，就是穷。
[在 papertigra (长工瘦头猪) 的大作中提到：]
：能透漏一下什么区吧？黑人区就算了 | m*******l
发帖数: 621 | 13 我主要是不理解96k当中到底有多大水分，比如说leagal呀，accounting呀，repair 呀
，不知道是不是必要的。这些占了很大比重。
另外，对于不交租的房客，如果因为他们claim这是他们唯一住宿而不能evic，那我不
成了慈善机构啦。
[在 papertigra (长工瘦头猪) 的大作中提到：]
：如果能基本租出去，还是很好的DEAL。做假帐是很普遍的。基本上是个人都作假。 | r*****e
发帖数: 3164 | | s***y
发帖数: 12419 | | p********a
发帖数: 5352 | 16 我帮你看看-
Trash/water/sewer $11,980
Gas/Electricity $19,291
Property tax $6,198 (for this Owner, likely $7,500 for a new Owner)
Insurance ?? (for this Owner, $7,740)
Property Management ?? (for this Owner, they're stating they paid $7,440 for
an on-site Manager)
A.难道房客不负责水电？全包UTILITY的不多吧。这3万要搞清楚。
$300 for office supplies
$14,000 for "payroll??"
$7,440 for the Manager's apartment at 2D
$1,800 for Accounting
$6,000 for legal expenses
$3,000 for pest control
$2,000 for sub-contractors
$12,000 for repair/maintenance
$1,200 for cell phone
$2,500 for travel expenses
accounting--自己做帐就可以了，找人做也就500刀吧
LEGAL--赶人不需要多少钱吧
REPAIR--看CONDITION了，估计最多5000 | A*********l
发帖数: 2005 | 17 section 8的很多房客是极不负责任的，对房子的损害会很严重。不是都这样，但概率
很大。在美国这样的地方，人穷多数是有很大的主观原因的。
landlord
【在 m*******l 的大作中提到】
: 那个区真的有很多section 8。可是section8 不是说是政府付钱吗，我理解对landlord
: 是好事吧，至少房租有保障呀。
: [在 chinkorz (Le Temps qui reste) 的大作中提到：]
: ：看起来是不错的deal，19个unit，一个UNIT大概3W刀，很便宜啊，一年税才6、7千，
: 真是便宜啊。
: ：
: ：...........
| m*******l
发帖数: 621 | 18 谢谢你的回复。很有帮助。
关于水电，我也问了buyer Agent 为什么landlord付水电，这种情况在该地区是不是很
普遍，这种情况一般landlord是怎么处理的。以下是agent的回答。
1. This is common for properties that have multiple units, but that do not
have electric meters for each unit individually. The Owners/Landlords
usually factor in this figure when determining their fair market rent. For
example; these properties consist of 19 units, but there are only 4 electric
meters. You'd need a total of 19 units (one per unit) to know exactly what
to charge each renter, or for them to be responsible for these costs
themselves. When it's basically "unknown" which tenant uses "how much"
electricity, the Owners/Landlords will normally take the monthly total, and
split first by square footage per tenant, then divide by all occupants.
They also adjust rent accordingly, if they're not collecting enough. The
first 1-2 years of the new Owner's will be a learning curve to make sure
they're not under-charging.
for
【在 p********a 的大作中提到】
: 我帮你看看-
: Trash/water/sewer $11,980
: Gas/Electricity $19,291
: Property tax $6,198 (for this Owner, likely $7,500 for a new Owner)
: Insurance ?? (for this Owner, $7,740)
: Property Management ?? (for this Owner, they're stating they paid $7,440 for
: an on-site Manager)
: A.难道房客不负责水电？全包UTILITY的不多吧。这3万要搞清楚。
: $300 for office supplies
: $14,000 for "payroll??"
| m********8
发帖数: 7463 | 19 19个狠操心的，还不如湾区买个2 bed condo省心哈
不会收不到房租的而且搞不好还会生殖
【在 w********x 的大作中提到】
: 这是一个19unit的property。。。。
| c***2
发帖数: 838 | 20 wise
generally
't
【在 j***1 的大作中提到】
: from the your P&L, most likely this is a master metered property, generally
: speaking you want to stay away from that.
: rule of thumb to small MF complex.
: (gross rent - master metered utilities) * .65 x 10 - any deferred
: maintenance.
: so in your case
: (128000-19000)*.65x10 = 700k less any deferred maintenance.
: but if you never had any rental experiences, start with SFH first, you don't
: want 19 headaches all at once.
|
|
