N*****a
发帖数: 2630 | 1 loan大概33万不到，LTV是90（10% downpay）。
1. 4.75%. no mortgage insurance
2. 4%, mortgage insuarnce 每月200
3. 4.375%, mortgage insurance 每月180
4. 4.375%, no mortgage insurance, 需要交2000的closing cost.
前面3个都是no cost.
不确定近期是否还做refinaince，得看利率接下来是不是还降。这样的情况，哪个方案
比较好呢？
谢谢大家！ | b*d
发帖数: 9308 | 2 LTV是90,怎么能够不交Mortgage Insurance呢？做两个Loan?
【在 N*****a 的大作中提到】
: loan大概33万不到，LTV是90（10% downpay）。
: 1. 4.75%. no mortgage insurance
: 2. 4%, mortgage insuarnce 每月200
: 3. 4.375%, mortgage insurance 每月180
: 4. 4.375%, no mortgage insurance, 需要交2000的closing cost.
: 前面3个都是no cost.
: 不确定近期是否还做refinaince，得看利率接下来是不是还降。这样的情况，哪个方案
: 比较好呢？
: 谢谢大家！
| d******n
发帖数: 2712 | 3 对呀，我也有同样的疑问，rate高低暂不论，LTV 90%怎么能不交Mortgage insurance
呢？
LZ做的是什么program呀？30年固定利息？ | N*****a
发帖数: 2630 | 4 lender paid mortgage insurance
有人帮忙提提意见吗？谢谢
insurance
【在 d******n 的大作中提到】
: 对呀，我也有同样的疑问，rate高低暂不论，LTV 90%怎么能不交Mortgage insurance
: 呢？
: LZ做的是什么program呀？30年固定利息？
| s********d
发帖数: 2216 | 5 上排除法
2 vs 3： 2 好过 3，MIP 只多了 20， 利率却低 0.375% (月付利息少 60 左右)
1 vs 4： 2000 的 cost（0.6% point）， 等于买下 0.375% 的 point， 2 年左右
break even，我觉得两者都差不多。
2 和 1 相比，2 的 MIP 相当于 0.7 - 0.75% 的利息，刚开始的月供 （PITI） 跟 1
差不多。 但是一旦 LTV 降到 80%，就可以要求取消 MIP， 等于利率立即降 0.75%。
2 好过 1。
【在 N*****a 的大作中提到】
: loan大概33万不到，LTV是90（10% downpay）。
: 1. 4.75%. no mortgage insurance
: 2. 4%, mortgage insuarnce 每月200
: 3. 4.375%, mortgage insurance 每月180
: 4. 4.375%, no mortgage insurance, 需要交2000的closing cost.
: 前面3个都是no cost.
: 不确定近期是否还做refinaince，得看利率接下来是不是还降。这样的情况，哪个方案
: 比较好呢？
: 谢谢大家！
| b*d
发帖数: 9308 | 6 对，如果是我，我也会选2的，等到了LTV降到80一下，连200块都不用交了。
1
【在 s********d 的大作中提到】
: 上排除法
: 2 vs 3： 2 好过 3，MIP 只多了 20， 利率却低 0.375% (月付利息少 60 左右)
: 1 vs 4： 2000 的 cost（0.6% point）， 等于买下 0.375% 的 point， 2 年左右
: break even，我觉得两者都差不多。
: 2 和 1 相比，2 的 MIP 相当于 0.7 - 0.75% 的利息，刚开始的月供 （PITI） 跟 1
: 差不多。 但是一旦 LTV 降到 80%，就可以要求取消 MIP， 等于利率立即降 0.75%。
: 2 好过 1。
| y*****a
发帖数: 580 | 7 If your mortgage is 330k, here is the following (I assume 30yrs)
(1) 1721.44 P&I
(2) 1575.47 P&I + 200 = 1775.47
(3) 1647.63 P&I + 180 = 1827.63
(4) 1657.63 P&I (e.g, mortgage is 332k)
Regarding LTV to 80%, you need about 5.7 yrs for option (2) and 6 yrs for option (3). The total payment will be
(1) 619,717
(2) 567,169+12,600 = 579,769
(3) 593,151+12,960 = 606,111
(4) 596,746
So if you do NOT plan to refinance at all AND you do not plan to move out (e
.g., selling/moving) in the course of 30 yrs, option 2 is the cheapest with the 1 trailing.
If you would like some freedom, and plan to move or refinance choose (1) may be better as compared with (2) and (3), as it has the smallest number of payment. But let me do more calculations.
Assuming you will refinance in 1 yr. (4) is for sure eliminated
and you pay $106 more in option (1) to make up the same payment as (3), and (2) $52 more after 1 yr principle:
(1) 323,608
(2) 323,553
(3) 324,558
As such, option (2) seems better than option (1). This is hold until you reach year 4.3.
That being said:
(i) if no refinance and no moving -- (4) is the best
(ii) if refinance/moving happens in the first 4.3 years -- (2) is the best
(iii) if refinance/moving happens in 4.3 - 5.7 (maybe more like 7.X) yrs -- (1) is the best
(iv) if refinance/moving happens after 5.7 (or 7.X with more calculation) yrs -- (2) is the best.
【在 N*****a 的大作中提到】
: loan大概33万不到，LTV是90（10% downpay）。
: 1. 4.75%. no mortgage insurance
: 2. 4%, mortgage insuarnce 每月200
: 3. 4.375%, mortgage insurance 每月180
: 4. 4.375%, no mortgage insurance, 需要交2000的closing cost.
: 前面3个都是no cost.
: 不确定近期是否还做refinaince，得看利率接下来是不是还降。这样的情况，哪个方案
: 比较好呢？
: 谢谢大家！
| s********d
发帖数: 2216 | 8
(i) if no refinance and no moving -- (4) is the best
(ii) if refinance/moving happens in the first 4.3 years -- (2) is the best
(iii) if refinance/moving happens in 4.3 - 5.7 (maybe more like 7.X) yrs --
(1) is the best
(iv) if refinance/moving happens after 5.7 (or 7.X with more calculation)
yrs -- (2) is the best.
(i)No refinance no moving no early pay off ---- 应该还是 2 best 吧？
至于 (iii), 不能只看 monthly payment， 要看月供里利息和本金占多少。 如果看 5
年， 1) 付的利息多过 2） 的利息和 MIP。
这还没考虑房价上升或楼主有余钱的情况呢。
【在 y*****a 的大作中提到】
: If your mortgage is 330k, here is the following (I assume 30yrs)
: (1) 1721.44 P&I
: (2) 1575.47 P&I + 200 = 1775.47
: (3) 1647.63 P&I + 180 = 1827.63
: (4) 1657.63 P&I (e.g, mortgage is 332k)
: Regarding LTV to 80%, you need about 5.7 yrs for option (2) and 6 yrs for option (3). The total payment will be
: (1) 619,717
: (2) 567,169+12,600 = 579,769
: (3) 593,151+12,960 = 606,111
: (4) 596,746
| y*****a
发帖数: 580 | 9 1. You are right that in (i), 2 is the best. I read a wrong # for (4),
thinking it was 569... than 596.
2. I did calculate the principle after a number of years. It turns out that
before 4.3 yrs (for example 1 yr), remaining principle for case (2) is
smaller than case (1). If it is more than 4.3 yrs, for example 5 yrs, the
remaining principle for case (2) is more than case (1). I did not calculate
when case (2) remaining principle again smaller than (1) and I think it
should leave to LZ's task for more investigation if he want.
3. As long as they did not refinance, I do not think house price matters.
If LZ has more spare money, case (2) is even better compared with case (1)
but there will be unlimited variations to discuss and I leave it to LZ to do
his HW.
-
5
【在 s********d 的大作中提到】
:
: (i) if no refinance and no moving -- (4) is the best
: (ii) if refinance/moving happens in the first 4.3 years -- (2) is the best
: (iii) if refinance/moving happens in 4.3 - 5.7 (maybe more like 7.X) yrs --
: (1) is the best
: (iv) if refinance/moving happens after 5.7 (or 7.X with more calculation)
: yrs -- (2) is the best.
: (i)No refinance no moving no early pay off ---- 应该还是 2 best 吧？
: 至于 (iii), 不能只看 monthly payment， 要看月供里利息和本金占多少。 如果看 5
: 年， 1) 付的利息多过 2） 的利息和 MIP。
| N*****a
发帖数: 2630 | 10 多谢大家的建议，太感动了，几天没来，大家帮偶做了这么多hw, //bow
现在的问题是方案2不是no cost，被骗了，原来这个broker说的closing cost没包括哪
些title charge啥的，我们还得自己付这些费用，大概也得个2000块了。还有那个方案
4，cost是2800，不是2000了。
我们自己现在想两个方案，
1 是 4.75， no cost, no MI
2 是 4.375， no MI， 2800 cost
这两个方案现在有点难以决断啊。不知道近期还要不要做refi，就是不知道利率还会不
会再降，呵呵。
对了，那个 4.375， MI180，no cost 的还需要考虑吗？
多谢大家！
that
calculate
【在 y*****a 的大作中提到】
: 1. You are right that in (i), 2 is the best. I read a wrong # for (4),
: thinking it was 569... than 596.
: 2. I did calculate the principle after a number of years. It turns out that
: before 4.3 yrs (for example 1 yr), remaining principle for case (2) is
: smaller than case (1). If it is more than 4.3 yrs, for example 5 yrs, the
: remaining principle for case (2) is more than case (1). I did not calculate
: when case (2) remaining principle again smaller than (1) and I think it
: should leave to LZ's task for more investigation if he want.
: 3. As long as they did not refinance, I do not think house price matters.
: If LZ has more spare money, case (2) is even better compared with case (1)
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