d*********t
发帖数: 751 | 1 holiday season真是房地产的淡季
看来看去也没什么房子出来
今天刚好看到一个
去年1月份卖掉的
今年四月份上市
一看就是flip
要价比当年的买价涨了15万
对这样的情况没经验
大家说说新手要不要考虑这种 flipped 啊 |
b*******c
发帖数: 20683 | 2 花1年多时间flip? 太不专业了，呵呵。
【在 d*********t 的大作中提到】
: holiday season真是房地产的淡季
: 看来看去也没什么房子出来
: 今天刚好看到一个
: 去年1月份卖掉的
: 今年四月份上市
: 一看就是flip
: 要价比当年的买价涨了15万
: 对这样的情况没经验
: 大家说说新手要不要考虑这种 flipped 啊
|
l*****o
发帖数: 26631 | 3 好处：基本上都是新装修的。
坏处：有可能有些隐患只是表面修好了。
【在 d*********t 的大作中提到】
: holiday season真是房地产的淡季
: 看来看去也没什么房子出来
: 今天刚好看到一个
: 去年1月份卖掉的
: 今年四月份上市
: 一看就是flip
: 要价比当年的买价涨了15万
: 对这样的情况没经验
: 大家说说新手要不要考虑这种 flipped 啊
|
d*********t
发帖数: 751 | 4 嗯，有道理
也有可能不是flip
不过如果自己住了一年，再重新装修来卖，听起来也挺奇怪的
介绍里说房子内部正在做啥啥的升级。。。
【在 b*******c 的大作中提到】
: 花1年多时间flip? 太不专业了，呵呵。
|
d*********t
发帖数: 751 | 5 如果有隐患
不知道inspection能不能查出来
其实我主要也是担心这个
【在 l*****o 的大作中提到】
: 好处：基本上都是新装修的。
: 坏处：有可能有些隐患只是表面修好了。
|
k******o
发帖数: 3328 | 6 If the flipper is too fast (i.e. within 2-3 months), make sure your lender
could do this kind of mortgage.
【在 d*********t 的大作中提到】
: holiday season真是房地产的淡季
: 看来看去也没什么房子出来
: 今天刚好看到一个
: 去年1月份卖掉的
: 今年四月份上市
: 一看就是flip
: 要价比当年的买价涨了15万
: 对这样的情况没经验
: 大家说说新手要不要考虑这种 flipped 啊
|
N**s
发帖数: 1916 | 7 1. rental income
2. capital gain classification VS ordinary income.
【在 b*******c 的大作中提到】
: 花1年多时间flip? 太不专业了，呵呵。
|
d*********t
发帖数: 751 | 8 2 3个月指的是？
这房子从上次卖出到现在快两年了
【在 k******o 的大作中提到】
: If the flipper is too fast (i.e. within 2-3 months), make sure your lender
: could do this kind of mortgage.
|
d*********t
发帖数: 751 | 9 能详细说说吗
没看懂
【在 N**s 的大作中提到】
: 1. rental income
: 2. capital gain classification VS ordinary income.
|
N**s
发帖数: 1916 | 10 one more appraisal 21
【在 k******o 的大作中提到】
: If the flipper is too fast (i.e. within 2-3 months), make sure your lender
: could do this kind of mortgage.
|
|
|
k******o
发帖数: 3328 | 11 If the flipper needs almost two years to finish one transaction, it is too
unprofessional. Normally the short, the better in terms of ROI (Return on
Investment).
There is a concept called "holding cost" for flipper (not live inside at all
). It includes, but not limited, to
1) property tax
2) property insurance
3) maintenance cost
4) loss of rental income (if never rented out)
5) loss of the opportunity (time value money concept)
If there is any capital gain, there is no home owner exclusion (i.e. a
couple has $500K exclusions if you live in your house in the past 2 years
out of 5 years).
【在 d*********t 的大作中提到】
: 2 3个月指的是？
: 这房子从上次卖出到现在快两年了
|
N**s
发帖数: 1916 | 12 it is possible the flipper finish it off the renovation in a couple of
months and rent it out for a year before put it on market. benefits are
1. one year's rental income (may or may not recoup all operating expenses
though) and
2. pay capital gain on profit (15%) as opposed to ordinary income tax where
most people have over 28% marginal tax rates.
【在 d*********t 的大作中提到】
: 能详细说说吗
: 没看懂
|
K******S
发帖数: 10109 | 13 I happend to watch a few episodes of "flip that house" on HGTV. It seems
like those flippers only care 表面. Personally will never buy such houses.
【在 l*****o 的大作中提到】
: 好处：基本上都是新装修的。
: 坏处：有可能有些隐患只是表面修好了。
|
k******o
发帖数: 3328 | 14 If you have residential rental property, normally you will use straight line
depreciation with 27.5 years.
For example, if your rental purchase price is $275K. The first year
depreciation is around $10K. Thus after one year rental operations, your
adjusted cost base is $265K (=$275K-$10K).
After one year and one day's rental income, you decide to sale your house and
net proceeds is assumed to be $295K. In your tax return, you will have the following:
You will have total capital gain of $30K. $20K will be taxed as long term capital
investment (similar to stock) either at marginal rate at 0% or 15% depending
on your AGI (Adjusted Gross Income).
The remaining $10K was offset from your rental income, (or your ordinary
income, depending on your AGI again) last year. Thus it could not apply low
capital gain tax at all. You have to use your marginal tax rate (i.e. 28%) on this portion,
but capped at 25%. This is called Depreciation Recapture.
【在 d*********t 的大作中提到】
: 能详细说说吗
: 没看懂
|
F**********e
发帖数: 207 | 15 赞
all
【在 k******o 的大作中提到】
: If the flipper needs almost two years to finish one transaction, it is too
: unprofessional. Normally the short, the better in terms of ROI (Return on
: Investment).
: There is a concept called "holding cost" for flipper (not live inside at all
: ). It includes, but not limited, to
: 1) property tax
: 2) property insurance
: 3) maintenance cost
: 4) loss of rental income (if never rented out)
: 5) loss of the opportunity (time value money concept)
|
s********s
发帖数: 3945 | 16 去看了吗？我看过几个这样的房子，装修（材料，设计等等）真CHEAP的说。
【在 d*********t 的大作中提到】
: holiday season真是房地产的淡季
: 看来看去也没什么房子出来
: 今天刚好看到一个
: 去年1月份卖掉的
: 今年四月份上市
: 一看就是flip
: 要价比当年的买价涨了15万
: 对这样的情况没经验
: 大家说说新手要不要考虑这种 flipped 啊
|
d*********t
发帖数: 751 | 17 还没
不知道值不值得看啊
【在 s********s 的大作中提到】
: 去看了吗？我看过几个这样的房子，装修（材料，设计等等）真CHEAP的说。
|
h********8
发帖数: 7355 | 18 flipped house也有很好装修的。va＿landlord装修好放文学城上一房子，大家正看着
呢，va＿landlord转天告诉大家under contract啦，上市３天！差价２０+w，利润１２
w捏。 |
d*********t
发帖数: 751 | 19 你这么一说，我还真想看看了
就当开眼界也划算啊
【在 h********8 的大作中提到】
: flipped house也有很好装修的。va＿landlord装修好放文学城上一房子，大家正看着
: 呢，va＿landlord转天告诉大家under contract啦，上市３天！差价２０+w，利润１２
: w捏。
|
f*****i
发帖数: 3558 | 20 谢谢科普。问一下你说的
“You have to use your marginal tax rate (i.e. 28%) on this portion, but
capped at 25%”这25%是指税率？还是指什么？
还有按你这里说的，做depreciation就是延长了什么时候交tax？然后好处就是可以拿
原来应该交tax的钱继续投资了，理解的对吗？
line
and
following:
capital
depending
【在 k******o 的大作中提到】
: If you have residential rental property, normally you will use straight line
: depreciation with 27.5 years.
: For example, if your rental purchase price is $275K. The first year
: depreciation is around $10K. Thus after one year rental operations, your
: adjusted cost base is $265K (=$275K-$10K).
: After one year and one day's rental income, you decide to sale your house and
: net proceeds is assumed to be $295K. In your tax return, you will have the following:
: You will have total capital gain of $30K. $20K will be taxed as long term capital
: investment (similar to stock) either at marginal rate at 0% or 15% depending
: on your AGI (Adjusted Gross Income).
|
k******o
发帖数: 3328 | 21 Hi fangfei,
If you have residential rental income and report on schedule E of 1040 form,
your house cost base (i.e. net purchase price) could be depreciated with 27
.5 years straight line method. In each year, you depreciate around
yourNetPurchasePrice/27.5.
You could use this amount to offset your rental income. In case you intent
to rent by doing advertisement, but failed to rent out. Your depreciated
cost, along with other costs associated with rental, will be offset from
your ordinary income (i.e. your w2 subject to income threshold, completely
phaseout at AGI $150K).
In my example, since your $10K already get deduction, so when you sale your
property, you can't deduct again. You have to pay income tax on it, but
capped at 25%.(i.e. if your marginal tax bracket is 22%, you pay 22%, if
your marginal tax bracket is 33%, capped at 25%).
【在 f*****i 的大作中提到】
: 谢谢科普。问一下你说的
: “You have to use your marginal tax rate (i.e. 28%) on this portion, but
: capped at 25%”这25%是指税率？还是指什么？
: 还有按你这里说的，做depreciation就是延长了什么时候交tax？然后好处就是可以拿
: 原来应该交tax的钱继续投资了，理解的对吗？
:
: line
: and
: following:
: capital
|
