讨论个实在的问题

pangpang

大家买投资房的,头几年每年的LOSS是购买本金的多少百分比?
有没有个指导范围?
比如投资300K, 前三年每年LOSS 10K, 比例就是3.3%.(不过除掉TAX RETURNＢＥＮＥＦＩＴ，　实际ＬＯＳＳ应该是大约７０００每年．
咱不懂啊,只是觉得五年后应该是正现金流才划算或是房产本身增值远超过五年LＯＳＳ的总和．（前五年要分摊购买费用，算做成本)

微胖儿

实在的回答你, 投资没有STANDARD, 每家的情况都不一样.

你的问题无解.

pangpang

知道无解,所以才是讨论吗！

太阳高高挂

没太明白。为什么有loss？loss的组成结构是？

bhyqs

视租金回报率而定吧。

新旧房之间也有差异。新房有固定资产折旧，所以账面上LOSS多点。

pangpang

Loss = rent income - expense that owner paid.
Expense include interest, strata fee, insurance, maintenance/repair, purchasing cost etc.

kuxxc

It seems you paid too much for your property, or you borrowed from a loan shark! How did you end up paying 10k extra per year after rent income on a 300k apartment?

mi5

原帖由 kuxxc 于 2011-7-22 12:59 发表
It seems you paid too much for your property, or you borrowed from a loan shark! How did you end up paying 10k extra per year after rent income on a 300k apartment?

30万贷款，每年利息2万出头。30万房子的租金估计只有200多每周，一年1万多，再扣掉各种维修中介等等，一年补1万很正常。

kuxxc

原帖由 mi5 于 2011-7-22 13:35 发表


30万贷款，每年利息2万出头。30万房子的租金估计只有200多每周，一年1万多，再扣掉各种维修中介等等，一年补1万很正常。

保守计算：
30万投资，贷款90%. 270000. 利息7.15, 年利息=19305
房子租金，算 $280 好了. 30w 的apartmetn 应该相对会更多。 280 X 54 = $15120
我怎么算一年应该顶多补5000左右。

不过可能楼主的数目字比较笼统，房子可能值不止30w.

If it's me, interest will have to be <6.9%, rental will be >300, otherwise it's not a good deal and it'll cost too much to buy into the opportunity for capital gain in the future.. especially if it's too far from city.

What sort of level do you feel comfortable with?

[ 本帖最后由 kuxxc 于 2011-7-22 14:17 编辑 ]

铁板烧

原帖由 kuxxc 于 2011-7-22 14:16 发表


保守计算：
30万投资，贷款90%. 270000. 利息7.15, 年利息=19305
房子租金，算 $280 好了. 30w 的apartmetn 应该相对会更多。 280 X 54 = $15120
我怎么算一年应该顶多补5000左右。

不过可能楼主的数目字比较笼统，房子可 ...

好像一年只有52个星期

patricb

原帖由 pangpang 于 2011-7-21 22:03 发表
大家买投资房的,头几年每年的LOSS是购买本金的多少百分比?
有没有个指导范围?
比如投资300K, 前三年每年LOSS 10K, 比例就是3.3%.(不过除掉TAX RETURNＢＥＮＥＦＩＴ，　实际ＬＯＳＳ应该是大约７０００每年．
咱不懂啊,只是觉得五年后应该是正现金流才划算或是房产本身增值远超过五年LＯＳＳ的总和．（前五年要分摊购买费用，算做成本)

You don't buy investment property for tax benefit, you buy them to get capital gains. It's everybody's guess where the price will be in 5-10 years. If you think "五年后是正现金流或是房产本身增值远超过五年LＯＳＳ的总和", it's probably worthwhile.

kuxxc

原帖由 铁板烧 于 2011-7-22 14:46 发表


好像一年只有52个星期

haha 对。。我算了闰月。。。还是5千多一点啦。还是很保守了～

不过忘了加入strata / council / water... 好吧7千.。。

[ 本帖最后由 kuxxc 于 2011-7-22 16:06 编辑 ]

hyundai

楼主你有没有算future value, opportunity cost？ 我很无趣的都算了一遍。

pangpang

what is 'future value' and 'opportunity cost'?

By the way, the 300K I mentioned is just an example.

fifiwoo

利息不用交税，所以报税的时候还可以报点回来吧。

kuxxc

原帖由 pangpang 于 2011-7-22 20:19 发表
.... By the way, the 300K I mentioned is just an example.

Yes and I feel like an idiot now...