mm_auction
大家看看这个买房子的案例
5094
22
2006-03-25 01:53:00
这个投资怎样？ 在纽约上州。
````````````````````````````````````````````````````````````````````买房实例 - 一万五加两信用卡- 年回收率 10+%
看房子看了将近三个月，在春天来临之前下了offer, 我们认为秋冬季节是好的买房季节。
A 2 family house: Assess value： $71500, Sold Price: $65000
费用： home inspection: $350 + Lawyer fee: $600 = $950.
payment method:
cash: 15K
Crdit card: (life 1.99% 25K & life 3.99%25K) total monthly minimum payment less than: $300
Rent Income(2 units) :
$965/mo (rent can be higher)
Costs:
insurance: $680/ year
property tax: $3300/year
operating cost (water and maintenance) = ~ 35x6+1000 = 1210
Tenant source is not difficult. I located the up unit tenant just in a week.
There are also many college students need a space to stay too.
Investment CASH return:
965x12 - 1210-300x12 -3300 - 680 = $2770
% return : 2770/ 15K = 18%
If payoff the house with cash, 65K,
(965*12 -1210-3300-680)/65K = 10%
If I really do not want to deal on this house and have a property
managerment service, it'll be an additional 10% of the total rent.
965x12x(1-10%) -1210-3000-3300-680)/15K =14%
My conclusion:
the For best return, use the minimum cash for the max return! If i have 45K, I
can invest 3 properties, as long as I can get some low rate life time
credits...
With 10%+ cash return also all costs(include principal payback on cc ) hummm.. I am feeling rich.
[此贴子已经被作者于2006-4-18 18:41:31编辑过]
haha ! That's a very true case :)
I have good credit history - so the cc company has a promotion for 1.99% life for 25K ;) I usually recieve many invitation letter to me ask me for free balance transfer for 1 year, that's another way i can save 1.99% inerest, but i hate to apply cc every year, so decide to use the 1.99% life.
The location is a college town (in the top 5 largest city in NY state), has two universities and one community college total about 40K students. the chinese community is very small -only a few grocery store.
Agree that property taxes is too high - the house price is so cheap anyway :)
also thanks to liloskoala :)
I will consider using all my other good cc promotion for I-bond.
Is I-bond really risk-free? Better than ingdirect with 3.8%?
这个是个真实的例子啊。 看来我该开心乐，好像好得大家都不相信了。
不过这个的房价基本不会涨多少。
不过， 很多人也说是疯子才会买/投资上州的水牛城的或是罗城的房子。
几个这样价位的房子在水牛城：
http://realestate.yahoo.com/display/realestate?ct_hft=detail&cc=realestate&cid=f27680f52062c5eeefc722f9e43e7d37
http://realestate.yahoo.com/display/realestate?ct_hft=detail&cc=realestate&cid=edd51484085741abbbe08cd35dd63244
http://realestate.yahoo.com/display/realestate?ct_hft=detail&cc=realestate&cid=4939e0f1154f74deaa418ce1c7ade991
罗城：
http://rochester.idx.prudiscover.com/details.aspx?firstrecord=27&searchtype=2&propertytype=4&searchminprice=35000&searchmaxprice=100000&searchbedrooms=2&searchbathrooms=1&searchgeo=Rochester%2c+NY&sort=5&sortacdc=desc
http://rochester.idx.prudiscover.com/details.aspx?firstrecord=36&searchtype=2&propertytype=4&searchminprice=35000&searchmaxprice=100000&searchbedrooms=2&searchbathrooms=1&searchgeo=Rochester%2c+NY&sort=5&sortacdc=desc
Comparatively high real estate tax 2-3%. Comparatively low income, especially in city average
household income 30K/yr. Weather is cold in winter - other 3 seasons are good though.
However, I do not live there so they are really not my concern. As long as i can have cash income
generate from the house, I am happy. What do you think you can get from just 15K investment?
Investment is investment. Good universities with students,low income people are those who
badly need to rent! - That's why the low house price and high rent!
I am happy with my decision so far.. Plan to buy another and looking around for good deal.
I do not expect appreciation from the house - though data shows avaeragely there is 5% of increase in this county.
~10% return is better than i-bond...not to mention that eventually you'll own the home that others pay for you.
BlueBearBB, 你在罗城吗？ 那太好了！ 回答你的问题：
１。 治安问题 ： 河东的好, 还靠近park ave, monroe的， 不会很糟糕阿。 河西的在14609， 14608，
14605的就不好， 另外我的经纪这么说， 给别人住的嘛， 不是你自己住， 不是很好（也不是黑人区） 也没有太大的问题啊，
我觉得罗城的人基本上都挺友善的。 要知道你要的是投资。 贵的房子反而没有人需要租。
２。 主要是学生。 至少现在是都是学生。 当然如果有工作的人， 我也很欢迎的。 周围学校不远， UofR, Strong医院， MCC等，RIT远了点， 不过还是不算很远的说。
３。 我买的时候没有太多修理费。 一个已有人住的。 一个没有人住的前任房东做了基本的修理才卖的。 另外回答你的问题， 如果你换屋顶什么的， 第一可以增加房子的价值， 第二呢，可以省税， 也不是绝对的贬值不好的。
也许好运还是什么的， 戈壁的美国邻居答应帮我管理房子， 很勤快的一个人， 每个月小小费用， 我基本上都不管。
没有试过这里的QQH， 也许你可以给我QQH。
mm几个问题：mm的投资是在罗城downtown吧。1）我对那儿的治安有很大的顾虑的；2）mm的房子主要是租给学生的吗？可是周围学校有20分钟车
程，房子容易租出去吗？3）我自己算计了一下。房屋刚买到的时候修理费，mm有没有把这项支出算进去呢？比如稍微condition不好的房屋买了几年就
要考虑换roof，那样的话，一万多刀就没了阿。。。原地蹲着等待mm回答
－－－－－－－－－－－－
另外给其他朋友关于信用： 我的信用分高， 但绝对没有很大的花费的那种。 如果我拿了钱，然后到高利息的银行存， 一年赚个２００块什么的吧。。 呵呵。 That's a very true story - how I can get them? I truely have no idea- The letter and checks were sent to my home. That's all.
[此贴子已经被作者于2006-4-18 18:17:01编辑过]
到底了
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