mm_auction
大家看看这个买房子的案例
5104
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]
for a house sold for 65K, both rent and property tax looks high .... on the other hand, i know nothing about upper state NY housing and property tax rate
There is one word for your strategy: "leverage".
I don't like take the risk, just want to know how to obtain life-time 1.99 APR for 25k. Too good to be true. If I have such a card, I can earn risk-free money by buying I-bond.
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%?
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%?
about I-bond, you may read this post:
http://www.huaren.us/dispbbs.asp?boardID=336&ID=183312&page=1
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
so what is the reason for people saying you'd be crazy to invest in upper state NY? if its such good deal, you'd see people invest in it.
maybe it is the house maintainance cost is high? due to heavy snow i suppose? difficult for resale,resale cost too high? and if no appreciation, any depreciation?
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.
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