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In Stockton's Weston Ranch (a 15-year-old subdivision), you can buybank-owned houses 50% of peak prices or less, with probably positivecash flow. For example, a yr2000 house 4/2/2 w/ 2000sf (in goodcondition) can be purchased for $200k, and rented for $1500/month.
$200k loan w/ rate 6% interest only $1000
property tax (1%) $167
insurance (1000/yr) $83
vacancy & maintenance (10%) $150
1500 - 1000 - 167 - 83 - 150 = +100
You can get better deal than this.
想到湖兄說過的RE 永動機，similarly,
if use HELOC $200k to buy the house, it still valued $300k, so afterclose, we may be able to open at least $200k HELOC on this house, thenbuy more...
Problem/questions:
1. 等待或出手？If we wait, we may get much better deal?
(My wife looked a few times with an agent and she think it's time tostart giving some low-ball offer. But I would prefer to wait, feeling alot more will coming to market)
2. Stockton ("the capital of foreclosure") is already the 3rd worstlivable metro in USA, will it become worse (like Detroit)? And thehouse become hard to rent?
On the other hand, so many foreclosure will mean more people rent, andWeston Ranch do have potential after the market gets better - some BayArea commuters live there and take commuter train to work.
3. HELOC rate will increase drastically in near future? It may not easyto get a loan for bank-owned property purchase, so use HELOC will berisky?
Any comments? |
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