提上來問一問：關於 rental proerty 的 gain/loss

I will be doing my first tax return with rental property. Here is a typical example in my area:

Purchase price: 500k

Land value: 200k

Monthly depreciation: ((500k-200k)/(27.5x12)=0.91k

Monthly rent: 3k

It would be hard to come up with another $2.1k depreciation for this one house each month to offset the difference. A $400k (80% of purchase price) 30yr loan at 4% has a monthly interest cost of ~$600. Other costs that I can think of are: property tax $400/month, monthly HOA ~$100, monthly insurance ~$100, mothly repair/landscape ~$100 ...what else can we come up with? There is still has a $0.8k/month difference. The only thing that I can see that can be manipulated is the land value or the house value, even that would not be enough though.

If one is lucky enough and the purchase price would be only $300k when the 1% rule is followed and the room for "manipulation" will be even more limited. That's why I feel it is hard to achieve a "loss" unless the cost base is significantly increased.

Am I wrong?

 

 

所有跟帖： 

• small mistake, (500-200)/27.5 -天下多蚤- ♀ (236 bytes) () 02/02/2012 postreply 18:58:45

• 回複：small mistake, (500-200)/27.5 -392- ♂ (356 bytes) () 02/02/2012 postreply 19:17:27

• so you can not see through the smoke? -天下多蚤- ♀ (1119 bytes) () 02/02/2012 postreply 20:19:40

• 老兄憂國憂民，同感。誰掌握未來？ -392- ♂ (0 bytes) () 02/02/2012 postreply 20:34:30

• 400k 4% mortgage should have about 16000 interest/year, about $1 -laoyangdelp- ♀ (0 bytes) () 02/02/2012 postreply 19:03:19

• What calculator are you using? I like Karl's. -392- ♂ (2068 bytes) () 02/02/2012 postreply 19:19:30

• any calculate will give you similar result. monthly payment 1900 -laoyangdelp- ♀ (808 bytes) () 02/02/2012 postreply 19:25:39

• You are right. 把interest 和 principle 看反了。更正如下： -392- ♂ (1023 bytes) () 02/02/2012 postreply 19:32:09

• Is this a BSO or what? Congradulations to you with huge income. -sweetptt- ♂ (0 bytes) () 02/02/2012 postreply 19:33:04

• 看來人眼還是不如機器可靠。我在上麵已經承認錯誤了。不過 -392- ♂ (175 bytes) () 02/02/2012 postreply 19:41:30

• 老兄，不愧是牛校出身的PHD，算法把俺嚇一跳。 -SunshineInCA- ♀ (47 bytes) () 02/02/2012 postreply 19:41:26

• 回複：老兄，不愧是牛校出身的PHD，算法把俺嚇一跳。 -392- ♂ (164 bytes) () 02/02/2012 postreply 19:43:17

• 老兄質疑有理。讓我也設計一個案例來看能1%Rule能否有Loss： -如山- ♂ (189 bytes) () 02/02/2012 postreply 19:51:15

• 這是我不讚同用1%rule的原因，每個 -如山- ♂ (89 bytes) () 02/02/2012 postreply 19:54:21

• 讚同。在我這，我隻買優質的SFH，6% cap rate 是我的標準。 -392- ♂ (56 bytes) () 02/02/2012 postreply 20:04:39

• 大城市and/or好地方6% cap rate 不錯了。 -如山- ♂ (0 bytes) () 02/02/2012 postreply 20:06:46

• 指SFH -如山- ♂ (0 bytes) () 02/02/2012 postreply 21:00:03

• LOL #1 and #3 are pretty extreme. -392- ♂ (0 bytes) () 02/02/2012 postreply 20:00:29

• Why? -如山- ♂ (84 bytes) () 02/02/2012 postreply 20:09:16

• I lived in Dallas before and I remember the property tax rate wa -392- ♂ (53 bytes) () 02/02/2012 postreply 20:17:24

• 1% rule 的Loss 來了 -黃小金- ♀ (228 bytes) () 02/02/2012 postreply 20:10:34

• 謝謝好例子幫我說明：-） -如山- ♂ (0 bytes) () 02/02/2012 postreply 20:14:46

• 不客氣哈 -黃小金- ♀ (0 bytes) () 02/02/2012 postreply 20:21:20

• 哇塞，1% rule 也不一定能搞到神馬好東東啊。 -392- ♂ (42 bytes) () 02/02/2012 postreply 20:15:22

• 哈，順便推銷一下我的相關文章/論述： -如山- ♂ (2711 bytes) () 02/02/2012 postreply 20:19:35

• 謝謝教授。 -392- ♂ (0 bytes) () 02/02/2012 postreply 20:31:06

• “教授” -如山- ♂ (46 bytes) () 02/02/2012 postreply 20:58:29

• 大師過謙了。 -392- ♂ (11 bytes) () 02/02/2012 postreply 21:02:38

• 你們那兒拿6％cap 樂吧，“我們這兒”拿上10％是悲喜交集。 -黃小金- ♀ (56 bytes) () 02/02/2012 postreply 20:25:29

• 娜，就用1/10 rule -392- ♂ (34 bytes) () 02/02/2012 postreply 20:30:13