房地产投资之我见 - 未名空间MITBBS历史存档

房地产投资之我见# Stock

y*n2011-07-05 07:07

1 楼

14年底的RD，熬完整整15，现正式跨入16
顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
火车去纽约各种大使馆
买个房子因无绿卡还非得交两成首付才能拿到好利率
总之诸多不便，试过种种催促手段，只是无果罢了
祝版友们新年万事胜意，别如我这般不顺

m*i2011-07-05 07:07

2 楼

对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
但在中西部的一些好区
1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
买能力，价格就更低了!
2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
料的价格上涨，replacement cost is significant higher!
3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
收益率就更高了。
4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
我的看法是，不要猜什么是底。只要收益率高，就可以买入。
Make sure do your homework, buy in a nice area.

m*q2011-07-05 07:07

3 楼

BLESS
赶紧找律师告USCIS吧，不然可能一直拖下去的……

Y*U2011-07-05 07:07

4 楼

明菜牛对国内的房地产怎么看？到顶了吗？
谢谢

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

S*l2011-07-05 07:07

5 楼

安慰！祝福！我也觉得可以走律师程序了。祝好运！

k*82011-07-05 07:07

6 楼

名菜大牛，中西部是指midwest吗？
加州行吗？

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

o*g2011-07-05 07:07

7 楼

blessing~~~

v*k2011-07-05 07:07

8 楼

我觉得有positive cash flow怎么都行

D*s2011-07-05 07:07

9 楼

绿卡可以零首付？
[在 yeyetian (忙而不茫) 的大作中提到：]
：14年底的RD，熬完整整15，现正式跨入16
：顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
：...........

s*i2011-07-05 07:07

10 楼

请问rent的净收益率是怎样计算的？谢谢

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

M*P2011-07-05 07:07

11 楼

不要太消极。
另外羡慕你能去很多国家travel。稳拿啊。

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

m*i2011-07-05 07:07

12 楼

我的一个朋友在LA，生意十分成功，但挣的钱不少都投房地产。她告诉我：LA的收益
率比我这里低，但今年的价格已经比去年涨了不少。另外，维修费用便宜，多亏了
老模! She is still very aggressive buying right now.
I don't really understand the market in CA.

【在 k********8 的大作中提到】

: 名菜大牛，中西部是指midwest吗？
: 加州行吗？

b*g2011-07-05 07:07

13 楼

Bless 楼主战友。
乍一看我还以为你等了三年呢。我是14年8月rd比你还早些

m*i2011-07-05 07:07

14 楼

(Rent - Tax - Association fee)/price you paid for the unit.
It doesn't include 维修费用. So you have to take out another 1 to 2 percent
for the real net return.

【在 s*******i 的大作中提到】

: 请问rent的净收益率是怎样计算的？谢谢

p*y2011-07-05 07:07

15 楼

14年7月的战友冒个泡

k*82011-07-05 07:07

16 楼

是呀
不过在这儿做老中的生意比较放心，咱们亚洲人通常来说都比较规矩，房租也许不高，
但是好像都不太会拖欠

【在 m*****i 的大作中提到】

: 我的一个朋友在LA，生意十分成功，但挣的钱不少都投房地产。她告诉我：LA的收益
: 率比我这里低，但今年的价格已经比去年涨了不少。另外，维修费用便宜，多亏了
: 老模! She is still very aggressive buying right now.
: I don't really understand the market in CA.

z*n2011-07-05 07:07

17 楼

14年4月的飘过

l*g2011-07-05 07:07

18 楼

投资房地产是可以scale up的好生意
股票上找找刺激, 大钱还得搞房子

inflation is higher.

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

l*42011-07-05 07:07

19 楼

看的我都不好意思抱怨了。祝大家都早点绿

m*i2011-07-05 07:07

20 楼

中国的房地产比较复杂。
我认为，以人民币计，房价不一定会下。
但人民币有可能几年后对美元贬值。

【在 Y**U 的大作中提到】

: 明菜牛对国内的房地产怎么看？到顶了吗？
: 谢谢

e*82011-07-05 07:07

21 楼

Bless

v*k2011-07-05 07:07

22 楼

南加的房子有可能搞成positive cashflow吗？我问过很多人似乎都不行

d*u2011-07-05 07:07

23 楼

20%down pmt有什么不好？省了insurance了～～

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

b*02011-07-05 07:07

24 楼

听说 Michigan 那里有些地方买房租给学生年回报高达20%。

d*n2011-07-05 07:07

25 楼

big bless!

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

h*92011-07-05 07:07

26 楼

目前我在北加州的烂城市也能有10%左右的回报（用贷款买），就等着笨伯再多印些钱
将通胀搞猛烈些。

【在 k********8 的大作中提到】

: 名菜大牛，中西部是指midwest吗？
: 加州行吗？

D*92011-07-05 07:07

27 楼

是不是零首付和绿卡没有关系吧？利息高低倒是可能和有无绿卡有关系。

m*i2011-07-05 07:07

28 楼

明州烂城市 over 15-20%!
I only buy in good area.

【在 h**********9 的大作中提到】

:
: 目前我在北加州的烂城市也能有10%左右的回报（用贷款买），就等着笨伯再多印些钱
: 将通胀搞猛烈些。

l*n2011-07-05 07:07

29 楼

利率和绿卡也无关系

【在 D****9 的大作中提到】

: 是不是零首付和绿卡没有关系吧？利息高低倒是可能和有无绿卡有关系。

f*d2011-07-05 07:07

30 楼

有钱就买

inflation is higher.

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

i*o2011-07-05 07:07

31 楼

VISA # 没到，有啥办法。还要感谢党和政府，让你提交485拿AP

c*92011-07-05 07:07

32 楼

Hi minncai, when renting, do you do that yourself or hire a property
management company?
also thinking of investing one and rent it out...
thanks!

inflation is higher.

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

j*x2011-07-05 07:07

33 楼

祝大家早绿！

j*t2011-07-05 07:07

34 楼

not just in the midwest, but also in the expensive areas, like Boston area.
one example: you can buy a house in a good school town with $350k and rent
it out for $2200/month. after mortgage, insurance and taxes, you can still
get a few hundreds of dollars left.
people are talking about the market will only bottom in 3 or 4 years. the
problem is: when every body agrees that there is a bottom, can you believe
it is bottom any more?
perhaps we can never get the real bottom, but when most people are scared of the
market, it should be the right time to buy.

w*o2011-07-05 07:07

35 楼

我觉得超过一年的可以走WOM了

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

w*i2011-07-05 07:07

36 楼

这个要支持。
投资房地产现在是个比较好的时机，可以考虑逐步买进，越低越买。
5到10年后睡觉都笑醒。

l*n2011-07-05 07:07

37 楼

你的绿卡拖这么久估计和你用AP回美多次有关。我最近遇到一家，提交485后儿子暑假
回国玩，然后寄AP到中国让他回来。结果夫妻两个绿卡拿到两年了儿子还没拿到。

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

W*92011-07-05 07:07

38 楼

But I am stucked by a lease contarct for another 20 months.
Sad

.
rent
still
of the

【在 j********t 的大作中提到】

: not just in the midwest, but also in the expensive areas, like Boston area.
: one example: you can buy a house in a good school town with $350k and rent
: it out for $2200/month. after mortgage, insurance and taxes, you can still
: get a few hundreds of dollars left.
: people are talking about the market will only bottom in 3 or 4 years. the
: problem is: when every body agrees that there is a bottom, can you believe
: it is bottom any more?
: perhaps we can never get the real bottom, but when most people are scared of the
: market, it should be the right time to buy.

y*n2011-07-05 07:07

39 楼

感谢大家的祝福
也发现了很多同病相怜甚至更惨的senior战友
每位的故事和经历大概都不同，相同的是同遭某机构折磨的辛酸
关于绿卡和房贷利率，刚好我的broker找的那个银行有这么个奇葩条款，很低的利率，
但是无绿卡需要交到两成首付
关于使用AP会影响485进度，我是头一次听说，想想也有可能。要是正常时间批了485，
我也不至于频繁用AP，结果反过来影响485，恶性循环了。。。
关于WOM，我是不想再花钱。一路走来 DIY EB1A 140 ＋pp ＋485 砸了好几千的fee，
快成投资移民了。倒是可以考虑让雇主花钱搞WOM，请看到此贴的律师站内联系。

S*P2011-07-05 07:07

40 楼

most of people are scared of the market? really? i see people are scared of
stock market, but jump into housing market without a thinking. they keep
saying it's the best time buying houses and it's bottom now.

.
rent
still
of the

【在 j********t 的大作中提到】

: not just in the midwest, but also in the expensive areas, like Boston area.
: one example: you can buy a house in a good school town with $350k and rent
: it out for $2200/month. after mortgage, insurance and taxes, you can still
: get a few hundreds of dollars left.
: people are talking about the market will only bottom in 3 or 4 years. the
: problem is: when every body agrees that there is a bottom, can you believe
: it is bottom any more?
: perhaps we can never get the real bottom, but when most people are scared of the
: market, it should be the right time to buy.

n*e2011-07-05 07:07

41 楼

bless, 和楼主情况一样

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

w*y2011-07-05 07:07

42 楼

I can hardly think this will work in TX.
A 200,000 house, rent after 代管公司 has about 1200/month at most.
6k tax, 600 HOA
Return rate is only 4% if not less。 Not mentioning mortage payment yet.

percent

【在 m*****i 的大作中提到】

: (Rent - Tax - Association fee)/price you paid for the unit.
: It doesn't include 维修费用. So you have to take out another 1 to 2 percent
: for the real net return.

t*x2011-07-05 07:07

43 楼

真是好事多磨啊。祝楼主好运，早日拿到绿卡

l*t2011-07-05 07:07

44 楼

搭车问一句，请问若是投资房地产股票，谁知道可以买那些基金啊？最好是比较稳定的
，风险小的，准备做长期投资。。。

inflation is higher.

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

m*22011-07-05 07:07

45 楼

这个楼忽然出现这多PENDING超过1年的CASE，让人心惊胆战
BLESS楼主！

y*w2011-07-05 07:07

46 楼

which town in boston? I saw most 350k house rent for only 2000 in boston
area. Counting on average 1.5 month vacancy, and 1.2% tax rate, the income
is only 4.67%, which is almost the same as the 30 yr mortgage rate, not to
mention the maintenance fee.
Sometime people will ask for 2200 or more in craigslist, but the renter
always negotiate a couple of hundreds down.
The only way I see people in Boston making money off rent are those that
bought a multi-family or old houses, and rent every room to a group of
students. Apparently much more work on that.

.
rent
still

【在 j********t 的大作中提到】

: not just in the midwest, but also in the expensive areas, like Boston area.
: one example: you can buy a house in a good school town with $350k and rent
: it out for $2200/month. after mortgage, insurance and taxes, you can still
: get a few hundreds of dollars left.
: people are talking about the market will only bottom in 3 or 4 years. the
: problem is: when every body agrees that there is a bottom, can you believe
: it is bottom any more?
: perhaps we can never get the real bottom, but when most people are scared of the
: market, it should be the right time to buy.

f*u2011-07-05 07:07

47 楼

14年10月飘过

c*12011-07-05 07:07

48 楼

house一般rent yield都不会太高。除非是某些特殊地区，如超好的学区。
condo的 rent yield会比较高。

【在 w*****y 的大作中提到】

: I can hardly think this will work in TX.
: A 200,000 house, rent after 代管公司 has about 1200/month at most.
: 6k tax, 600 HOA
: Return rate is only 4% if not less。 Not mentioning mortage payment yet.
:
: percent

a*g2011-07-05 07:07

49 楼

我们14年11月的，最近联系律师咨询了关于WOM的事，有个律师说他手上就有很多TSC超
过一年的，不建议我们现在弄这个。

j*t2011-07-05 07:07

50 楼

not lexington or Weston. it's a real project - actually, you can buy the
house less than 350k. as to the vacancy rate, you can control it by renting
it to long term renters (there are so many out there) as long as the school
is on the top. also tax can be reduced after you bought the house. the
best interest rate I see is 3.5% for 7 yr arm. don't use 30yr fixed unless
you want to hold it for 30 yrs. remember single house is a very unique
rental market. there is more opportunities there than you would have
thought.

【在 y*******w 的大作中提到】

: which town in boston? I saw most 350k house rent for only 2000 in boston
: area. Counting on average 1.5 month vacancy, and 1.2% tax rate, the income
: is only 4.67%, which is almost the same as the 30 yr mortgage rate, not to
: mention the maintenance fee.
: Sometime people will ask for 2200 or more in craigslist, but the renter
: always negotiate a couple of hundreds down.
: The only way I see people in Boston making money off rent are those that
: bought a multi-family or old houses, and rent every room to a group of
: students. Apparently much more work on that.
:

f*62011-07-05 07:07

51 楼

big bless楼主

j*i2011-07-05 07:07

52 楼

房产投资的最大问题应该是变现比较难，手续费太大，交易时间太长，而且管理麻烦。

inflation is higher.

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

x*u2011-07-05 07:07

53 楼

Bless!

y*w2011-07-05 07:07

54 楼

我怎么发现学区越好，rent yield越差呢？

【在 c***1 的大作中提到】

: house一般rent yield都不会太高。除非是某些特殊地区，如超好的学区。
: condo的 rent yield会比较高。

x*l2011-07-05 07:07

55 楼

bless！！！

c*12011-07-05 07:07

56 楼

en,可能你去的是stanford附近的？百万房子，是很难租到rent yield高到8-9%
可能应该加一条，整体房市差的城市里的好学区？

【在 y*******w 的大作中提到】

: 我怎么发现学区越好，rent yield越差呢？

c*w2011-07-05 07:07

57 楼

2014十月的飘过。
大家新年新气象，都快快拿到！

c*m2011-07-05 07:07

58 楼

阿？不是说人民币会继续升值吗？

【在 m*****i 的大作中提到】

: 中国的房地产比较复杂。
: 我认为，以人民币计，房价不一定会下。
: 但人民币有可能几年后对美元贬值。

o*p2011-07-05 07:07

59 楼

big bless~~~~~~~~~~

c*m2011-07-05 07:07

60 楼

请问手续费一般有多少阿？

【在 j*****i 的大作中提到】

: 房产投资的最大问题应该是变现比较难，手续费太大，交易时间太长，而且管理麻烦。
:
: inflation is higher.

l*82011-07-05 07:07

61 楼

吓一跳还以为整两年了。同为14年10月的，刚收到第二次RFE。bless us all！速绿！

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

h*92011-07-05 07:07

62 楼

One of my properties:
Down payment + financial fee + initial repair = $43,000 (* I don't remember
the exact number. I put a slightly higher figure here.)
Monthly rent: $1,375
Monthly management fee: -$110
Monthly Mortgage interest: -$280
Monthly income: $985
Property tax per year: -$2,000
Insurance per year: -$400
Repairs per year: -$1,000 (I have no clue what the average number is. So far
I only spent $60.)
Assuming 2 month vacancy a year:
Profit: $985 * 10 - $2,000 - $400 - $1,000 = $6,450
First year return: $6,450 / $43,000 = 15%
Assuming 1 month vacancy a year:
Profit: $985 * 11 - $2,000 - $400 - $1,000 = $7,435
First year return: $7,435 / $43,000 = 17.29%
Assuming 0 month vacancy a year:
Profit: $985 * 12 - $2,000 - $400 - $1,000 = $8,420
First year return: $8,420 / $43,000 = 19.58%

【在 w*****y 的大作中提到】

: I can hardly think this will work in TX.
: A 200,000 house, rent after 代管公司 has about 1200/month at most.
: 6k tax, 600 HOA
: Return rate is only 4% if not less。 Not mentioning mortage payment yet.
:
: percent

f*u2011-07-05 07:07

63 楼

“第二次RFE”，一直以为RFE只有一次，能问问是什么原因吗？

【在 l*****8 的大作中提到】

: 吓一跳还以为整两年了。同为14年10月的，刚收到第二次RFE。bless us all！速绿！

m*i2011-07-05 07:07

64 楼

Woo! Very impressive return. Where do you live? In minnesota, you can not buy that cheap.
I bought two properties over last two months in a very nice area in
Minnesota.
I paid 110K and 130K for two almost same townhouses(they were sold by
different banks).
They were built in 2001 and were sold for around 200K at that time.
All two units were rented out first day in the market.
The rent is 1400, tax + assocation fee is around 400, so $1000 per month net
, these two units look like brand new. So not much repair need to be done.
So the return is "only" 10%. Extremely easy to manager!
在 houseslave09 (go big red) 的大作中提到: 】
remember
far

t*r2011-07-05 07:07

65 楼

bless

h*92011-07-05 07:07

66 楼

It's a 2000sqf 5 bedroom SFH built in mid 90s in a so called miserable city
in northern California. haha
I bought it last fall and it was rented out in about 3 weeks after it's put
on market.

buy that cheap.
net

【在 m*****i 的大作中提到】

: Woo! Very impressive return. Where do you live? In minnesota, you can not buy that cheap.
: I bought two properties over last two months in a very nice area in
: Minnesota.
: I paid 110K and 130K for two almost same townhouses(they were sold by
: different banks).
: They were built in 2001 and were sold for around 200K at that time.
: All two units were rented out first day in the market.
: The rent is 1400, tax + assocation fee is around 400, so $1000 per month net
: , these two units look like brand new. So not much repair need to be done.
: So the return is "only" 10%. Extremely easy to manager!

R*d2011-07-05 07:07

67 楼

祝福早绿

c*92011-07-05 07:07

68 楼

do you manage the property yourself?

city
put

【在 h**********9 的大作中提到】

: It's a 2000sqf 5 bedroom SFH built in mid 90s in a so called miserable city
: in northern California. haha
: I bought it last fall and it was rented out in about 3 weeks after it's put
: on market.
:
: buy that cheap.
: net

i*n2011-07-05 07:07

69 楼

bless！！

h*92011-07-05 07:07

70 楼

No, I don't need to deal with the tenants at all. I have a property manager.
He does the advertisements to find tenants, screens people and does
background check, collects the rents and handles the service calls if there
is any. That's what the $110 management fee for.

【在 c*******9 的大作中提到】

: do you manage the property yourself?
:
: city
: put

l*82011-07-05 07:07

71 楼

这次是体检，被拖的过期了。上次是六个月前，evl。回复后就是石沉大海，无休止的
bc check。最搞的是这次的RFE竟然说要尽快respond，不然“finger print”又要过期
了。晕啊！我只能淡定。。。

【在 f*****u 的大作中提到】

: “第二次RFE”，一直以为RFE只有一次，能问问是什么原因吗？

c*92011-07-05 07:07

72 楼

thank you.
so you pay the management fee of $110 every month, is that a certain
percentage of the rent? looks like one month rent average out 12 month...
how to find a property manager? i guess it will has to be local?

x*52011-07-05 07:07

73 楼

bless

h*92011-07-05 07:07

74 楼

8% of the rent. The most important thing of being a remote landlord is to
find a trustworthy property manager.

【在 c*******9 的大作中提到】

: thank you.
: so you pay the management fee of $110 every month, is that a certain
: percentage of the rent? looks like one month rent average out 12 month...
: how to find a property manager? i guess it will has to be local?

w*w2011-07-05 07:07

75 楼

bless

s*l2011-07-05 07:07

76 楼

2200$/month for a 350K house is not much. If return is even less than this,
not worth the trouble...

【在 y*******w 的大作中提到】

: which town in boston? I saw most 350k house rent for only 2000 in boston
: area. Counting on average 1.5 month vacancy, and 1.2% tax rate, the income
: is only 4.67%, which is almost the same as the 30 yr mortgage rate, not to
: mention the maintenance fee.
: Sometime people will ask for 2200 or more in craigslist, but the renter
: always negotiate a couple of hundreds down.
: The only way I see people in Boston making money off rent are those that
: bought a multi-family or old houses, and rent every room to a group of
: students. Apparently much more work on that.
:

s*n2011-07-05 07:07

77 楼

14年11月的路过

【在 y******n 的大作中提到】

: 14年底的RD，熬完整整15，现正式跨入16
: 顺其自然等着倒也无妨，只是每次出差回美拿个AP被关小黑屋太折腾
: 去某些国家的签证也因为AP的expiration date太近而不能给多次往返，害我一次次坐
: 火车去纽约各种大使馆
: 买个房子因无绿卡还非得交两成首付才能拿到好利率
: 总之诸多不便，试过种种催促手段，只是无果罢了
: 祝版友们新年万事胜意，别如我这般不顺

s*l2011-07-05 07:07

78 楼

give me a break. usually investment return is low in good school district
because the house is too expensive, while the rent can not be increased
proportionally.
Usually houses in good location in a relatively bad town provide the most
lucrative return. One can usually get a foreclosure multiple family at a low
price and pay by cash (and later loan $ money out from the house). But no
pay no gain, the landlords are much more likely to encounter bad tenants. If
the property is managed well, the ROI is very nice....

【在 c***1 的大作中提到】

: house一般rent yield都不会太高。除非是某些特殊地区，如超好的学区。
: condo的 rent yield会比较高。

x*e2011-07-05 07:07

79 楼

First of all, the house is very expensive in your area. I heard that in TX
Dallas area, a 100k house can give you 1200/month.
2nd, all cash buy usually results in lower return

【在 w*****y 的大作中提到】

: I can hardly think this will work in TX.
: A 200,000 house, rent after 代管公司 has about 1200/month at most.
: 6k tax, 600 HOA
: Return rate is only 4% if not less。 Not mentioning mortage payment yet.
:
: percent

N*s2011-07-05 07:07

80 楼

事实上你说反了. 好区房子的分母太大,rent yield 反而较低。烂区便宜,+ landlord
will ask for a risk premium leading to higher yield.

【在 c***1 的大作中提到】

: house一般rent yield都不会太高。除非是某些特殊地区，如超好的学区。
: condo的 rent yield会比较高。

d*s2011-07-05 07:07

81 楼

$2200/month, with a 350k price tag has to be a bad deal. I bet that price
is going to drop, or the rent will increase.

.
rent
still
of the

【在 j********t 的大作中提到】

: not just in the midwest, but also in the expensive areas, like Boston area.
: one example: you can buy a house in a good school town with $350k and rent
: it out for $2200/month. after mortgage, insurance and taxes, you can still
: get a few hundreds of dollars left.
: people are talking about the market will only bottom in 3 or 4 years. the
: problem is: when every body agrees that there is a bottom, can you believe
: it is bottom any more?
: perhaps we can never get the real bottom, but when most people are scared of the
: market, it should be the right time to buy.

c*12011-07-05 07:07

82 楼

可是烂区租到好价钱吗？
那得多便宜的房子才能有9%的rent yield啊？

landlord

【在 N**s 的大作中提到】

: 事实上你说反了. 好区房子的分母太大,rent yield 反而较低。烂区便宜,+ landlord
: will ask for a risk premium leading to higher yield.

c*12011-07-05 07:07

83 楼

哦，那应该说是大学区。我不应该说是好学区。
但是house rent yield是很难有9%那么高吧。condo rent yield那么高的我是见过好几
个例子。house rent yield 9%没见过。
multifamily最近据说in demand,home builders都加紧了建这类房子。multifamily是
不是能有9%以上的rent yield?

low
If

【在 s*****l 的大作中提到】

: give me a break. usually investment return is low in good school district
: because the house is too expensive, while the rent can not be increased
: proportionally.
: Usually houses in good location in a relatively bad town provide the most
: lucrative return. One can usually get a foreclosure multiple family at a low
: price and pay by cash (and later loan $ money out from the house). But no
: pay no gain, the landlords are much more likely to encounter bad tenants. If
: the property is managed well, the ROI is very nice....

b*02011-07-05 07:07

84 楼

我没有房地产投资经验。听说管理不易，管理公司不可靠。
一个业内人士说一定要成立自己的管理公司才可靠。

b*02011-07-05 07:07

85 楼

但如何成立自己的管理公司呢？

m*i2011-07-05 07:07

86 楼

不同地区，可能情况不一样！
在Minnesota Twin Cities， CONDO的回报率是最低的,主要是管理费太高。
在特别好的区，Single Family house的回报率比Townhouse低，主要是有些Townhouse
跌了50% from its high，Single Family house is only down 5-20% from its high.
在差的区, lots of Single family houses and Townhouse are down over 50% from
its high. Townhouse的回报率比Single family低.
我知道一个老中，在差的地方买5 bedroom single family house. 然后，一间间房出
租给老模, 回报率有 25%以上.

【在 c***1 的大作中提到】

: 哦，那应该说是大学区。我不应该说是好学区。
: 但是house rent yield是很难有9%那么高吧。condo rent yield那么高的我是见过好几
: 个例子。house rent yield 9%没见过。
: multifamily最近据说in demand,home builders都加紧了建这类房子。multifamily是
: 不是能有9%以上的rent yield?
:
: low
: If

b*02011-07-05 07:07

87 楼

我还以为Condo的回报率高呢。

y*w2011-07-05 07:07

88 楼

你的数据比较奇怪，房价是多少？如果down payment $40000，20%，那么你的mortgage
应该是16万，就算是4%的利率，
160000*0.04/12 = 533，
为什么你的mortgage interest只有280呢？

remember
far

【在 h**********9 的大作中提到】

:
: 8% of the rent. The most important thing of being a remote landlord is to
: find a trustworthy property manager.

M*02011-07-05 07:07

89 楼

I was very curious about the numbers too.
If the monthly interest of $280 is not a typo, the mortgage is only about
60-70K. Given that you paid less than $40K down, the house price is only
about $100-110K. The monthly rent of $1375 is really high for a property of
this value.
Could you let us know the price of the house? That would take all confusion
away.

mortgage

【在 y*******w 的大作中提到】

: 你的数据比较奇怪，房价是多少？如果down payment $40000，20%，那么你的mortgage
: 应该是16万，就算是4%的利率，
: 160000*0.04/12 = 533，
: 为什么你的mortgage interest只有280呢？
:
: remember
: far

h*92011-07-05 07:07

90 楼

of
confusion
house price is $123,000. 25% down payment. 15 year fixed rate loan with
interest 3.75%.

【在 M********0 的大作中提到】

: I was very curious about the numbers too.
: If the monthly interest of $280 is not a typo, the mortgage is only about
: 60-70K. Given that you paid less than $40K down, the house price is only
: about $100-110K. The monthly rent of $1375 is really high for a property of
: this value.
: Could you let us know the price of the house? That would take all confusion
: away.
:
: mortgage

F*e2011-07-05 07:07

91 楼

I think you should consider the full mortgage payment (principle+interest)
as the monthly cost.
I know the principle part of the payment increases the equity of the
property but since it's hard to get that out and in short/mid term you are
not going to benefit anything from the increased equity, from cash flow
point of view, the full monthly payment is the cost.

【在 h**********9 的大作中提到】

:
: of
: confusion
: house price is $123,000. 25% down payment. 15 year fixed rate loan with
: interest 3.75%.

y*w2011-07-05 07:07

92 楼

$123,000的房子租金达到1375，那无论如何是大赚的，羡慕。

【在 h**********9 的大作中提到】

:
: of
: confusion
: house price is $123,000. 25% down payment. 15 year fixed rate loan with
: interest 3.75%.

c*92011-07-05 07:07

93 楼

quick question:
for the primary residence, i know you can tax deduct your mortgage interest
payment and the property tax.
if buying a investment property, can you also tax deduct the investment
property mortgage interest payment and its property tax..
thanks

【在 h**********9 的大作中提到】

:
: of
: confusion
: house price is $123,000. 25% down payment. 15 year fixed rate loan with
: interest 3.75%.

N*s2011-07-05 07:07

94 楼

yes, and other repair/maintenance expenses which primary residence cannot
deduct.

interest

【在 c*******9 的大作中提到】

: quick question:
: for the primary residence, i know you can tax deduct your mortgage interest
: payment and the property tax.
: if buying a investment property, can you also tax deduct the investment
: property mortgage interest payment and its property tax..
: thanks

h*92011-07-05 07:07

95 楼

I don't think so. The principle part is still part of my profit that is
paying down my debt. It's just non-compound profit.

【在 F**e 的大作中提到】

: I think you should consider the full mortgage payment (principle+interest)
: as the monthly cost.
: I know the principle part of the payment increases the equity of the
: property but since it's hard to get that out and in short/mid term you are
: not going to benefit anything from the increased equity, from cash flow
: point of view, the full monthly payment is the cost.

m*i2011-07-05 07:07

96 楼

Agree.
Some of us are buying rental in cash. So how do you compare the return?
No question. It's more risky for buying the renal with mortgage.

【在 h**********9 的大作中提到】

:
: I don't think so. The principle part is still part of my profit that is
: paying down my debt. It's just non-compound profit.

h*92011-07-05 07:07

97 楼

It's not necessarily more risky to buy with mortgage. Earthquake is a big
risk no matter you have mortgage or not. If you leverage with mortgage, at
least in the first few years, if an earthquake flattens the house, you can
walk away by only losing your down payment. But if you buy with cash, all
loss is yours.

【在 m*****i 的大作中提到】

: Agree.
: Some of us are buying rental in cash. So how do you compare the return?
: No question. It's more risky for buying the renal with mortgage.

l*c2011-07-05 07:07

98 楼

buying house with cash is the most foolish investment.

【在 m*****i 的大作中提到】

: Agree.
: Some of us are buying rental in cash. So how do you compare the return?
: No question. It's more risky for buying the renal with mortgage.

M*02011-07-05 07:07

99 楼

Oh, you got a 15-year rate. Thanks for the information. One more question
about the mortgage rate\. The 3.75% rate seems pretty close to that for a
primary residence. Normally how different are the rates between primary and
investment properties? Any tips to share for lowering the mortgate rate for
investment?

【在 h**********9 的大作中提到】

:
: It's not necessarily more risky to buy with mortgage. Earthquake is a big
: risk no matter you have mortgage or not. If you leverage with mortgage, at
: least in the first few years, if an earthquake flattens the house, you can
: walk away by only losing your down payment. But if you buy with cash, all
: loss is yours.

q*x2011-07-05 07:07

100 楼

good post. thanks.

m*i2011-07-05 07:07

101 楼

how do you get low interest rate for investment properties?
thanks

【在 h**********9 的大作中提到】

:
: It's not necessarily more risky to buy with mortgage. Earthquake is a big
: risk no matter you have mortgage or not. If you leverage with mortgage, at
: least in the first few years, if an earthquake flattens the house, you can
: walk away by only losing your down payment. But if you buy with cash, all
: loss is yours.

i*e2011-07-05 07:07

102 楼

8-10% 太夸张了点. 多数到不了.

inflation is higher.

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

H*i2011-07-05 07:07

103 楼

Rent-Tax-HOA-Insurance-Warranty-10%vacant-8%property management-payment(if
any).

【在 s*******i 的大作中提到】

: 请问rent的净收益率是怎样计算的？谢谢

h*92011-07-05 07:07

104 楼

I did nothing special. I just happened to buy the house when the rate was
low. The highest rate for me is 4.25%. But you can see that I have plenty of
margin. I can achieve cash flow positive even with much higher rate.

【在 m*****i 的大作中提到】

: how do you get low interest rate for investment properties?
: thanks

H*i2011-07-05 07:07

105 楼

There is a guideline for rent: house purchase price/monthly rent=100:1
Then you can get a good return.
Not exact depending on the condition of house and HOA fees etc, but I think
it is good as a starting point before you plan to buy one.

inflation is higher.

【在 m*****i 的大作中提到】

: 对于今后几年房地产的走向，有各种预测。总的来说十分悲观。
: 但在中西部的一些好区
: 1) 许多房产(主要是townhouse) 的价格已经跌到90年代的水平。考虑到货币的实际购
: 买能力，价格就更低了!
: 2) 这些地区的空地价格并没有掉(实际上，空地价格都是稳步上升)。由于建筑材
: 料的价格上涨，replacement cost is significant higher!
: 3) 目前，rent的净收益率可达到8-10%以上。再考虑到房地产可以depreciation，实际
: 收益率就更高了。
: 4) Very good hedge against inflation. You can always raise the rent when inflation is higher.
: 我的看法是，不要猜什么是底。只要收益率高，就可以买入。

l*c2011-07-05 07:07

106 楼

then 1 M dollar 1500 sf sfh needs rent out for 10,000 per month?
I don't think so.
at most, it can rent 4,000 per month

think

【在 H**i 的大作中提到】

: There is a guideline for rent: house purchase price/monthly rent=100:1
: Then you can get a good return.
: Not exact depending on the condition of house and HOA fees etc, but I think
: it is good as a starting point before you plan to buy one.
:
: inflation is higher.

H*i2011-07-05 07:07

107 楼

That's why you need a guideline!
Why would you buy that kind of house as an invest? the cash flow is negative!

【在 l******c 的大作中提到】

: then 1 M dollar 1500 sf sfh needs rent out for 10,000 per month?
: I don't think so.
: at most, it can rent 4,000 per month
:
: think

s*h2011-07-05 07:07

108 楼

our condo is rented at $925 and 10% goes to management company, $95 to HOA,
is the tax property tax(only $45/month)? the monthly mortgage is around $750
. only $6000 down payment made in 2006, so how can I calculate the return?
(925-92.5-95-45-(6000/12?))/750=25.6%. it seems substracting the 6000 every
year is not right?

percent

【在 m*****i 的大作中提到】

: (Rent - Tax - Association fee)/price you paid for the unit.
: It doesn't include 维修费用. So you have to take out another 1 to 2 percent
: for the real net return.

i*e2011-07-05 07:07

109 楼

我太失败了. 我买房, 不是投资, 但因工作关系搬了家, 就把房子租出去.
house purchase price/monthly rent=100:0.46, 看了其它周围类似的房子, 租金高的
也不比我的多很多.
这是在加州橙县.

think

【在 H**i 的大作中提到】

: There is a guideline for rent: house purchase price/monthly rent=100:1
: Then you can get a good return.
: Not exact depending on the condition of house and HOA fees etc, but I think
: it is good as a starting point before you plan to buy one.
:
: inflation is higher.