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Vivinavi Los Angeles家の購入。
- #1
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- ローカル
- 2003/05/27 09:07
今家の購入を考えてます。
頭金は20%ってよく聞きますが、経験者の方、どのくらい払いましたか?
また最近のお勧め地域、相場などあれば情報お願いします。
- #26
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- Kei2・ERpwd=
- 2003/06/01 (Sun) 12:12
- Report
Fixer-Upperですね。自分でやる人、プロに任せる人色々いますね。
基本的に2年住めば、Marriedで$50KまでCapital Gain税が免除されるのでそれが理由でしょう。
そうでなければ1030Exchangeが使えます。
- #27
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- あのて
- 2003/06/01 (Sun) 22:28
- Report
これから利息はもう少しさがるでしょうか?
- #28
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- Nuje
- 2003/06/02 (Mon) 09:59
- Report
#22
言葉が悪くてすみませんでした。
しかし、
Capital Gainのみを狙うのは投資ではなく、投機です
、というのは、まさにsingle familyでしょう。基本的にfix-up中のincomeは期待できないし、あっても、利回りはアパートに比べて悪いんだから。Positive Cash flowならもっとおおきなアパートでもでますよ。アパートはincomeのみならず、renovationしてレントあげられるし、頭金だって、20-30%でいけます。レバレッジが利いて、保有期間中のROE(キャッシュオンキャッシュ)も10%超えますよ。
capital gainが当面でなくても、保有していればincomeがある。それでも、single familyですか?
- #31
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- Kei2
- 2003/06/02 (Mon) 15:17
- Report
いえいえ、私の方こそ偉そうに(笑)。確かにNujeさんが仰られるように、single familyではCapital Gainのみを狙う人が多いですね。でも、それが目的なら、それはそれでいいと思います。それにCapital Gainが最も期待できるのはMulti-FamilyやCommercialではなくsingle familyです。つまり、どの投資方法が良い悪いではなく、投資する人が何を求めているかが重要だと思います。
アパートなどではROEが10%を超えるとの事ですが、single familyではゼロダウンが可能な場合がMulti-Familyよりも多いのでROEは無限大になる事も珍しくありません。
もう一度言いますが、どの投資方法が良い悪いではなく、投資する人が何を求めているかが重要だと思います。例えばNujeさんに$5000の資金があったとすればどの方法を選びますか?私ならClosingを払ってくれるBuilderを見つけ、Single-Familyの新築を買います。勿論Positive Cash Flowの出る物件です。もし、$50000あればアパート若しくは、single familyを30〜40軒買うかもしれません。どちらを買うかはReturn、その地域のDemographic等によります。
- #32
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- Nuje
- 2003/06/03 (Tue) 01:06
- Report
#31
single familyは大方、capital gain狙いということでは一致ですね。
kei2さんのおっしゃるように、ゼロダウンでROEが無限大というセオリーは分かります。しかし、そのためには、純収益(NOI)が年間元利支払額合計を上回らないと、ネガティブキャッシュフローになりますね。私のみるかぎり、single familyを貸した場合のCap rateはせいぜい4%くらいとおもいますが、4%で計算しても、30年amortizationでも、金利は1.25%以下でないといけない。これは変動金利でも無理だと思います。まして、完全baloon(元本支払いなし)や、ゼロダウンなどは通常より金利が高くなるわけですから、loan-to-value ratioを下げないと、キャッシュフローがでない。loan-to-value ratioを下げれば、レバレッジはあまり利かなくなる。
ローン金利(正確には元本返済を含めたmortgage constant)がcap rateを下回るため、ネガティブレバレッジが働く、または、頭金を多くするためレバレッジがあまり利かない、そして、狙いは必然的にキャピタルゲインに偏る、というのが、single-familyへの投資は相対的においしくない、という持論の根拠です。
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