提上来问一问：关于 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

• 回复：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

• 老兄忧国忧民，同感。谁掌握未来？ -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

• 看来人眼还是不如机器可靠。我在上面已经承认错误了。不过 -392- ♂ (175 bytes) () 02/02/2012 postreply 19:41:30

• 老兄，不愧是牛校出身的PHD，算法把俺吓一跳。 -SunshineInCA- ♀ (47 bytes) () 02/02/2012 postreply 19:41:26

• 回复：老兄，不愧是牛校出身的PHD，算法把俺吓一跳。 -392- ♂ (164 bytes) () 02/02/2012 postreply 19:43:17

• 老兄质疑有理。让我也设计一个案例来看能1%Rule能否有Loss： -如山- ♂ (189 bytes) () 02/02/2012 postreply 19:51:15

• 这是我不赞同用1%rule的原因，每个 -如山- ♂ (89 bytes) () 02/02/2012 postreply 19:54:21

• 赞同。在我这，我只买优质的SFH，6% cap rate 是我的标准。 -392- ♂ (56 bytes) () 02/02/2012 postreply 20:04:39

• 大城市and/or好地方6% cap rate 不错了。 -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 来了 -黄小金- ♀ (228 bytes) () 02/02/2012 postreply 20:10:34

• 谢谢好例子帮我说明：-） -如山- ♂ (0 bytes) () 02/02/2012 postreply 20:14:46

• 不客气哈 -黄小金- ♀ (0 bytes) () 02/02/2012 postreply 20:21:20

• 哇塞，1% rule 也不一定能搞到神马好东东啊。 -392- ♂ (42 bytes) () 02/02/2012 postreply 20:15:22

• 哈，顺便推销一下我的相关文章/论述： -如山- ♂ (2711 bytes) () 02/02/2012 postreply 20:19:35

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

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

• 大师过谦了。 -392- ♂ (11 bytes) () 02/02/2012 postreply 21:02:38

• 你们那儿拿6％cap 乐吧，“我们这儿”拿上10％是悲喜交集。 -黄小金- ♀ (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