TGIF:讨论讨论ＥＸＩＴ ＳＴＲＡＴＥＧＹ

讨论讨论ＥＸＩＴ　ＳＴＲＡＴＥＧＹ

 

ＴＧＩＦ？　其实我倒喜欢坐在这个办公室里，做完了该做的事，读点什么，写点什么，做做账。。。

 

今天放了一个工人出去刷油漆，没别的啥事，提个题目供大家讨论。

 

假如你积累了一把不动产，到了一定年纪要考虑按一定计划退出，而这个计划需要若干年去施行。这里面要考虑的因素有:　１。　投资风险和市场涨落的ＴＩＭＩＮＧ;　２。税务;　３。遗产转移。

 

我不久以前提过一句，就是做地产比较做经营型的生意（比如开酒店）在逐步退出的方面有更多的灵活性，因为你可以把ＳＦＨ或ＡＰＴ一个一个的卖出，或者一个一个的交给别人经营。

 

我现在举两个例子，看大家有何高见:

 

１。ＡＳＳＥＴ大约２Ｍ，１５　ＳＦＨ, $150k each，　ＲＯＩ　ＣＡＳＨ　１５０Ｋ，市场涨落+／-１０％／２０％，　平均ＡＰＰＲＥＣＩＡＴＩＯＮ　３％。

 

如果每年卖一个ＦＩＦＯ，average appreciation 40% plus recaptured depreciation 60%, need to pay tax on 150k-(150k*14/27.5)=75k capital gain, plus 140k rental income. Each year with one house less, so the rental income gets less but capital gain more(since there is less depreciation to deduct). 最后一年是: capital gain + recaptured depreciation 150k, no rental income.

So over the 15 year period, the tax burden increases linearly but the realized income decreased linearly (from 150k rental plus 150k for 1 house sold 1st year, to 150k 1 house sold only, no rental income last year).

Obviously, this is not a very good solution. Then, what is a better one that would allow roughly more even income and taxes (it may not be possible to achieve abosulutely even distribution, but what is the best one can achieve?)

2. Same asset amount and cash return, 2.25m, 50 rental unit. Now this is even more troublesome, because you can not sell one apartment at time....

所有跟帖： 

• 补充一点 -海泠- ♀ (292 bytes) () 10/17/2014 postreply 08:49:16

• Is it really? If you give the estate to your children, who pay -PineRock- ♂ (0 bytes) () 10/17/2014 postreply 09:06:29

• I am certain on this one. -海泠- ♀ (1 bytes) () 10/17/2014 postreply 09:20:43

• So basically, if you give -PineRock- ♂ (214 bytes) () 10/17/2014 postreply 09:40:30

• I don't think you give out the property when you are still alive -cyco- ♀ (63 bytes) () 10/17/2014 postreply 09:42:44

• Yes, that is what i am asking -PineRock- ♂ (0 bytes) () 10/17/2014 postreply 09:45:23

• 这里的关键词是“遗产” -海泠- ♀ (3 bytes) () 10/17/2014 postreply 09:55:21

• Capital gain can be avoided when passed to heir, but is tax on t -borisg- ♀ (213 bytes) () 10/17/2014 postreply 09:58:27

• Depreciation you clamied -cyco- ♀ (153 bytes) () 10/17/2014 postreply 11:38:34

• OK, I understand your logic. Since the cost base is changed, for -borisg- ♀ (308 bytes) () 10/17/2014 postreply 11:52:42

• I don't think 90K is relevant any more. -cyco- ♀ (161 bytes) () 10/17/2014 postreply 12:03:05

• Is it allowedl to transfer the property way below market value t -IEbird- ♀ (0 bytes) () 10/17/2014 postreply 12:56:33

• Sell the properties to your child(ren) when/after she/he turns 2 -firefly2000- ♀ (92 bytes) () 10/17/2014 postreply 09:57:28

• 留一点给自己。 -大百百- ♂ (0 bytes) () 10/17/2014 postreply 10:06:13

• 有股票401和社安金足够了。 -firefly2000- ♀ (0 bytes) () 10/17/2014 postreply 10:10:19

• you need keep yourself attractively. I mean there is a right wa -大百百- ♂ (0 bytes) () 10/17/2014 postreply 10:58:24

• Lol. 哈哈 -firefly2000- ♀ (0 bytes) () 10/17/2014 postreply 11:17:07

• per above answers, both capital gain and -PineRock- ♂ (154 bytes) () 10/17/2014 postreply 10:08:11

• Yes. Your children -cyco- ♀ (105 bytes) () 10/17/2014 postreply 11:36:59

• This is really good to know. -PineRock- ♂ (0 bytes) () 10/17/2014 postreply 11:49:00

• This is true. You can avoid tax forever. That's another beauty o -cyco- ♀ (39 bytes) () 10/17/2014 postreply 09:26:54

• Nice. So you can leave up to 5M rental property to your heir wit -laoyangdelp- ♀ (134 bytes) () 10/17/2014 postreply 12:19:58

• 别人都在往前冲的时候你已经在筹划着如何掩护撤退了？有远见！ -下午茶- ♀ (6 bytes) () 10/17/2014 postreply 09:04:44

• 如果房地产留给下代可以重新按市价为cost base. 那遗产就可以全部免税。 -laoyangdelp- ♀ (116 bytes) () 10/17/2014 postreply 12:25:52

• Or take a mortgage on the house as late as you still can get a m -borisg- ♀ (0 bytes) () 10/17/2014 postreply 12:29:00

• Why take a mortgage when you are old? -meowi- ♀ (0 bytes) () 10/17/2014 postreply 17:01:00