投资房地产迷思何止四个!只是为了和小石头的“四重魔力”对应,就先随便挑四个说说吧。
1. home price
2. annual property/school taxes
3. tax loss/benefit
4. down payment
5. length of mortgage
6. monthly rent fee
7. rent deposit
8. ren broker\'s fee/management fee
9. insurance fee
10. condo fee/hoa fee/common charge
11. deductibility of common charges
12. costs of buying home
13. costs of selling home
14. annual renovation costs
15. annual maintenance costs
16. homeowner\'s insurance rate
17. capital gains exclusion
18. additional monthly utilities
19. income tax rate
20. alternative investment return rate
21. mortgage rate
22. annual home price appreciation/depreciation rate
23. annual rent increase/decrease rate
24. inflation rate
计算理当周密,如果可以精简的话,我看房地产的精髓在于两个率,合起来对抗三个率,就是
房价上涨率 + 房租上涨率 vs 贷款率,其他投资回报率,通货率。
关键是其他三个率是100%的加权平均,算一下:
净率 = 房价上涨率 + 房租上涨率 - a * 贷款率 - b * 其他投资回报率 - c * 通货率
here a+b+c = 1
具体计算请参考老帖子;
http://web.wenxuecity.com/BBSView.php?SubID=tzlc&MsgID=143403
小小石头的四重魔力尽在其中。其实还有一个重大魔力,小小石头没有列入其中,但是他和其他高手有反复提到的就是:时间效应,房地产的回报随时间成正指数上涨,(严格说决于净率〉0)。对于起点好的投资,开始可能就有赚,但是真正要赚大了,起码得有个10年