1031 Exchange 实战 5: 回报分析

买房，卖房的盈利

Cost	Price		Income	Price
Down payment	-35000		Seller credit	3000
Purchasing closing cost	-2867		Price difference+down	155000
Rehab	-10000		9 month Rent income	19800
Repair	-2500		Half month rent	1000
Stove	-450		Security Deposit	2000
Water heater	-600
Electric wire	-8300
Drywall repair	-700
13 Mortgage payments	-20667
Selling closing cost	-1154
1031 exchange fee	-1500
Utilities	-580
Total of Cost	-84318		Total of Income	180800
Profit	96482

 

1031 exchange前后对比

Before 1031	Purchase Price	PITI	Rent	Raw cash flow	Annual CF
Disposition property	175000	1590	2200	610	7323
After 1031
Replacement property 1	201400	1213	2425	1212	14548
Replacement property 2	140000	811	1685	874	10486
Replacement property 3	110000	259	1300	804*	9652*
Total	451400	2283	5410	2891	34686

每年的现金流对比 34686/7323=4.74。现金流增加374%. 每年现金流增加了$27364，回报比以前高很多的其中一个原因是原来是15年的贷款。而后面的2个房子是30年贷款。

* 算的是 cash flow/110*85, 目的是排除现在的追加资金后的回报。

后续的计划是 refinance property 3. 再买2个房子，继续扩大杠杆。