1) 你是以net income 来定义要不要还贷吗? 你的net income定义准确吗?是asset/equity?
2) 很多的房子你是不会hold到三十年的。如果以你的计算法,七年到十年卖方,得到的结论就不一样了
3)买投资房是投资,cash flow is part of things that you consider. The return, business risk and and financial rish. 就像公司的报表一样,为啥有 balence sheet, P&L and cash flow 三种。
cash flow statement- to see if you have enough reserve to protect your from potential financial risk。(not the business risk)
P&L to see if the business is healthy and if it can have sustainable growth。 中文就是生意的基本面怎么样。新兴产业还是夕阳产业。reveneu在增长还是下降-just like if your rental property have good rent. if the areas housing market is going up or down, if your expense is on par or too much expense. , etc比如一个房子的房客各种修理 或turn over rate is too high,那就是expense太高,是不是要调整一下portfolio. p&l help you manage business risk and as well as manage the revenue.
Balance sheet- equity/debt balance is the key to maxize return on capital and that's the key point in our discussion of detb or no/less debt.
同意楼下的攀攀妈关于换贷款的问题。我就是用下面的表格说服我家的甩手要不要急于还贷的,而且很容易理解杠杆的作用,当然这都是假设理想的情况下。所以还贷快慢和你自己的资金,年龄,投资计划有很大关系。
对你和攀攀妈的结论完全同意,但是对你的计算方法有不同意见
1) 你是以net income 来定义要不要还贷吗? 你的net income定义准确吗?是asset/equity?
2) 很多的房子你是不会hold到三十年的。如果以你的计算法,七年到十年卖方,得到的结论就不一样了
3)买投资房是投资,cash flow is part of things that you consider. The return, business risk and and financial rish. 就像公司的报表一样,为啥有 balence sheet, P&L and cash flow 三种。
cash flow statement- to see if you have enough reserve to protect your from potential financial risk。(not the business risk)
P&L to see if the business is healthy and if it can have sustainable growth。 中文就是生意的基本面怎么样。新兴产业还是夕阳产业。reveneu在增长还是下降-just like if your rental property have good rent. if the areas housing market is going up or down, if your expense is on par or too much expense. , etc比如一个房子的房客各种修理 或turn over rate is too high,那就是expense太高,是不是要调整一下portfolio. p&l help you manage business risk and as well as manage the revenue.
Balance sheet- equity/debt balance is the key to maxize return on capital and that's the key point in our discussion of detb or no/less debt.
如果return= profit/capital invested 在risk不计的情况下,要做两件事: 1) 增到revenue, 2) 调整capital 组合mortgage (detb)vs equity.
怎么增加revenue? 多买房。调整租金单价
怎么减小capital invested. 就是用最少的自己的钱,多用贷款。
但是,贷款一多,financial risk 越大。
我们现在谈的是是不是要carry debt. 或全是equity -没有贷款。那就要看你对risk,和return 的追求了。