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Investment版 - 对houston的投资房一些看法 (转载)(也适其它地区)
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相关话题的讨论汇总
话题: houston话题: august话题: sugar话题: land话题: percent
进入Investment版参与讨论
1 (共1页)
A******s
发帖数: 288
1
【 以下文字转载自 Texas 讨论区 】
发信人: AAATexas (TnT), 信区: Texas
标 题: 对houston的投资房一些看法
发信站: BBS 未名空间站 (Thu Jun 21 23:07:37 2012, 美东)
近来买了一些投资房,并恢复了我的房地产执照。 许多人问我投资房的问题,在这谈
谈我的投资房的经验,供大家参考,欢迎补充和纠正。
以往大家认为屯子里不宜投资房产,因为地税高,房价不太涨。 但现在很多人贷不到
款,只能租房。屯子里的油公司和油服公司都在招人,很多人从外地搬来了,致使屯子
里的房租和房价都在涨。
1. 时机:价格好的房子任何时候都可能会找到,但大批价格好的房子同时在市上的
机会不多。上一次全美的机会是在1990左右的saving and loan 危机,现在也是一次。
这次最好的时间是前两年,但现在也为时不晚。现在屯子里还有不少法拍(
foreclosure)和short sale房,价钱常很好。买这类房还是有些技巧的。
2. 买啥样房子:投资房价格最好在200K以下,一般月租要在房价的1%以上为好,
150K房子要租1500以上。一些好区会达不到,但也没关系,好区房价好涨,只要房租不
要太低,可以升值来弥补房租。好区的投资房价格上限可以上调,但不要太高。随着房
价上涨,200K的上限也会上调。房子类型以single family为上, town house次之,
condo为下。Single family有院子维护的问题,但是yard work一般由房客维护。Town
house,condo 的maintenance fee高,会降低效益。但loop内和loop旁的房只有Town
house,condo的选择了。有些朋友买很便宜的房子,然后参加政府的Section 8
program (政府补助低收入家庭的),如果胆大,也可考虑。投资房不要太老,否则修
理多,投入的人力,精力都会很多。
3. 贷款: 前几年银行在房地产贷款上亏了很多钱。 因此在房地产贷款上卡的很严
。 投资房须要25% - 30% down,且还要qualify。有些银行对投资贷款还有更多的要求
,如更高的保险的要求等。如房子便宜,有现款,可以用现款买, 这样房子可以很快
过户,对卖方有很大的吸引力。常见到一些房子多次上市下市也过不了户,就是买方贷
不下款。所以贵房子贷款(利息低,用别人钱赚钱- leverage),便宜房子可用现款买
。现款买房后六个月或一年可再用此房贷款(六个月可贷买价的75%,一年可贷市价的
75%),但要再付一次closing cost。
希望这些对大家有帮助,也欢迎大家一起讨论。
斑竹是不是可以考虑发个包子,以兹鼓励!
d***r
发帖数: 221
2
中国国籍的适用吗?谢谢
w**t
发帖数: 1890
3
不错,但是我不赞成投资在学区房上,除非你能捡到个大便宜。
A******s
发帖数: 288
4
中国国籍适用.

【在 d***r 的大作中提到】
: 中国国籍的适用吗?谢谢
A******s
发帖数: 288
5
不赞成投资在什么学区房上?我的经验是只要学区不太坏,房子是好租出的。学区不太
好的房子因房价低收益常常会更好。


【在 w**t 的大作中提到】
: 不错,但是我不赞成投资在学区房上,除非你能捡到个大便宜。
R********2
发帖数: 11
6
对于loop以外的房子,比如sugar land 一带,楼主有啥建议么?
A******s
发帖数: 288
7
Sugar Land and Katy买投资房都很好呀,还常常有法拍价钱很好的房子。如要买,可
与我联系。
A******s
发帖数: 288
8
Sugar Land basks in glow of national spotlight
By Robert Stanton
Updated 12:43 p.m., Wednesday, August 29, 2012
Take a swath of fertile land near a major transportation corridor, fill it
with energetic, forward-thinking people, sprinkle in a world-class farmer's
market and a dose of baseball with a Cy Young Award winner on the mound -
and you've got headlines.
A star is born and that star is Sugar Land, an urban enclave of about 84,500
just 24 miles southwest of downtown Houston.
Just as Austin, Texas, remained a hidden treasure for years before the world
discovered its cultural panache, Sugar Land today is grabbing headlines and
finding itself in the national spotlight.
"We just have a great community of people that are dedicated to seeing Sugar
Land grow and have the best that we can have," said Keri Schmidt, president
of the Fort Bend Chamber of Commerce. "From our mayor to the City Council
and the folks who are dedicated to cultural arts, everything we try to do is
first class, and I think there's a dedication to that."
The accolades just keep coming for the Sugar Land area.
A new CNN Money survey found that Fort Bend County, with the cities of Sugar
Land and Missouri City, ranks second at 78.1 percent job growth statewide
thanks to oil services firms like Schlumberger and CVR Energy. This spring,
the Anti-Defamation League recognized Sugar Land for its ongoing commitment
to foster an inclusive and respectful community.
And last year, Sugar Land was named the 21st safest city in America. The
national ranking was included in CQ Press' City Crime Rankings 2011-2012.
In recent years, Sugar Land was included in CNN Money's Best Places To Live,
ranking third behind Fort Collins, Colo., and Naperville, Ill. Among its
pluses, the magazine said in the 2006 ranking, were Sugar Land's median
family income of $101,168, its job growth of 30.5 percent, outstanding
schools and colleges, relatively low crime rate and overall quality of life.
........
A******s
发帖数: 288
9
Sky’s the limit for rents (Houston Chronicle - 9/10/2012)
By Nancy Sarnoff
Last fall, Chester Brown Jr.’s rent went up by $150 a month. He’s
about to get hit again.
Brown’s landlord just told him his 950-square-foot, townhouse-style
apartment is going for even more in today’s frenzied rental market.
“They say the market price for that unit is $1,100,” said Brown, who
lives with his wife and two young children in a complex near T.C. Jester and
the North Loop.
Brown’s situation is not unique. Rising rents have put landlords in the
catbird seat.
Rents in the Houston area are at an all-time high and tenants are facing
steep increases as demand for apartments shows no signs of slowing.
“We’re seeing strong rent growth,” said Josh Landry, development
director of Atlanta-based Gables Residential, which owns more than 1,900
units in Houston. “It’s been better than we’d probably expected.”
Several factors are contributing to the tightening market.
Though new development is under way, few new units have been added to
this area in recent years. Employers have been adding new jobs, too, and
folks are starting to come here from other cities looking for work.
On top of it all, some are still finding it hard to qualify for a home
mortgage, while others have stopped even considering the idea. That means
landlords “have an upper hand because so many things are in their favor,”
said Bruce McClenny, president of Apartment Data Services in Houston.
Over the past year, rents across the area have grown 5.3 percent to an
average of $785 a month, the research firm reports. Annual rent growth is
typically 2.5 to 3 percent.
The high-end market is even stronger.
Rents in upscale properties have grown 9.4 percent over the past year as
the occupancy rate has risen. It’s now 95 percent.
An encouragement to move?
Earlier this summer, Denis Feldman found a note on his door notifying him
that the rent on his one-bedroom apartment in a nice complex near Highland
Village was about to jump to $1,510.
That’s 11 percent higher than he had been paying and the biggest
increase he’d ever seen in the seven years he’s lived there.
He’s considering moving somewhere cheaper.
“I had no intention of look-ing,” Feldman said, “but they’re kind of
encouraging me to do so with that kind of increase.”
In today’s market, an empty apartment is an opportunity for the landlord
to boost the rent.
Joel Michalak and his wife sold their house last year and moved into a
two-bedroom unit in a large complex in Spring.
In July, just before their one-year lease was set to expire, they were
told their $1,115 rent was going to go up by more than $250.
“Our rent was almost as much as our mortgage when we sold our house,”
Michalak said.
Last month, the couple moved into a one-bedroom unit in the same complex.
Now they’re pay-ing $975, but they lost about 400 square feet in the
process.
Their old unit already has a new tenant.
The hot multifamily market is boosting the land market, too.
Prices for urban apartment sites have doubled in the past two years, as
developers have rushed to build new projects, according to a report from
Deal, Sikes & Associates, a real estate consulting firm.
With vacant land hard to come by in close-in locations, developers have
been buying and bulldozing small office buildings, rundown apartment
buildings or warehouses.
“New projects lease up quickly with rents that often exceed (financial)
expectations,” said Matthew Deal, a principal in the firm.
The highest rents in town are inside the 610 Loop, where much of the new
construction is concentrated.
Urban living trend
A growing trend toward urban living has driven the growth.
At West Ave, a recent development at the corner of Kirby and Westheimer
where apartments sit above high-end shops, a one-bedroom unit can rent for
as high as $2,500. Two bedrooms can be as much as $4,200.
New supply could help ease the escalation in rents.
Next year, around 11,000 new apartments will be added to the supply. That
’s still a smaller number than the recent annual average of around 12,000
units. This year, about 7,000 are expected to open. n***********[email protected]
A******s
发帖数: 288
10
HOME BUYERS KEEP THE HOUSTON REAL ESTATE MARKET HUMMING IN AUGUST
Demand for homes accounts for the greatest one-month sales volume in five
years and drives housing inventory to a 10-year low
HOUSTON — (September 21, 2012) — August marked the 15th consecutive month
of positive home sales across the greater Houston area, with single-family
homes selling at the greatest one-month volume since August 2007. Buyers
gobbled up enough properties to drive inventory down to a level last seen
more than 10 years ago.
According to the latest monthly data prepared by the Houston Association of
REALTORS® (HAR), single-family home sales jumped 20.0 percent compared
to August 2011. Contracts closed on 6,600 homes in August, sending inventory
falling to 4.9 months.
"August rounds out an extremely prosperous summer for the Houston real
estate market," said Wayne A. Stroman, HAR chairman and CEO of Stroman
Realty. "As we saw in July, homes sold well in every pricing category, but
particularly the higher end, which contributed to another boost in home
prices. Further growth in local employment and low interest rates continue
to make Houston attractive to home buyers."
The single-family home average price increased 4.0 percent year-over-year to
$224,464, the highest level for an August in Houston. The median price—the
figure at which half of the homes sold for more and half sold for less—
rose 3.8 percent to $165,000, also a record high for an August in Houston.
Foreclosure property sales reported in the Multiple Listing Service (MLS)
declined 4.2 percent compared to August 2011. Foreclosures made up 16.8
percent of all property sales, which is consistent with levels observed over
the past few months. The median price of August foreclosures was flat at $
80,000.
August sales of all property types in Houston totaled 7,814, a 20.5 percent
increase compared to August 2011. Total dollar volume for properties sold
during the month leapt 26.3 percent to $1.7 billion versus $1.3 billion a
year earlier.
相关主题
如何应对可能到来的通胀能干点啥?
房子underwater了怎么跟银行谈?年轻人,如何快速买下第一套房?
请问F1学生身份可以在美国拥有房产吗?聊聊我的一年半的房地产投资(2015年 Update)
进入Investment版参与讨论
z******a
发帖数: 5381
11
用先全款现金买,然后再代出来
这个做法对agent最有利,对买家十分不利
因为你现金买的房子没法用半年之后代款的利息抵税。然后为了抵税就要不断买房子。
而且一共20w的东西,付两次closing cost说的那么轻松
我老不是agent,而且军子不烂人财路
不过还是路见不平说两句
买房子靠出租发布了才。而且房租受附近公司的影响太大
而且房子最重要的是leverage, 小打小闹没意思
要买就买纽约,湾区这种地方 1-2米价位的房子,要赌就堵大一点
否则你20w的房子折腾半天涨个1两w,扣除手续费你自己还不够折腾的

【在 A******s 的大作中提到】
: HOME BUYERS KEEP THE HOUSTON REAL ESTATE MARKET HUMMING IN AUGUST
: Demand for homes accounts for the greatest one-month sales volume in five
: years and drives housing inventory to a 10-year low
: HOUSTON — (September 21, 2012) — August marked the 15th consecutive month
: of positive home sales across the greater Houston area, with single-family
: homes selling at the greatest one-month volume since August 2007. Buyers
: gobbled up enough properties to drive inventory down to a level last seen
: more than 10 years ago.
: According to the latest monthly data prepared by the Houston Association of
: REALTORS® (HAR), single-family home sales jumped 20.0 percent compared

b******y
发帖数: 1684
12
cash-out refi利息不能抵税,好像只针对primary residence在
closing 90days之后的cash-out refi.对income property来说没这个说法。
for investment, whenever you get a loan, the interest is expense, and thus
tax-deductible.
野鸡观点仅供参考。



【在 z******a 的大作中提到】
: 用先全款现金买,然后再代出来
: 这个做法对agent最有利,对买家十分不利
: 因为你现金买的房子没法用半年之后代款的利息抵税。然后为了抵税就要不断买房子。
: 而且一共20w的东西,付两次closing cost说的那么轻松
: 我老不是agent,而且军子不烂人财路
: 不过还是路见不平说两句
: 买房子靠出租发布了才。而且房租受附近公司的影响太大
: 而且房子最重要的是leverage, 小打小闹没意思
: 要买就买纽约,湾区这种地方 1-2米价位的房子,要赌就堵大一点
: 否则你20w的房子折腾半天涨个1两w,扣除手续费你自己还不够折腾的

z******a
发帖数: 5381
13
建议你咨询一下会计师。我老咨询过
资深房地产会计师,跟IRS打过很多官司的知名牛人。

【在 b******y 的大作中提到】
: cash-out refi利息不能抵税,好像只针对primary residence在
: closing 90days之后的cash-out refi.对income property来说没这个说法。
: for investment, whenever you get a loan, the interest is expense, and thus
: tax-deductible.
: 野鸡观点仅供参考。
:
: 。

b******y
发帖数: 1684
14
把你这个会计师的contact给我好吗,正需要呢

【在 z******a 的大作中提到】
: 建议你咨询一下会计师。我老咨询过
: 资深房地产会计师,跟IRS打过很多官司的知名牛人。

z******a
发帖数: 5381
15
好。等我老找找,在我老一个装名片的鞋盒子里面

【在 b******y 的大作中提到】
: 把你这个会计师的contact给我好吗,正需要呢
A******s
发帖数: 288
16
Houston 也有1,2米的房子阿。



【在 z******a 的大作中提到】
: 用先全款现金买,然后再代出来
: 这个做法对agent最有利,对买家十分不利
: 因为你现金买的房子没法用半年之后代款的利息抵税。然后为了抵税就要不断买房子。
: 而且一共20w的东西,付两次closing cost说的那么轻松
: 我老不是agent,而且军子不烂人财路
: 不过还是路见不平说两句
: 买房子靠出租发布了才。而且房租受附近公司的影响太大
: 而且房子最重要的是leverage, 小打小闹没意思
: 要买就买纽约,湾区这种地方 1-2米价位的房子,要赌就堵大一点
: 否则你20w的房子折腾半天涨个1两w,扣除手续费你自己还不够折腾的

A******s
发帖数: 288
A******s
发帖数: 288
18
好像还没听说那种投资房的利息不能抵税的。
1 (共1页)
进入Investment版参与讨论
相关主题
人民币 vs 美元爸妈要在上海投资买房 怎么劝 (转载)
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[合集] 关于买Condo当投资房的问题房子underwater了怎么跟银行谈?
[合集] 现在买房出租好不?请问F1学生身份可以在美国拥有房产吗?
越描越黑啊能干点啥?
When to buy house?年轻人,如何快速买下第一套房?
rent 1800, purchase 300k,作为投资房,值不值?聊聊我的一年半的房地产投资(2015年 Update)
黑人区,邮编19124,$110,000, total monthly rent $3000华裔支持民猪党好日子一眼望不到头啊 (转载)
相关话题的讨论汇总
话题: houston话题: august话题: sugar话题: land话题: percent