G******t
发帖数: 1782 | 1 【 以下文字转载自 Living 讨论区 】
发信人: GoDotNet (★), 信区: Living
标 题: 【BSSD】 这房东当得太窝囊了
发信站: BBS 未名空间站 (Sun Jan 2 00:32:43 2011, 美东)
亏了一大堆钱，IRS还不让抵税：
Overall Gain or Loss: 26,740
Unallowed Loss: 26,740
Allowed Loss: 0
55555555555555555555555555555 |
x****u
发帖数: 473 | |
G******t
发帖数: 1782 | 3 投资房Cost（房贷利息，税，维护费用，折旧费）大于房租。
这两万多是过去三年累积（因为没法Deduct Loss）下来的。
【在 x****u 的大作中提到】
: what was the loss from?
|
J*****i
发帖数: 2622 | 4 Passive loss limitation. It is deferred not lost. |
G******t
发帖数: 1782 | 5 要拿回来，我现在想起来有两个可能可以办到：
1）家里一个人休息半年不工作 或者
2）家里一个人全职当房产经纪
还有其它可能么？譬如卖房的时候？
【在 J*****i 的大作中提到】
: Passive loss limitation. It is deferred not lost.
|
J*****i
发帖数: 2622 | 6
participated RE professional. Check out hours requirements, etc. With one
property it might be a stretch.
property.
【在 G******t 的大作中提到】
: 要拿回来，我现在想起来有两个可能可以办到：
: 1）家里一个人休息半年不工作 或者
: 2）家里一个人全职当房产经纪
: 还有其它可能么？譬如卖房的时候？
|
J*****i
发帖数: 2622 | 7 Or get other passive investment when passive income to use to offset this
loss. |
G******t
发帖数: 1782 | 8 你是说如果炒股赚钱也可以用这个来抵么？谢谢。
【在 J*****i 的大作中提到】
: Or get other passive investment when passive income to use to offset this
: loss.
|
b****s
发帖数: 876 | 9 It don't think so. The rental loss may not be real loss for you. IRS is limiting high income people to claim more deduction. When you sell
the property, you may have huge paper investment gain.
stock gain is in schedule D, rental loss is another tax form.
【在 G******t 的大作中提到】
: 你是说如果炒股赚钱也可以用这个来抵么？谢谢。
|
G******t
发帖数: 1782 | 10 Thanks. How could I have huge paper investment gain?
I mean,the loss is deferred and if I never take the
loss, where does the paper gain come from? Did you
mean even if I can't take the loss, this loss will
affect my property's cost basis?
limiting high income people to claim more deduction. When you sell
【在 b****s 的大作中提到】
: It don't think so. The rental loss may not be real loss for you. IRS is limiting high income people to claim more deduction. When you sell
: the property, you may have huge paper investment gain.
: stock gain is in schedule D, rental loss is another tax form.
|
|
|
s******g
发帖数: 654 | 11 You should already take $25,000 rental loss every year. It is one of the
best thing for every landlord.
【在 G******t 的大作中提到】
: 投资房Cost（房贷利息，税，维护费用，折旧费）大于房租。
: 这两万多是过去三年累积（因为没法Deduct Loss）下来的。
|
G******t
发帖数: 1782 | 12 How do I prove I spend 700+ hours actively managing the property?
I only have one rental and it is really a stretch. Maybe I shall snatch up
more properties? Or get a Realtor's license?
Thanks
【在 s******g 的大作中提到】
: You should already take $25,000 rental loss every year. It is one of the
: best thing for every landlord.
|
s******g
发帖数: 654 | 13 I believe hours is not your issue. You are not supposed to be real estate
professional in order to get $25,000 rental loss. Go check the details for
the qualification for the rental loss on the IRS website. Your only issue
should be MAGI, Modified Adjusted Gross Income.
If you pass MAGI test, usually taking $25,000 loss deduction is not a
problem.
A right tax strategy should help your tax saving from the verty beginning
for your rental activity. You may amend your prior tax returns after check/
review with your CPA and figure out how to do it.
If you fail the test, you may need to consider to have a income allocation
plan legally. It should not be difficult as NOL carryback which usually
offsets material tax liabilities for taxpayers. Good luck to you.
============================================================================
====
Modified Adjusted Gross Income Sub-Issue
The full $25,000 allowance is available for taxpayers whose MAGI is less
than $100,000. For every $2 a taxpayer’s MAGI exceeds $100,000, the
allowance is reduced by $1.
Example: If MAGI = $110,000, the $25,000 allowance is reduced by $5,000 to
a $20,000 maximum allowance. Once MAGI exceeds $150,000, the special
allowance is no longer available.
Exception: commercial revitalization deduction.
【在 G******t 的大作中提到】
: How do I prove I spend 700+ hours actively managing the property?
: I only have one rental and it is really a stretch. Maybe I shall snatch up
: more properties? Or get a Realtor's license?
: Thanks
|
J*****i
发帖数: 2622 | 14 Every landlord? Forgot about 100K- 150K MAGI phase-out, and active
participation requirement？
【在 s******g 的大作中提到】
: You should already take $25,000 rental loss every year. It is one of the
: best thing for every landlord.
|
J*****i
发帖数: 2622 | 15 Active participation is not the same as material participation (defined
later). Active participation is a less stringent standard than material
participation. For example, you may be treated as actively participating if
you make management decisions in a significant and bona fide sense.
Management decisions that count as active participation include approving
new tenants, deciding on rental terms, approving expenditures, and similar
decisions.
【在 G******t 的大作中提到】
: How do I prove I spend 700+ hours actively managing the property?
: I only have one rental and it is really a stretch. Maybe I shall snatch up
: more properties? Or get a Realtor's license?
: Thanks
|
s******g
发帖数: 654 | 16
Every landlord (with good tax planning in play)
100K- 150K MAGI should never be a problem with tax strategy in the beginning.
Active participation is not a problem, either.
Again, it's all about how you do it in a right direction before you start it.
【在 J*****i 的大作中提到】
: Every landlord? Forgot about 100K- 150K MAGI phase-out, and active
: participation requirement？
|
J*****i
发帖数: 2622 | 17 there are people/clients out there who simply make too much or it would be
too expensive (income wise) for them to accelerate this 25K loss deduction.
beginning.
it.
【在 s******g 的大作中提到】
:
: Every landlord (with good tax planning in play)
: 100K- 150K MAGI should never be a problem with tax strategy in the beginning.
: Active participation is not a problem, either.
: Again, it's all about how you do it in a right direction before you start it.
|
G******t
发帖数: 1782 | 18 Thanks. How much does it cost to have an income allocation plan?
How does it lower taxpayer's MAGI on paper so taxpayer could take
deduction on loss?
【在 s******g 的大作中提到】
: I believe hours is not your issue. You are not supposed to be real estate
: professional in order to get $25,000 rental loss. Go check the details for
: the qualification for the rental loss on the IRS website. Your only issue
: should be MAGI, Modified Adjusted Gross Income.
: If you pass MAGI test, usually taking $25,000 loss deduction is not a
: problem.
: A right tax strategy should help your tax saving from the verty beginning
: for your rental activity. You may amend your prior tax returns after check/
: review with your CPA and figure out how to do it.
: If you fail the test, you may need to consider to have a income allocation
|
