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Originally Posted by Joe Perez
(Post 1493654)
Struggling right now...
Found the house of my dreams (city-version.) https://click.mail.zillow.com/f/a/4e...0lm3nhu1_1pt0h $625k. 3 car garage. Technically, I can afford it, though it'd be a bit of a stretch. Don't know what to do... I've lived by the thought that owning property is preferred over renting/leasing but that's a mindset from being in a place for 5yr at least. If you're planning on moving soon you'll give up 6% in fees and the tendency with companies today is to not pay to relo (unless it's within the same company). Another thing I followed is to never own the most expensive house on the street/neighborhood. Zillow isn't the best at this but do some work on true comps. With that house (nice house btw), you're paying dearly for someone else's sweat. If you're buying with the intent to flip in a yr or two I doubt you can time the real estate market so you need to be prepared to live with a house worth less in the short term (realtor fees to sell + potential down market at the same time). With that particular house, and it's underlying age, I'd really look into the basement water control before I sunk that kind of money into it. Nothing helps to drop a house value more than a wet basement that's been "upgraded". There's something about owning vs paying someone else that satisfies the mind though. Good luck! |
Originally Posted by Joe Perez
(Post 1493666)
Agreed. But trivial little shit like that is easily fixed, and totally insignificant as compared to a lot wide enough to host a 3 car garage. Most lots in this area are only 25' wide.
We are trying to get prepared to sell this place in a 1.5-3 years, even though I just bought in September. We are hoping with the rate that homes are being purchased and fixed up and flipped like mine was, we will be able to just sell and break even soon. Then it's do we stay in OKC, or do we move to Austin where my company just opened a massive new "hub/campus." |
Originally Posted by bahurd
(Post 1493675)
I've lived by the thought that owning property is preferred over renting/leasing but that's a mindset from being in a place for 5yr at least. If you're planning on moving soon you'll give up 6% in fees
Lately, I've been feeling like I might be stuck in Chicago. But a part of me wonders if my feeling "stuck" is what normal (non-nomadic) people interpret as feeling "secure." With that particular house, and it's underlying age, I'd really look into the basement water control before I sunk that kind of money into it. Nothing helps to drop a house value more than a wet basement that's been "upgraded". There's something about owning vs paying someone else that satisfies the mind though. Good luck! |
Originally Posted by Joe Perez
(Post 1493667)
It's only a few blocks from where I live now.
I think you may need to adjust your perception what what a "slightly working class area" area looks like. By Chicago standards, this is one of the more yuppie neighborhoods. :giggle: I saw a lot of 20 year old trucks and vans. Maybe that's just Chi-town. |
Originally Posted by y8s
(Post 1493717)
I saw a lot of 20 year old trucks and vans. Maybe that's just Chi-town.
Seriously, I know this neighborhood well. It's a few blocks from where I live. Unless you're down in River North, this is as upscale as it gets. I'm more worried about the fact that the housing market in California is looking a tad iffy again, and we know how that turned out the last time. I lost upwards of $100k (actual cash, not fictitious equity) in '08, and am terrified of making a similar mistake. |
Originally Posted by Joe Perez
(Post 1493710)
That's just a fact of life in major cities. Homes newer than 75-100 years are rare, and quite expensive.
Originally Posted by Joe Perez
(Post 1493720)
I'm more worried about the fact that the housing market in California is looking a tad iffy again, and we know how that turned out the last time. I lost upwards of $100k (actual cash, not fictitious equity) in '08, and am terrified of making a similar mistake.
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Originally Posted by good2go
(Post 1493661)
^^ Flashing improperly installed.
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Originally Posted by bahurd
(Post 1493727)
IIRC, Zillow put the structure "age" at 1898 which means old shitty foundation and piss poor drainage especially in those heavy rain periods you may find.
Chicago is an old city. Hundred year old foundations are considered normal. |
Originally Posted by Joe Perez
(Post 1493750)
Chicago is an old city. Hundred year old foundations are considered normal.
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Originally Posted by Joe Perez
(Post 1493750)
Chicago is an old city. Hundred year old foundations are considered normal.
--Ian |
Originally Posted by codrus
(Post 1493769)
It's kind of funny how Americans think a hundred years counts as "old". :)
I expect that it is much the same in Canada and Australia. Unrelated: I made some poor decisions today. Nothing that affects my finances, but my stomach is in full revolt right now. |
Gas station sushi is never a good idea.
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The math just isn't adding up here...
Assuming a $625k purchase price, a 20% downpayment, and ignoring closing costs, I'd be paying approximately $2,800 a month just in interest and property tax alone. That's $1,000 more than I pay in rent at present. So the question becomes: Do I expect this property to appreciate in value by more than $1,000 per month? The real-estate market in this area is so unpredictable that I really can't answer that question. https://images.duckduckgo.com/iu/?u=...00x400.png&f=1 |
I think you’re missing the qualitative aspect. Property taxes give you so many benefits, like paying public servants from a few decades ago. |
Originally Posted by Joe Perez
(Post 1493818)
The math just isn't adding up here...
Assuming a $625k purchase price, a 20% downpayment, and ignoring closing costs, I'd be paying approximately $2,800 a month just in interest and property tax alone. That's $1,000 more than I pay in rent at present. So the question becomes: Do I expect this property to appreciate in value by more than $1,000 per month? The real-estate market in this area is so unpredictable that I really can't answer that question. https://images.duckduckgo.com/iu/?u=...00x400.png&f=1 Home payments, on the other hand are largely a tax write off. You get to deduct all interest at the end of the year, and actually come ahead - depending on the specifics of the region, etc. And, since interest makes up of about 90-95% of your total house payments in the first half of your loan's life, you pretty much enjoy the house and the financial benefits. Bu the time the principal starts making up the majority of your payments - meaning, there is little to deduct - inflation will have caught up already, and you will end up paying less than those around you who are renting. Or, I could be wrong. |
Originally Posted by Godless Commie
(Post 1493925)
I may be mistaken, but when you pay rent, you just pay it away to someone.
Home payments, on the other hand are largely a tax write off. You get to deduct all interest at the end of the year, and actually come ahead - depending on the specifics of the region, etc. And, since interest makes up of about 90-95% of your total house payments in the first half of your loan's life, you pretty much enjoy the house and the financial benefits. Bu the time the principal starts making up the majority of your payments - meaning, there is little to deduct - inflation will have caught up already, and you will end up paying less than those around you who are renting. Or, I could be wrong. And, for me, portability is valuable. As I said, this job feels like one that will be relatively stable, but then, I've moved twelve times in the past 20 years. My Amazon.com addresses page is hilariously long (largely because it also contains a bunch of hotels.) Real estate tax, state income tax, and mortgage interest are deductible from income when computing Federal tax, as itemized deductions on Schedule A. Since my income tax for IL already puts me very near the minimum Standard Deduction on form 1040, we'll assume that 100% of real estate tax and mortgage interest are deductible. Mortgage interest and real estate tax are not deductible when computing Illinois income tax, so we'll focus just on Federal form 1040. Assume a $625k purchase price, 20% downpayment, and a 30 year conforming loan at 4.6% APR. We'll assume that the following things all increase each year at a certain rate, for which I'll have a cell in the spreadsheet called "property inflation" that allows me to plug in different percentages:
We're also going to explore the opportunity cost of using the downpayment to buy a home vs the average S&P 500 composite return, which is about 6.5% over any period of the past 10, 20, 30 or 40 years. (Range = 6.45 to 6.76) And, in the end, we'll have to factor in a realtor's commission, which is generally 6%. I'm gonna make a spreadsheet. Because that's what engineers do. https://cimg2.ibsrv.net/gimg/www.mia...0a2b277192.png In the end, it's all coming down to cell B37. Making a 1% adjustment in that cell swings the break-even point by five years in either direction. And, of course, I'm completely ignoring the costs of maintenance. |
Originally Posted by Joe Perez
(Post 1493942)
In the end, it's all coming down to cell B37. Making a 1% adjustment in that cell swings the break-even point by five years in either direction. And, of course, I'm completely ignoring the costs of maintenance. How close to each other in functionality (size, quality, location, etc) are the two properties you're comparing? --Ian |
Originally Posted by codrus
(Post 1493945)
How close to each other in functionality (size, quality, location, etc) are the two properties you're comparing?
Quality = 1.25x (one block in from the nearest major road, so slightly better quality of sleep due to noise.) Location = -0.2x (same neighborhood quality, somewhat longer walk to work.) |
Originally Posted by Joe Perez
(Post 1493948)
Size = 3x (which I don't need.)
Quality = 1.25x (one block in from the nearest major road, so slightly better quality of sleep due to noise.) Location = -0.2x (same neighborhood quality, somewhat longer walk to work.) |
Originally Posted by Joe Perez
(Post 1493948)
Size = 3x (which I don't need.)
Quality = 1.25x (one block in from the nearest major road, so slightly better quality of sleep due to noise.) Location = -0.2x (same neighborhood quality, somewhat longer walk to work.) Can you buy a condo that's more equivalent? Seems silly to pay for the house if you don't need/want the space. --Ian |
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