All Topics / Help Needed! / Risk Free Return??

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  • Profile photo of jezza.kjezza.k
    Member
    @jezza.k
    Join Date: 2008
    Post Count: 1

    Hi All

    One of my "ah ah" moments whilst learning about property investing was to think about what else I could be doing with my money so I can maximise my returns. (instead of blindly going into property investing because every else is).

    With this in mind say I need clarification in interpreting the CoCR.

    Say there is a property offering a CoCR of -3.14%.

    Since the CoCR is negative I would think it's a poor cashflow outcome when compared to leaving money in the bank??

    (Please confirm)

    However, if I was trying to achieve capital growth for the same property and I expected the following:

    Desired growth in the first year : 6%  ($18 600) – (for a property worth $300 000)
    Pre tax cashflow in first year: -$3768
    Net return would then be $14832?? (which represents a 4.9% net return) ($14832 / $300 000).

    With a net return of 4.9% would a growth strategy also be more riskier than leaving money in the bank with higher returns??

    In this case, unless I can achieve higher growth or improve my cashflow, would it be better to move on to another deal?

    Thanks for your help!

      

     

    Profile photo of adldadld
    Participant
    @adld
    Join Date: 2008
    Post Count: 20

    Given the info you listed

    House value: $300,000
    6% capital growth on the property

    Assuming info (for negative gearing)

    10% deposit on Interest only loan
    9% interest charged
    4% rental return: $12,600

    ___________________________

    On your deposit on $30,000

    you loan $270,000 to purchase the house (not accounting for stamp duty, or other fees)

    for pay 9% of that in I/O payment per annum. ($24,300)
    __________________________

    After 1 year

    Est. Property Value: $318,000 (6% growth)
    Loan amount: $270,000 (I/O payments, no change)
    Interest payments: $24,300
    Projected rental income: $9,600 (80% of $12,000)

    Interest payments – rental income = tax deduction (not taking into account Depreciation, rates, and any other deductions)
    $24,300 – $9,600 = $14,700

    Tax deduction @ 40c in the dollar
    $14,700 x .4 = $5,880

    Costs – Tax benefit = Real lose
    $14,700 – $5,880 = $8,820

    Property value – Loan = Your share
    $318,000 – $270,000 = $48,000

    Your share – Initial deposit – costs = “Profit”
    $48,000 – $30,000 – $8,820 = $9,180

    On your $30,000 deposit you made $9,180 (30.6% profit)

    Please be advised that I am not a financial planner, the information listed above are only stats and figures. Please do you own homework to find true costs.

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