Q&A: How do I calculate a apartment building investment cash flow after taxes or before taxes?

Posted on Mar 19, 2013 in Stated Income Loans

Keeping It Real: Underwater mortgage holders may be able to refinance
The Home Affordable Refinance Program was announced in March 2009. It was designed by the government to help 5 million underwater or equity-challenged borrowers nationally. In October 2011, visit this discount in an effort to help more borrowers, story the loan-to-value …
If you would like more informaiton please visit here…

Wall Street Breakfast: Must-Know News
… says mortgage-bond trader Patrick Ahn. The Federal Housing Finance Agency will show in a report today how more borrowers, particularly those who are in negative equity, are taking advantage of the government's Home Affordable Refinance Program, …
If you would like more informaiton please visit here…

US mortgage refinance program on the up
The US government effort to help struggling homeowners under the home affordability refinance program (HARP) nearly doubled in 2012 from 2011. Harp helps borrowers stuck in loans backed from Fannie and Freddie Mac and which are in negative equity.
For more informaiton please visit here…

Question by boss: How do I calculate a apartment building investment cash flow after taxes or before taxes?
I am going to invest in a apartment building using a loan.
Is it the noi-annual debt service-annual mortgage payments-the annual loan paybacks-income taxes?
If this isn’t right, pharmacy then please provide the proper way of determining my actual annual profit after taxes or pre-tax.

Best answer:

Answer by fn0384
You need to calculate the after-tax rental income first, remedy then after tax cash flow second.

First after-tax income from the property.
Income
a) gross income from the rentals

Expenses
b) mortgage interest
c) depreciation (assume 80% of the purchase price is depreciable building, thus annual depreciation is purchase price * 80% / 27.5 years or about 2.9% of the purchase price)
d) real estate taxes
e) rent loss due to vacancy, tenant
f) management fee
g) maintenance fee
h) insurance

Income – expense would give you roughtly taxable rental income from the property.

Assuming the rental bldg generates a (paper) loss, you can apply it towards your personal ordinary income and use it to reduce your ordinary income.

If you show a rental profit, then you would have to pay at your marginal tax rate.

Cash Flow:

Annual Rental income – annual mortgage payment -/+ tax liability or tax benefit from owning this property.

Add your own answer in the comments!

4avg.rating 18 votes.