Side Hustle
#141
How is the property titled and how long ago was it inherited?
If all 3 are on the title then you may have an issue splitting it up other than 1/3’s. It would essentially be as if you were gifting some of those proceeds to the one taking the largest %.
Depending on the value you’re talking about though, it might be achievable. You can gift up to $14k to/from an individual per tax year. For example, you could sell the place and then you and your wife could each give $14k of proceeds to your sister and her husband, for a total of $56k in 2018. If it’s a big amount you could “give” another $56k in 2019 without incurring a tax liability for anyone.
I ask about how long ago it was inherited, because typically there is a step up in basis on death, meaning if you sell soon after it is inherited there should be little to no capital gains.
All of this is just from past family experience and I’m not a tax lawyer or accountant, so DYODD. It does sound though like you have some options available to get creative with what you’re trying to accomplish.
If all 3 are on the title then you may have an issue splitting it up other than 1/3’s. It would essentially be as if you were gifting some of those proceeds to the one taking the largest %.
Depending on the value you’re talking about though, it might be achievable. You can gift up to $14k to/from an individual per tax year. For example, you could sell the place and then you and your wife could each give $14k of proceeds to your sister and her husband, for a total of $56k in 2018. If it’s a big amount you could “give” another $56k in 2019 without incurring a tax liability for anyone.
I ask about how long ago it was inherited, because typically there is a step up in basis on death, meaning if you sell soon after it is inherited there should be little to no capital gains.
All of this is just from past family experience and I’m not a tax lawyer or accountant, so DYODD. It does sound though like you have some options available to get creative with what you’re trying to accomplish.
#142
Gets Weekends Off
Joined APC: Jun 2015
Posts: 3,117
If it was conveyed to you via will or intestate succession yup, your cost basis is established as the value at date-of-death.
#143
Hypothetical example.
100,000 property, 12,000 annual rent, 4,500 operating expenses (property tax, insurance, repairs, replacement reserves, vacancy cost, management fees, etc.) 7,500 profit = 7500 in cash flow, potentially 3% increase in value based on historical inflation rates yields another 3,000 of capital gains.
net profit plus appreciation = 10,500
100,000 invested in 4 properties at 75% LTV 5% interest 30yrs
48,000 annual rent, 18,000 operating expenses, 30,000 gross profit, 19,500 debt service, 10,500 cash flow and 4,500 of principle reduction (15,000 profit), potentially 12,000 of capital gains based on 3% inflation.
net profit plus appreciation = 27,000
Second year all cash (3% inflation), rent increases 360, expenses increase 135, cash flow increases 225, potential 3,000 appreciation.
Second year leveraged, rent increases 1440, expenses increase 540, cash flow increases 900, potential for 12,000 appreciation.
If you have a vacancy with one property, your income drops to 0, vs 75% if you have four properties.
Bottom line, if you can get a 7.5% return and borrow money at 5%, you are making a 2.5% spread. When you add in appreciation for historical inflation, the leverage boosts that portion of the return from 3% to 12%. It is a little more work with more properties, but not 4x the work, especially with a good team in place.
DYODD, returns are hypothetical, seek your own legal and financial advice, etc...
#144
Seeing how many us in our profession are accredited investors, does anyone have experience with real estate syndications? So far my research has shown syndications providing similar returns to direct investments but with significantly less work. I've been looking into purchasing my first property this year but will likely hold off and reevaluate my options when I become an accredited investor Jan 1st
#145
Gets Weekends Off
Joined APC: Nov 2011
Posts: 4,504
Seeing how many us in our profession are accredited investors, does anyone have experience with real estate syndications? So far my research has shown syndications providing similar returns to direct investments but with significantly less work. I've been looking into purchasing my first property this year but will likely hold off and reevaluate my options when I become an accredited investor Jan 1st
#146
Gets Weekends Off
Joined APC: Jul 2010
Position: window seat
Posts: 12,522
#148
Seeing how many us in our profession are accredited investors, does anyone have experience with real estate syndications? So far my research has shown syndications providing similar returns to direct investments but with significantly less work. I've been looking into purchasing my first property this year but will likely hold off and reevaluate my options when I become an accredited investor Jan 1st
JMHO, DYODD, disclaimer, etc.
#149
Staying away from the cyclical markets like NY and CA is wise.
#150
Gets Weekends Off
Joined APC: Nov 2011
Posts: 4,504
Investing in a linear market like IND, MEM, HOU, ATL, etc. with good rent to value ratios on a consistent basis is more predictable than timing the market. You could find yourself sitting on the sidelines for a few years and missing out on some good returns, while waiting for the crash.
Staying away from the cyclical markets like NY and CA is wise.
Staying away from the cyclical markets like NY and CA is wise.
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