Comparing costs in .NET

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Comparing costs
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You may be looking for a home to renovate, but comparing the cost of buying an older property and renovating to the cost of building anew may make you think twice A cost comparison will help you see what the difference is, and may even give you the tools you need to negotiate a better price than the one you re offered for the property To compare costs, estimate the cost of developing a new building relative to the one already on the property Determine the value of the existing building,
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Part III: Selecting Properties: Where to Look, What to Watch For
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taking into account depreciation Because the land value is stable, you won t need to concern yourself with this; simply compare the value of the existing building to the cost of building anew If the replacement cost is above market value, or above the list price plus any renovations or maintenance you plan, the investment is probably a good one To ensure you ve made an accurate comparison, seek an appraiser s assistance when calculating depreciation In addition, construction costs vary depending on location, supply and demand, and inflation Consult an appraiser to be sure your calculations aren t misleading you (after all, appraisers do their job professionally, and even the most talented amateurs can make mistakes)! Renovations often increase the value of a home (see our discussion of the advantages of renovations in 2) Buying the undervalued property and renovating it increases the chance the future value can repay you handsomely
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Comparing incomes
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As the moniker comparing incomes suggests, this method is primarily useful in comparing the relative value of revenue properties Other means of appraising the property s value are important too, but the potential of the property to generate revenue and pay for itself is key if you re buying a property as an income-producing investment Comparing the net income of properties indicates not only how the properties stack up against one another in terms of income generation, but also how many years they ll take to pay for themselves Although you may not hold them this long, the ratio you get is important as a comparable, and it will also indicate how much an investor would be willing to pay for your property You can determine the net income of a property by simply looking at its financial history that is, the annual rental income less all the expenses to identify either positive cash flow (money into your pocket) or negative cash flow (money out of your pocket) Typical expenses include property tax, insurance, mortgage interest, maintenance, repairs, and possibly utilities depending on whether you pass that cost on to the tenants or absorb it yourself After you know whether the property is generating cash or losing it, you can compare the net profit or loss with other properties to determine which property has the most favourable net revenue profit before income tax A $1 million property with an annual net income of $100,000 would take ten years to pay for itself But if your investment strategy pins you to a sevenyear payback time frame, you may want to find a comparable property that generates more income or a smaller, less expensive property for which you can achieve higher rents
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10: Determining Value: Price versus Potential
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Some investors assess the value of a property based on gross income, but this is an inaccurate method as it doesn t reflect operating expenses Expenses may vary, and unless the assessment looks at the net income, the true value (inclusive of margins) isn t known
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Comparing returns
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The internal rate of return (IRR) is a measure of how much a property will return an investor annually on the investment made It differs from the investor s actual return, which reflects the equity less any debts and sales-related expenses An internal rate of return of 25 percent, for example, represents the return an income property delivers on the initial down payment An $800,000 rental property purchased with an initial investment of $200,000, for example, would boast a 25-percent internal rate of return if the projected net cash flow from the property and the anticipated net sale proceeds averaged 25 percent of the initial investment An internal rate of return of 25 percent doesn t reflect the income you re likely to see from the property in each year of ownership! Considering the internal rate of return and ignoring the actual cash flow isn t a good idea You may find yourself counting on a return far better than what you ll actually enjoy Nevertheless, the higher the rate of return touted, the better the investment promises to be (The key word here is promises like a promising relationship, it could go either way) The IRR doesn t reflect inflation Ideally, you want an IRR that exceeds the rate of inflation To compare the actual IRR of various properties, you should adjust the IRR for inflation Calculate the IRR for a given period, then subtract the real (or, more likely, forecast) IRR for the same period The current inflation rate is available from the Bank of Canada (wwwbankofcanadaca), which also offers a calculator to show the impact of inflation on your investments (wwwbankofcanadaca/en/rates/investmenthtml) Because an IRR is only an estimate of the expected return on your investment capital, consult your tax adviser regarding specific implications for your situation
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