Bất kỳ nhà đầu tư nào cũng biết rằng việc xác định giá trị tiềm năng của bất động sản là một khía cạnh quan trọng để đưa ra quyết định đầu tư thông minh.
Để xác định tiềm năng của một bất động sản cụ thể, nhà đầu tư sẽ cần nghiên cứu một số chỉ số chính, chẳng hạn như khoản trả trước, khoản thanh toán thế chấp và lãi suất. Trước khi bắt tay vào việc xác định tiềm năng của bất động sản đầu tư này, hãy đảm bảo rằng bạn đã thu thập được các số liệu chính này.
1. Thanh toán thế chấp
Trả góp là một trong những nghĩa vụ mà người mua nhà phải thực hiện đối với người cho vay. Một phần của khoản thanh toán sẽ giúp trả hết gốc khoản vay ban đầu, trong khi phần còn lại là tiền lãi trả cho người cho vay. Khoản thanh toán thế chấp có thể bao gồm hoặc không bao gồm thuế tài sản và bảo hiểm.
2. Thanh toán trước
Trả trước là khoản tiền mặt ban đầu mà người mua phải trả để sở hữu bất động sản. Phần lớn khoản trả trước này sẽ tương ứng với khoảng 20 đến 25% giá mua.
3. Thu nhập cho thuê
Các nhà đầu tư thường ước tính trước thu nhập cho thuê hàng tháng hoặc hàng năm để hoàn tất việc phê duyệt khoản thế chấp. Các ước tính về thu nhập cho thuê bao gồm cả khoản thanh toán thế chấp hàng tháng trong phê duyệt khoản vay thường được người cho vay coi là ít rủi ro hơn và có thể giúp nhà đầu tư tiếp cận các điều khoản vay tốt hơn.
Để biết thu nhập cho thuê tiềm năng, hãy thử liên hệ với các chủ sở hữu hiện tại và hỏi họ giá thuê là bao nhiêu. Đây cũng sẽ là cơ hội tốt để hỏi danh sách các khoản chi tiêu hàng tháng của họ và lý do họ bán tài sản. Nếu chủ sở hữu hiện tại không sẵn sàng cung cấp thông tin này cho bạn, hãy liên hệ với các đại lý bất động sản địa phương và hỏi về giá thuê của các bất động sản tương tự khác trong khu vực.
4. Tỷ lệ giá nhà trên thu nhập
Tỷ lệ giá nhà trên thu nhập là một thước đo phổ biến để đánh giá khả năng chi trả của nhà ở. Tỷ lệ này so sánh giá trung bình của hộ gia đình và thu nhập trung bình của hộ gia đình trong một khu vực nhất định. Nhà ở được cho là “hợp túi tiền” hơn khi tỷ lệ này giảm xuống.
5. Tỷ lệ giá nhà trên giá thuê nhà
Để tìm tỷ lệ giá nhà trên giá thuê, hãy chia giá nhà trung bình cho giá thuê trung bình hàng năm trong một khu vực nhất định. Tỷ lệ này đo lường khả năng chi trả tương đối của tiền thuê nhà so với việc mua nhà trên thị trường bất động sản. Các nhà đầu tư nên tránh đầu tư vào các thị trường khi tỷ lệ giá nhà trên giá thuê cao, chẳng hạn như 20 hoặc hơn, vì nó báo hiệu một thị trường thuận lợi hơn cho người thuê.
6. Lợi nhuận
Lợi tức hàng tháng hoặc hàng năm, đo lường thu nhập ròng do bất động sản tạo ra sau khi trừ đi tất cả các chi phí và khoản thanh toán thế chấp từ thu nhập cho thuê. Các nhà đầu tư có lãi khi họ vẫn còn lại một số tiền tương đối sau khi trừ đi tất cả các chi phí và khoản thanh toán cho bất động sản cụ thể đó. Ngược lại, nhà đầu tư thua lỗ nếu thu nhập cho thuê không đủ để trang trải các chi phí của tài sản.
7. Tổng lợi nhuận cho thuê
Tổng lợi tức cho thuê là thu nhập hàng năm do bất động sản tạo ra, được đo lường dựa trên tổng giá mua.
Tổng lợi tức cho thuê bằng tổng thu nhập cho thuê trong một năm chia cho tổng chi phí mua tài sản (bao gồm cả chi phí cải tạo). Tỷ lệ phần trăm tổng lợi nhuận cho thuê càng cao, điều đó càng cho thấy một khoản đầu tư rất tốt.
8. Tỷ lệ vốn
Tỷ suất vốn cho biết tỷ suất sinh lợi tiềm năng của một khoản đầu tư bất động sản nhất định. Thông thường, việc xem xét chi phí hoạt động của bất động sản sẽ giúp các nhà đầu tư tính toán chính xác hơn nữa tổng lợi nhuận cho thuê. Một công thức đơn giản để tìm tỷ lệ vốn là thu nhập hoạt động ròng (NOI) chia cho giá bán bất động sản.
Thu nhập hoạt động ròng được tính bằng cách lấy tổng thu nhập do tài sản tạo ra và trừ đi tất cả các chi phí hoạt động, chẳng hạn như bảo hiểm và thuế tài sản, phí bảo trì, sửa chữa và quản lý. . Vì chi phí có thể dao động từ tháng này sang tháng khác, các nhà đầu tư cần lưu ý rằng NOI được ước tính hàng năm.
Một số nhà đầu tư sẽ cho rằng tỷ lệ vốn là thước đo quan trọng nhất để so sánh giá trị bất động sản, nó buộc nhà đầu tư phải dự trù tất cả các chi phí có thể một cách chi tiết, thúc đẩy họ tìm ra giá trị chính xác.
Tầm quan trọng của việc xác định tiềm năng bất động sản đầu tư
Về cơ bản, tiềm năng của một bất động sản cho bạn biết giá trị của nó. Dữ liệu này sẽ ảnh hưởng đến tất cả các khía cạnh của một giao dịch bất động sản, từ huy động vốn đến đàm phán giá mua cuối cùng. Về bản chất, giá trị tiềm năng của bất động sản sẽ giúp bạn xác định những bất động sản nào bạn có thể mua được và những bất động sản nào được định giá phù hợp.
Bên cạnh đó, việc xác định giá trị căn nhà tiềm năng không chỉ cần thiết vào thời điểm bạn mua bất động sản ban đầu, vì nó có thể giúp bạn tính toán trước các chi phí khác, chẳng hạn như xác định thuế suất, phí bảo hiểm và thậm chí xem xét tái cấp vốn trong tương lai. Tiềm năng của một bất động sản cụ thể cung cấp cho bạn bức tranh toàn cảnh để bạn đưa ra quyết định hoặc chiến lược đầu tư đúng đắn.
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