My perspective when answering such a question always begins with the taxation of an activity (obviously, right?). So, let’s look at a case I recently studied.
A client calls me: “Hey, my neighbor in Florida let me know she’s going to sell her condo and wanted to give me first dibs. I’ve got the cash, but should I look at borrowing when the rates are up? There’s nothing available in this area, and at $500,000, this thing will go in a day.”
Like I said before, I start thinking about the tax implications… Rates have nearly doubled in the last few quarters (thank you Fed for overworking the printing presses) but still, historically, 5% is an enticing rate to leverage quality capital assets.
So, when you add up all the deductions – depreciation, interest, taxes, repairs, management fees, HOA fees, insurance, etc. – a net rental loss (in the first few years) of around $20,000 is created. You know, the client could certainly use the deduction, I think to myself.
But wait just a minute – WHAT DEDUCTION? Without boring you to death with the devilish gobbledy-gook of tax snares around this, suffice it to say that due to said client’s income (well above the $100,000 limitation), he can only deduct that $20K against other “passive income” (a very rare bird and something my client does not have). Otherwise, it becomes a “carryforward” until either he has passive income to offset, or he sells at enough profit to absorb all the losses he “carries forward.”
Is there a workaround? Well, a brilliant asset manager I know suggested he invest perhaps $1 million in a brokerage account, use the margin arrangement, leverage at no more than 30%, and pay cash for the balance. Then the margin interest is deducted against other investment income. While this isn’t a total solution, it does have an anodyne effect.
So, I go back to my client, put on my best advising tone, and let him know this investment is probably not the best path for him taxwise.
He gave it a few seconds thought and then cut the Gordian knot: “I think I’ll just pay cash for the place. Thanks.”
“Roger that,” said I.
On the upside, since this client is a great friend, my wife and I will probably have a nice place to stay in Florida next winter.