short sale advise.

Financial Planning - Financial planning in general. (Moderated) 

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Subject Author Date short sale advise. Daniel T. 05-31-2007  Re: short sale advise. joetaxpayer 05-31-2007  Re: short sale advise. Daniel T. 05-31-2007  Re: short sale advise. joetaxpayer 05-31-2007  Re: short sale advise. Will Trice 06-01-2007
Posted by Daniel T. on May 31, 2007, 1:22 pm I'm currently renting a house and my landlord just asked if I am interested in purchasing it on a short sale. I have no money to put down... I don't know if she has actually missed any payments at this point or if she is thinking about doing so. What happens if she sells to someone else? Is there some way I can find out about a possible foreclosure? I know that if I were to buy it, I would get about a $100 per month discount on the taxes but not the first year (homestead exemption.) Given that, if I bought it for $134K (including costs.) I could see picking it up, but not $175. Does that sound like an accurate assessment? We are not emotionally invested in the house so if I were to buy it, it would have to be because the bargain made it impossible to pass up. Some details: The house was purchased on 4/2006 for $215K. Landlord says she owes $210K on the mortgage. She wants to sell it to me for $175K. My rent is $1295/mo Property taxes are $3639.90/year Insurance is probably $2500/year or so. "Just market value" according to the property appraiser is $170K "Assessed value" is $118,656 All thoughts welcome. Posted by joetaxpayer on May 31, 2007, 2:06 pm Daniel T. wrote: > I know that if I were to buy it, I would get about a $100 per month > discount on the taxes but not the first year (homestead exemption.) > Given that, if I bought it for $134K (including costs.) I could see > picking it up, but not $175. Does that sound like an accurate > assessment? We are not emotionally invested in the house so if I were to > buy it, it would have to be because the bargain made it impossible to > pass up. > > Some details: > The house was purchased on 4/2006 for $215K. > Landlord says she owes $210K on the mortgage. > She wants to sell it to me for $175K. > My rent is $1295/mo > Property taxes are $3639.90/year > Insurance is probably $2500/year or so. > "Just market value" according to the property appraiser is $170K $175K @ 30yrs, 6% is about $1050/mo. plus $512 for tax/ins. $1562 total. But, you get a tax break based on your bracket, and whether you'll pass the point of STD deduction. Do you have state income tax as well? I cannot finish the math, you'll have to do that. Keep in mind the first few years principal payments are minimal, the payment is nearly all interest. The question in my mind is this; will the bank permit the sale? Dp you have to come up with financing or will her bank reduce the balance to $175 and let you pick it up? Is the area one where you think you'd stay for 5 years? The choice is not a 'no-brainer'. You have to decide if you wish to be a homeowner. JOE Posted by Daniel T. on May 31, 2007, 2:54 pm > Daniel T. wrote: > > $175K @ 30yrs, 6% is about $1050/mo. plus $512 for tax/ins. $1562 total. > But, you get a tax break based on your bracket, and whether you'll pass > the point of STD deduction. Do you have state income tax as well? No state income tax. I'm in the 15% bracket and with my last house I did pull above the standard deduction (that was a $130K loan @ 5.5%.) With my rent currently at $1295 I wouldn't want to go over a $1200 payment (keeping the $95 aside for home repairs.) This was the mistake I made last time, I didn't leave myself enough room in the budget to fix things. > The question in my mind is this; will the bank permit the sale? Do you > have to come up with financing or will her bank reduce the balance to > $175 and let you pick it up? I don't know the answers to these. As I understand it, the bank only permits this sort of sale if mortgage payments are being missed. > Is the area one where you think you'd stay > for 5 years? The answer here is "not likely". We are basically locked into the area for the next 2-3 years but 5? Well we'd have to find a pretty good deal. Overall, I'm thinking I shouldn't buy. Especially because I currently have a negative net worth, and no down payment. But then I'm left wondering if I'm going to be forced out if the house sells to someone else or if I will be able to finish out my lease. Posted by joetaxpayer on May 31, 2007, 5:37 pm Daniel T. wrote: > With my rent currently at $1295 I wouldn't want to go over a $1200 > payment (keeping the $95 aside for home repairs.) This was the mistake I > made last time, I didn't leave myself enough room in the budget to fix > things. > > Overall, I'm thinking I shouldn't buy. Especially because I currently > have a negative net worth, and no down payment. But then I'm left > wondering if I'm going to be forced out if the house sells to someone > else or if I will be able to finish out my lease. If the budget is that tight, you are making the right decision. Just like a poster here will be told to invest in cash (t-bills /CDs) for the short term, it doesn't sound like this is a good purchase for you. Unless, you had cash, and the place needed work, and you said you and the MRS loved to renovate. 2 years of plastering, paint, wood trim, etc, and you might turn a tidy profit. There are those for whom that situation works fine, it's not for everyone. JOE Posted by Will Trice on June 1, 2007, 12:07 am Daniel T. wrote: > But then I'm left > wondering if I'm going to be forced out if the house sells to someone > else or if I will be able to finish out my lease. I don't think a sale forfeits your lease. -Will Similar Threads Posted Short sale? January 5, 2008, 6:57 am Planning advise? 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