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Learning, Sharing, and Teaching => Ask a Mustachian => Topic started by: drawn on February 12, 2015, 01:10:01 PM

Title: Reader Case Study: Investing vs paying off mortgage
Post by: drawn on February 12, 2015, 01:10:01 PM
I am new to investing and looking for some advice/guidance. My goal is to retire from working full-time within the next 5-10 years. I am 27 years old, single, no kids. Here's a look at my situation:

Income:
- 42k after taxes

Current Monthly Expenses:
- Mortgage: $955 per month (106k remaining / 30 year mortgage @ 4.5%)
- HOA: $55
- Cell/Internet: $150
- Power/Electrcity: $100
- Water: $20
- Groceries: $200-300
- Gas: $100

Total: $1,680

Assets:
- 5k in traditional IRA (Vanguard VTSMX)
- 60k in savings account

My employer does not have a 401k program. In my situation, does it make more sense for me to invest more - or should I continue to aggressively pay down my mortgage (which would cut my annual cost of living in half)?

Thanks everyone.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: jms493 on February 12, 2015, 01:18:36 PM
You need to invest first and then with what is left over you can start chipping away at mortgage.  I would look to refinance if you can get a rate under 3.5
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: Debtless in Texas on February 12, 2015, 01:23:14 PM
Quote
You need to invest first and then with what is left over you can start chipping away at mortgage.  I would look to refinance if you can get a rate under 3.5

+1 on this. You will make more by investing than paying down your mortgage. Also agree with a refi - you can probably do better.

I struggled with investing and wanting no mortgage, but at 2.58% it is just dumb to pay off vs invest.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: rocketman48097 on February 12, 2015, 01:27:34 PM
At 4.5%, you should aggressively invest in pre tax accounts.  Anything less than 5% I would invest.  5% or over, I would pay down debt.  Plus, your mortgage interest is tax deductible IF you itemize. 
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: bgraycpa on February 12, 2015, 02:01:58 PM
Agreed with all above. Many people on here like the "feeling" of having no mortgage because it makes them feel more secure. I would strongly argue that an individual with a $100k mortgage at 4% with a safety reserve and a $100k investment portfolio is far more secure than an individual with $0 mortgage a safety reserve and little investments.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: Setters-r-Better on February 12, 2015, 05:32:43 PM
Agreed with all above. Many people on here like the "feeling" of having no mortgage because it makes them feel more secure. I would strongly argue that an individual with a $100k mortgage at 4% with a safety reserve and a $100k investment portfolio is far more secure than an individual with $0 mortgage a safety reserve and little investments.

Totally this.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: KD on February 12, 2015, 05:50:59 PM
Agreed with all above. Many people on here like the "feeling" of having no mortgage because it makes them feel more secure. I would strongly argue that an individual with a $100k mortgage at 4% with a safety reserve and a $100k investment portfolio is far more secure than an individual with $0 mortgage a safety reserve and little investments.

Right up until the stock market crashes or another RE bubble bursts.  Ummm, yeah...things such as those will likely rebound given time, but I'm still in my paid for nest w/o all the stress and worry.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: Yankuba on February 12, 2015, 05:53:25 PM
I vote for the guaranteed return (paying off debt) but you can always split the difference and do a little of both.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: Retired To Win on February 12, 2015, 06:44:46 PM
The OP did not clarify whether there's PMI on that mortgage.  If there is, I would counsel throwing available excess cash at the mortgage at least until the principal owed has been reduced enough to eliminate the PMI monthly premium.  Then reevaluate options.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: fragglebock on February 12, 2015, 06:51:01 PM
Why so much in savings? Shit or get off the pot, man!

27 is very, very young. If I was 27, with $60K in cash I would put a good chunk of it to use. Invest while time is on your side!

If you feel like the mortgage is a ball and chain, think about a cash-in refinance. You've got a $950 mortgage payment and 4.5% interest. Imagine having a $550 mortgage at 2.8%.

If you're paying PMI, get the hell out of it pronto!
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: drawn on February 12, 2015, 10:09:36 PM
Thanks for the advice everyone. I'm a young buck so a lot of this stuff is new to me. So if I invest more, would I be able to retire sooner? Looks like I will definitely need to be investing more of my cash.

Before I found out about this site, my goal was to pay off my mortgage within the next 5 years, which would put me in a position to go from my [current] $20k annual spending - to just $12k! Living off of 12k sounds great to me since the mortgage would be paid in full.  From there, I would be able to focus primarily on investing and saving the majority of my income, leading me right into early retirement. I was thinking the whole process would take me a little over 10-12 years to achieve. Not sure if this is the best route for my situation though. I feel like such a newbie, haha.

The OP did not clarify whether there's PMI on that mortgage.  If there is, I would counsel throwing available excess cash at the mortgage at least until the principal owed has been reduced enough to eliminate the PMI monthly premium.  Then reevaluate options.

Thankfully, there is no PMI on my mortgage.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: Vilgan on February 12, 2015, 11:34:55 PM
Tax sheltered space is use or lose. So dumping a bunch into a mortgage now and then planning to invest/save a ton down the road can backfire since you will likely max out your 401k/roth IRA space and have to save in taxable.

A general approach might be:

1) If you get a match in your 401k, make sure to get that match before you do anything else
2) Look at refinancing the house into a lower rate. 4.5 is really high. Consider a 5/1 ARM or 15 year fixed.
3) Max out Roth IRA
4) Max out 401k (probably Roth 401k in your tax bracket)
5) Max out HSA
6) If you have any ability to save left (unlikely on that income), dump it into the mortgage.

I'm a few years down the road from you and I wish I could go back in time and spend more time maxing out my IRA/401k rather than paying down debt. Now I have lots of money to save but the same 401k/Roth IRA limits.
Title: Re: Reader Case Study: Investing vs paying off mortgage
Post by: joat on February 13, 2015, 11:14:24 AM
Arguing over paying off a mortgage early versus investing is, in my opinion, pointless. It's a personal decision similar to choosing early retirement and one that will not affect a Mustachian.

So please, when someone asks for advice about paying off a mortgage early, let's encourage them to: increase their savings rate, maximize tax-advantaged investments and after that feel free to pay off their mortgage early if that makes them happier. After all, happiness is what Mustachianism is all about.