Author Topic: Case Study: DC Area House Near Metro  (Read 493 times)

Sheepman

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Case Study: DC Area House Near Metro
« on: December 18, 2018, 09:38:55 AM »
So we lived in Maryland up until a year and a half ago, when we moved to Colorado to escape some of the general awfulness of living in the DC area. We initially decided to rent out our house, because we already had the house and, even with a management company, we've got a decent cash flow right off the bat. But I recently heard about the tax loophole if you lived in a house for at least 2 years in the 5 years before selling it, and we decided it might be a good idea to just sell it and invest the money elsewhere after our renter's current term is up.

Then Amazon announced their new HQ (Well half of it) would be in Crystal City, VA, which is very accessible from my old house via the nearby metro station; I actually worked in the Crystal City area before moving.

I'll put the case numbers below for consideration, but besides the numbers, any opinion on whether having decent access to the new Amazon HQ is likely to significantly increase the appreciation/rental value of my house beyond what we're getting just for being in the DC area?

Market Value: $350,000
Original Purchase price: $223,990
Original Mortgage Amount: $279,990
Interest Rate: 3.375%
Mortgage Term: 30 years
Term remaining: 25 years and 2 months
Amount remaining on mortgage: $195,299.91
Gross Rents: $2100 ($1911 after the management company's cut)
Principal and Interest (the P&I of your PITI - should match with the above info): $990.25
Taxes and Insurance (the T&I of your PITI): $382.51
HOA costs: N/A
Deferred maintenance notes: The fridge had to be repaired right before we left, and the repairman said it'd probably need it again in a couple years, at which time we'll probably just replace it. Furnace was recently replaced.
Anything else special or unique in regards to the numbers of the property (not the property itself; things such as city assessments, back taxes, special costs due to unique features of the property, etc. etc.): N/A

dcheesi

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Re: Case Study: DC Area House Near Metro
« Reply #1 on: December 18, 2018, 09:46:22 AM »
The HQ2 announcement is still pretty fresh, I'm not sure how much it is affecting local prices yet. Probably an uptick right in the immediate area, but it might take a while propagate outward to all of the transit-accessible locations. And honestly, if you're near the Metro, a fair bit of that access premium is already baked into your current home value.

Sheepman

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Re: Case Study: DC Area House Near Metro
« Reply #2 on: December 19, 2018, 04:31:00 PM »
Yeah, I didn't figure it was going to have an immediate impact. It's probably not going to be fully staffed for at least 2 or 3 years. I was looking more for thoughts on whether it made sense to hold onto it in the meantime; I don't know the proper formulas for calculating how much my ROI is on my rental, but the value has increased by 25% in the past 5 years, which is about 4.6% annual interest, plus another 2% on the original principle annually from rent. Which seems like it might be a little low, but it's not terrible, and if it's going to get a decent additional bump in the future from having such a big employer located in the area...

I'm definitely not expecting the sort of bump I would if I owned a house in, say, Columbus, OH and Amazon opened a major center there. DC is already a very expensive place to live with a lot of high paying jobs, which has already driven the market up considerably. But I thought people might have thoughts on whether we're looking at DC shooting up to San Francisco-type prices in the not so distant future.