Brief, rent is $1800 and expenses are $1600 but the landlord is still in the hole at the end of the year.
Expenses:
Mortgage $1000 (let’s assume 50% interest 50% principal, this changes every month but this is a simple example)
Property tax, insurance, other expenses $600 (assume everything to do with the building is covered here)
TOTAL $1,600
RENT $1,800
OK so it looks good, you are making $200 per month and covering the mortgage.
Happy, happy!
Now it’s the end of the year and income tax time.
Income Tax (monthly values listed)
Gross income $1,800
Deduct mortgage interest $500
Deduct expenses $600
Net Income = $700 per month
(But wait, I was only really putting $200 in my pocket. I can’t get the $500 that went towards the mortgage principal back.)
Assume the Tax rate is 40% so $280 is due each month in personal income taxes. (More likely this will hit you as $3,360 owing at the end of the year. GULP! Sad, Sad!)
So in reality, this rental is costing you $80 per month. That is not a lot but the landlord is still not making anything. To go from thinking you make $200 to a -$80 sucks!
What am I missing?
There would be capital cost allowance on the building depreciation (kinda beyond simple to consider that)….
As is, is this a good simple example to help wannabe landlords?
How many of you go one step further and make sure your rental is still profitable after paying income tax?