I meant that presumably you don't expect your rental income to go down on an inflation-adjusted basis.
Yes, that's exactly what I mean.
I think you're being overly pessimistic (at least in the context of estimating your own history-based odds of success). Historically, rents (net of rental expenses) have generally kept pace with overall inflation, no?
No. They've kept pace with wages/income, not inflation (ditto home values, bubbles aside). People can't pay more than they make (or higher than a certain percentage of their income, more accurately).
And that's overall, in the aggregate. If the areas I'm in stagnate, they very well could underperform inflation. If my spending is rising over time (even if flat in real terms), but my rents aren't keeping up, then I start eating into principal. I have to put enough away in other investments over the next 10-20 years before that happens, so I have a second income stream.
Or earn more.
Either way, it's not something I'm worried about, but it is a possibility I'm aware of.
That is my bigger worry. Not my expenses increasing, or my portfolio not putting out enough cash flow to support me over the next decade or two. It's multiple decades down the line--will I have reinvested enough, along the way, to avoid that scenario?
Thanks for your thoughts on this topic.
No problem. I think it's an interesting potential area of concern almost no one is talking about--the idea of your SWR being lower than your ROI. E.g. Cash flow covers all your expenses, but you're still headed for portfolio failure (primarily due to inflation). This could happen with rental real estate, fixed income investments (e.g. CDs), pensions, etc. Having cash flow cover your expenses is often talked about as the holy grail (passive income > expenses), but it's not foolproof. And I rarely see this discussed, or even understood. :)