rental-property

Compare original and translation side by side

🇺🇸

Original

English

🇨🇳

Translation

Chinese

Rental Property Analysis

租赁房产分析

Overview

概述

Calculate key rental property metrics: net operating income (NOI), cash-on-cash return, cap rate, and ROI per property. Tracks rental income against property-specific expenses for Schedule E tax preparation.

计算关键的租赁房产指标：净营业收入（NOI）、现金回报率、资本化率（cap rate）和每处房产的ROI（投资回报率）。跟踪租金收入与房产特定支出，用于Schedule E税务申报准备。

Wilson Tools Used

使用的Wilson工具

```
transaction_search
```
— find all income and expenses related to a specific property by vendor, description, or tag
```
spending_summary
```
— aggregate property expenses by category (mortgage, insurance, repairs, management fees)
```
export_transactions
```
— export property-specific transactions for tax filing (Schedule E)

```
transaction_search
```
— 通过供应商、描述或标签查找与特定房产相关的所有收入和支出
```
spending_summary
```
— 按类别（抵押贷款、保险、维修、管理费）汇总房产支出
```
export_transactions
```
— 导出特定房产的交易记录用于税务申报（Schedule E）

Workflow

工作流程

Ask for the property (address or name), purchase price, down payment, and current market value. If multiple properties, repeat for each.
Use
```
transaction_search
```
to find all rental income for the property (tenant payments, security deposits).
Use
```
transaction_search
```
to find all property expenses (mortgage, insurance, property tax, HOA, repairs, management fees, utilities paid by owner).
Use
```
spending_summary
```
to aggregate expenses by category for the property.
Calculate key metrics:

RENTAL PROPERTY ANALYSIS — [Property Name]
══════════════════════════════════════════════════════
Property: 123 Main St, Unit A
Purchase Price: $250,000   Down Payment: $50,000
Current Value: $275,000    Loan Balance: $192,000

ANNUAL INCOME & EXPENSES — [Year]
──────────────────────────────────────────────────────
Gross Rental Income                          $24,000
  Vacancy Loss (est. 5%)                    ($1,200)
Effective Gross Income                       $22,800

Operating Expenses
  Property Tax                              ($3,000)
  Insurance                                 ($1,200)
  Property Management (10%)                 ($2,400)
  Repairs & Maintenance                     ($1,800)
  HOA Fees                                  ($2,400)
  Total Operating Expenses                 ($10,800)

NET OPERATING INCOME (NOI)                   $12,000
  Mortgage Payment (P&I)                   ($11,520)

CASH FLOW (after debt service)                  $480

KEY METRICS
  Cap Rate          = NOI / Purchase Price  =  4.8%
  Cash-on-Cash ROI  = Cash Flow / Down Pmt  =  1.0%
  Total ROI         = (Cash Flow + Equity +
                       Appreciation) / Down  = 18.2%
  Expense Ratio     = OpEx / Gross Income   = 45.0%
  1% Rule Check     = Rent / Price          =  0.8%
══════════════════════════════════════════════════════

For total ROI, include:
- Annual cash flow: $480
- Equity buildup from mortgage principal paydown (check amortization schedule)
- Appreciation: (Current Value - Purchase Price) / Years Owned, annualized
- Total ROI = (Cash Flow + Annual Equity Gain + Annual Appreciation) / Total Cash Invested * 100
Use
```
export_transactions
```
for property-specific transactions to prepare Schedule E.

询问房产信息（地址或名称）、购买价格、首付金额和当前市场价值。若有多套房产，每套重复此步骤。
使用
```
transaction_search
```
查找该房产的所有租金收入（租户付款、保证金）。
使用
```
transaction_search
```
查找该房产的所有支出（抵押贷款、保险、房产税、业主协会费、维修、管理费、业主支付的公用事业费）。
使用
```
spending_summary
```
按类别汇总该房产的支出。
计算关键指标：

RENTAL PROPERTY ANALYSIS — [Property Name]
══════════════════════════════════════════════════════
Property: 123 Main St, Unit A
Purchase Price: $250,000   Down Payment: $50,000
Current Value: $275,000    Loan Balance: $192,000

ANNUAL INCOME & EXPENSES — [Year]
──────────────────────────────────────────────────────
Gross Rental Income                          $24,000
  Vacancy Loss (est. 5%)                    ($1,200)
Effective Gross Income                       $22,800

Operating Expenses
  Property Tax                              ($3,000)
  Insurance                                 ($1,200)
  Property Management (10%)                 ($2,400)
  Repairs & Maintenance                     ($1,800)
  HOA Fees                                  ($2,400)
  Total Operating Expenses                 ($10,800)

NET OPERATING INCOME (NOI)                   $12,000
  Mortgage Payment (P&I)                   ($11,520)

CASH FLOW (after debt service)                  $480

KEY METRICS
  Cap Rate          = NOI / Purchase Price  =  4.8%
  Cash-on-Cash ROI  = Cash Flow / Down Pmt  =  1.0%
  Total ROI         = (Cash Flow + Equity +
                       Appreciation) / Down  = 18.2%
  Expense Ratio     = OpEx / Gross Income   = 45.0%
  1% Rule Check     = Rent / Price          =  0.8%
══════════════════════════════════════════════════════

计算总ROI时，需包含：
- 年度现金流：$480
- 抵押贷款本金偿还带来的权益增长（查看摊销计划表）
- 增值：(当前价值 - 购买价格) / 持有年限，按年折算
- 总ROI = (现金流 + 年度权益增长 + 年度增值) / 总投入现金 * 100
使用
```
export_transactions
```
导出特定房产的交易记录，用于Schedule E申报准备。

Without Wilson

无Wilson工具时的操作流程

Export bank transactions from the account used for the rental property.
In a spreadsheet, filter to only property-related transactions. Tag each with the property name if you own multiple.
Sum rental income (positive deposits from tenants).
Sum operating expenses by category. Common Schedule E categories: advertising, auto/travel, cleaning/maintenance, commissions, insurance, legal/professional, management fees, mortgage interest, repairs, supplies, taxes, utilities.
NOI = Gross Rent - Vacancy Allowance - Operating Expenses.
Cap Rate =
```
=NOI/PurchasePrice*100
```
.

Cash-on-Cash =

=(NOI - AnnualMortgagePayments)/DownPayment*100

For the mortgage principal paydown, check your loan amortization schedule (available from your lender's portal or use bankrate.com/calculators/mortgages/amortization-calculator).
For Schedule E filing: IRS Form Schedule E lines map to specific expense categories. Use TurboTax Rental Properties or FreeTaxUSA for guided entry. Depreciation is calculated as Purchase Price (minus land value) / 27.5 years for residential.

导出用于租赁房产的账户的银行交易记录。
在电子表格中筛选出仅与房产相关的交易记录。若有多套房产，为每条记录标记房产名称。
汇总租金收入（租户支付的正向存款）。
按类别汇总运营支出。Schedule E常见类别：广告、交通差旅、清洁维护、佣金、保险、法律/专业服务、管理费、抵押贷款利息、维修、物资、税费、公用事业费。
NOI = 总租金 - 空置津贴 - 运营支出。
资本化率 =
```
=NOI/购买价格*100
```
。

现金回报率 =

=(NOI - 年度抵押贷款还款)/首付*100

。

关于抵押贷款本金偿还，查看贷款摊销计划表（可从贷方门户获取，或使用bankrate.com/calculators/mortgages/amortization-calculator）。
申报Schedule E：IRS Form Schedule E的各项对应特定支出类别。使用TurboTax Rental Properties或FreeTaxUSA进行引导式填报。折旧计算方式为：购买价格（减去土地价值）/27.5年（住宅类）。

Important Notes

重要说明

Cap rate does not include mortgage payments — it measures the property's return independent of financing. Use it to compare properties.
Cash-on-cash ROI includes financing and measures return on your actual cash invested. It can be negative if mortgage payments exceed NOI.
The 1% rule (monthly rent should be >= 1% of purchase price) is a quick screening heuristic, not a hard rule. Many profitable properties do not meet it, especially in high-cost markets.
Depreciation is a non-cash expense that reduces taxable income but not actual cash flow. Residential rental property depreciates over 27.5 years. This is a significant tax benefit not reflected in the cash flow numbers above.
Track capital improvements separately from repairs. Repairs are expensed immediately; improvements (new roof, HVAC) are depreciated over their useful life.

资本化率不包含抵押贷款还款——它衡量的是房产独立于融资方式的回报率，用于对比不同房产。
现金回报率包含融资因素，衡量的是实际投入现金的回报率。若抵押贷款还款超过NOI，该指标可能为负值。
1%规则（月租金应≥购买价格的1%）是快速筛选的经验法则，而非硬性规定。许多盈利房产并不符合该规则，尤其是在高成本市场。
折旧是非现金支出，会减少应税收入但不影响实际现金流。住宅租赁房产的折旧年限为27.5年。这是一项未在上述现金流数据中体现的重大税收优惠。
资本改良与维修需分开记录。维修费用可立即列支；改良项目（如新屋顶、HVAC系统）需按其使用寿命折旧。