Nieruchomości

Dźwignia finansowa i rentowność inwestycji w mieszkanie na wynajem

Czy można zwiększyć zysk z wynajmu nieruchomości?

Jeżeli czytałeś post o MikroMarylin, spotkałeś się już z pierwszymi wyliczeniami stopy zwrotu związanego z tą inwestycją. Przypomnę, że inwestując gotówkę uzyskuję, po odliczeniu podatku i kosztów, rentowność na poziomie 13,38%. W tym wpisie pokażę jak dzięki kredytowi zwrot z tej inwestycji potencjalnie może osiągać … zdrowy rozsądek zatrzymał mnie w tym przykładzie na kilkuset %. Zaciekawieni? Ponieważ nie wiem czy miałeś styczność z podstawami ekonomii, nie unikniemy odrobiny teorii. Spokojnie postaram się zbytnio tego nie przeintelektualizować.

Przepływy finansowe (pieniężne) – to one dadzą Ci odpowiedź ile zarabiasz na najmie.

Najprościej to zestawienie kasy, którą wydajesz (ze znakiem -) i którą dostajesz (ze znakiem +).

Stopa zwrotu z inwestycji.

Wyliczana jest właśnie w oparciu o przepływy i mówi ile % wraca do Twojej kieszeni rocznie w stosunku do tego co zainwestowałeś  z własnych środków.

Inwestowanie w nieruchomości i zarabianie na nieruchomości.

Dla mnie inwestowanie w nieruchomości jest inwestowaniem w strumień przychodów. Przez strumień powinieneś rozumieć coś więcej niż kilka kropelek, kropli, czy nawet kilka kanistrów. Strumień to coś co płynie w sposób w miarę ciągły, niezależnie od ilości przepływającej w jednostce czasu.

Zgodnie z tą definicją inwestowaniem jest na przykład zakup w celu wynajmu i czerpania korzyści z uzyskiwanego czynszu, a w dalszej perspektywie także, lub być może sprzedaży nieruchomości. Istotne jest to, że nie sama sprzedaż jest celem takiej transakcji. Oczywiście transakcje typu flip (czyli zakup nieruchomości w celu jej szybkiej odsprzedaży z zyskiem), także z założenia mają wygenerować dodatni przepływ pieniężny, ale jest to transakcja bardziej opierająca się na spekulacji niż na realnej inwestycji. W takiej sytuacji możesz nazwać się handlarzem nieruchomości, jeżeli chcesz uniknąć pejoratywnego określenia spekulant… ale na pewno nie inwestorem.

Przejdźmy teraz do przykładu MikroMarylin i załóżmy, że chcę wziąć kredyt refinansowy, albo pożyczkę hipoteczną. Dla „większej dramaturgii” wybrałem najdroższy kredyt jaki zaproponowała mi jedna z porównywarek: kredyt oprocentowany 5,17% z dodatkową prowizją przy udzieleniu kredytu rzędu 4%. Biorąc pod uwagę, że jest to prawie o połowę droższy kredyt od najtańszego, to na chwilę obecną jest to taki kredyt dla desperatów, którego niemal nie sposób nie dostać. Wymyśliłem sobie, że wystąpię o kredyt w wysokości 75.000 zł (30 lat, równe raty – 354 zł miesięcznie) co nie będzie problemem przy obecnej wartości mieszkania przyjętej bezpiecznie na 125.000zł (powierzchnia 17 metrów = około 7.350 zł/m2 – przy aktualnej średniej cenie rynkowej około 10.000 zł/m2).

Wyliczenie inwestycji w nieruchomość i rentowności.

Przypomnę, że na nieruchomość z remontem i wyposażeniem wydałem łącznie 72.500 zł. Dodatkowo będę musiał zapłacić bankowi prowizję od kredytu w wysokości 3.000 zł i zakładam, że za wycenę zapłacę bardzo drogo – powiedzmy 1.000 zł. Korzystając z powyższych danych, otrzymujemy:

– 72.500 – Mieszkanie z remontem

– 3. 000 – Prowizja od kredytu

– 1.000 zł – Wycena

+ 75.000 zł – Kwota kredytu

Kwota jaką w takiej sytuacji zainwestowałem ze swoich środków wynosi zatem 1.500 zł.

Wróćmy jednak na chwilę do wartości mieszkania – zakładając, że chciałbym je sprzedać za przyjętą wartość 125.000 zł, co jest poniżej wartości rynkowej, a włożyłem 72.500 zł to zarobiłbym:

(125.000 zł – 72.500 zł)/ 72.500 zł = 70%

Teraz przygotuj się na spotkanie z czymś co nazywamy dźwignią finansową – pamiętasz powiedzenie: Dajcie mi punkt podparcia, a ruszę Ziemię? No, to oprzyj się wygodnie.

Po uzyskaniu refinansowania moje nakłady wynoszą 1.500 zł

Na przepływy roczne składają się:

+ 10.800 zł = 900 zł czynsz x 12 miesięcy

– 4.248 zł = – 354 zł rata kredytu x 12 miesięcy

– 180 zł roczne kosztu ubezpieczenia i podatku od nieruchomości

– 918 zł podatek zryczałtowany od przychodów z najmu

Suma przepływów daje wynik dodatni w wysokości 5.454 zł rocznie (prawie połowę mniej niż przed kredytem).

Tylko, że stopa zwrotu z takiej inwestycji wygląda już zupełnie inaczej 5.454 zł / 1.500 zł = 364%

Możesz mi zarzucić, że to jest przykład teoretyczny, albo zapytać co jeśli stopy procentowe wzrosną. Odpowiedź jest prosta: Dopóki stopa procentowa kredytu będzie niższa od stopy jaką jesteś w stanie uzyskać finansując inwestycję ze środków własnych, to kredyt będzie tylko podwyższał rentowność Twojej inwestycji. Ten trik powszechnie stosują wielkie fundusze inwestycyjne, inwestując w poważne nieruchomości. Jak sądzisz inwestują własne środki finansowe?

Przykład faktycznie jest teoretyczny, bo jednak nie brałem na tą nieruchomość kredytu. Mam za to kilka innych nieruchomości z kredytem hipotecznym. Efekt dźwigni za każdym razem jest ten sam. Na koniec zdradzę Ci jeszcze jeden „sekret” ten wynik jeszcze można poprawić – gwarantuję Ci, że się da i to w sposób tak pewny jak konieczność płacenia podatków.

Wojtek Walania
Przemądrzały, buc i grafoman. Z dystansem do siebie, ale tylko na swoich warunkach. Woli działanie od gadania, ale jak zacznie to nie raz samo w sobie staje się działaniem ogromnie zajmującym - wówczas męska ułomność podzielności uwagi może stopować resztę procesów (z fizjologicznymi włącznie).
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