Re: A lump sum of money that would set up for life
How do you plan on using a $9,000 depreciation deduction to wipe out $71,600 in income?
You would be absolutely correct, Except, you missed a big part of the equation: EXPENSES.
90% of your mortgage payment goes to paying off interest on your loan and not the principal. The reasoning behind this: more principal = more interest income for the issuer. So in effect, 90% of your mortgage can be written off as it is interest expense. (But of course this write-off will gradually decrease as time goes by) And that's not even adding in other ordinary expenses (water, upkeep, garbage, electricity, plumbing, leasehold improvements etc) that can be written off.
On a $250,000 30 yr. fixed mortgage..
250K for a rental/house?! Where do you live haha. I'll give you my current situation to paint a better picture:
I'm making 56K a year. (I actually only make 52K a year, but I got a 4K bonus for finishing my CPA within a year).
So anyway:
Present Taxable Income (TI) = 56K
Less: Standard deduction that everyone gets = 10K
Less: Depreciation on my house = 25K
Adjusted TI: 21K
I am now in the 2nd lowest tax bracket, paying a measly 15%. I have complete control of how much taxes I pay, depending on how much I put into my IRA and 401K. I can be paying as little as $2-1,500. I can even reach the 10% tax bracket if I wanted to. But I would advise you to put your money in a ROTH IRA - you don't get the deduction straight up, but you will be able to receive your money TAX-FREE when you are able to dip into it. Regular IRA's are the opposite (Take the write-off, but you pay taxes when you are able to dip-in)
You don't owe any money on the house?
Correct. I co-own a house with my father in San Francisco, it's a 3 flat w/ 1 in-laws room. We break even on the house, but we're able to write off 25K in depr. every year - which I desperately need, because I don't want Uncle Sam taking my hard earned cash.
Now if I had 10M tax free, I would only be able to writeoff 25K (the MAX amt of depr. that anyone can write off per year, Thanks to REAGAN), but all my rental income will be offset by expenses and my loan. And like I said, in 10-15 years when my property eventually appreciates, I would be sitting on a goldmine.