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You are considering an option to purchase or rent a single residential property. You can rent it for $ 2 , 8 0 0 per

You are considering an option to purchase or rent a single residential property. You can rent it for
$2,800 per month and the owner would be responsible for maintenance, property insurance, and
property taxes. Alternatively, you can purchase this property for $201,200 and finance it with an 80
percent mortgage loan at 4 percent interest that will fully amortize over a 30-year period. The loan can
be prepaid at any time with no penalty.
You have done research in the market area and found that (1) properties have historically appreciated at
an annual rate of 2 percent per year, and rents on similar properties have also increased at 2 percent
annually; (2) maintenance and insurance are currently $1,512.00 each per year and they have been
increasing at a rate of 3 percent per year; (3) you are in a 24 percent marginal tax rate and plan to
occupy the property as your principal residence for at least four years; (4) the capital gains exclusion
would apply when you sell the property; (5) selling costs would be 7 percent in the year of sale; and (6)
property taxes have generally been about 2 percent of property value each year.
Based on this information you must decide
Required:
a. In order to earn a 10 percent IRR after taxes on your equity, should you buy the property or rent it for
a four-year period of ownership?
b. What if your expected period of ownership was to change to five years? Would owning or renting be
better if you wanted to earn a 10 percent IRR after taxes?
c. Approximately, what level of rents would make you indifferent between owning and renting for a
four-year period? Assume that a 5 percent after-tax IRR would be the minimum you would need to earn
on capital invested in the home.
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