Posts Tagged depreciation

Investment Property: Part 1

1. Investment Property

What exactly is an investment property? Since this is real estate investments 101, we will explain. An investment property is a piece of real estate you invest in with the objective of earning a return. Primary residences are not considered investment properties because the primary purpose of such real estate is to provide a place to live. Common investment properties include rental homes, apartments, condos, townhouses as well as commercial properties such as business or industrial parks and shopping centers.

2. Depreciation

Depreciation is a fancy business way of saying something is decreasing in value. Investment properties may experience depreciation, because typically as a building ages the value of the physical building depreciates. It is important to note the actual depreciation realized is related specifically to the value of the physical building. Historically, real estate prices seem to follow a positive trend. How can this be if old buildings have experienced severe depreciation and thus are worth less today than 20 years ago? We must look at the whole equation. The value of the land is integrated into the equation as well, and traditionally land increases in value. Thus, when we look at investment properties, we normally see an increase in value thanks to the seemingly continuous appreciation of the land the building was built on.

3. Land Contract

A land contract is fairly simple. When you are looking to invest in some property, you will negotiate a price for the land. The written manifestation of these verbal negotiations is a land contract. The land contract for the investment property outlines the terms of the agreements, such as the monthly payments, interest rate, and maturation date of the loan.

4. Land auction

You might have heard other real estate investors talk of a land auction. A land auction is one way of buying an investment property. In a land auction, land is auctioned off to the highest bidder. Often times one can score a real deal on property auctioned off in such events. Upon winning an auction, you can then sign a land contract for the property and hope your investment property experiences appreciation, rather than depreciation, so that you can cash in on your increased equity a few years down the road.

5. Lien

Before buying an investment property you will want to make sure the property does not have a lien against it. A lien is basically legalese for a claim against the property. A lienholder owns a legal right to extract their money from a property should the borrower default. Thus, if you buy a property that has lien on it, and the person you bought the property has defaulted on their loan, you may find yourself in second standing for right to the property behind the bank that has the lien. It is important to do your due diligence and ensure you are not setting yourself up for a fall by investing in property that can be claimed by others.

Conclusion

Keep in mind that real estate investment can become rather complex. However, if you gain a good grasp on the fundamentals of investing, such as depreciation, liens, and land contracts and auctions, you will be in a position to earn a positive return on your investment property for many years to come.

Adam Smith is an internet marketer specializing in affiliate program management for 10X Marketing. More information regarding investment property can be found at OneMinuteMillionaire.com.

Writen By : Adam Smith

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Passive Income, Depreciation, And Tax Implications

Daggumit, show me how to lose money faster a young and na’ve Dr. Anderson instructed his accountant. I mean, I just spent $175,000 on an investment property and I can’t write that off this year but rather 27 ” years instead” Fortunately for me, the accountant was patient and understanding.

As many of you know, one of the major benefits of owning real estate is the tax benefit. Specifically, the Government allows you to “pretend” you are losing money on a property when in fact it is really increasing in value. On some of our investments, we were pocketing $1,000′s of dollars per month tax free (well, sort of) and it is all completely legal.

In our preparation for really understanding how the Go Zone can have a major impact on investors, we have to take a step back and understand a little bit about the tax laws related to real estate activities.

Disclaimer: We are not tax attorneys or advisors. The information contained in this article is for educational purposes only. Please consult your appropriate legal/tax advisor.

What Is Depreciation?

Oh, boy now we get to talk about the exciting stuff… taxes, depreciation, “root canals”. As a real estate investor, you DO NOT need to know all the specifics however you DO need to know enough to think through the approximate tax implications of a potential deal. Then, if it looks good to you, you can then double check with your tax advisor.

Depreciation refers to the periodical decline in value of a property due to wear and tear that naturally occurs over time. Since land never wears out, it is not subject to depreciation. Land costs even increase over time. As per the law, a residential property has a depreciation period of 27.5 years and a commercial property has 39 years, both on a straight line basis.

There are multiple methods to compute an asset’s depreciation value. The simplest and most common method used is the straight-line method. The straight line method implies that the depreciation value of a property is equal every year of its useful life. The depreciation value is calculated by dividing the purchase amount of the property by the corresponding depreciation period. So, for example, if you bought property consisting of a house and land with the house costing $200,000, you could “pretend” you lost $200,000/27.5 = $7,272 of value and potentially “write this off” your other income.

Suppose this property actually produced $600 per month positive cash flow and actually APPRECIATED 7% this year. From a simplistic view, we would make $7,200 in income, lose $7,272 in depreciation, and thus have a net loss of $72. Until we sell the property, we can ignore the actual appreciation in value. Suppose the person who owns this property is in the 33% (28% Fed 5% State) tax bracket. Even though they put $7,200 in their pocket, the income tax liability may actually decrease $24; without the depreciation, they would have owed $2,376 in taxes!

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Save Taxes Using The Section 179 Deduction

A taxpayer who conducts an active trade or business can save income tax with the Section 179 deduction. Section 179 of the Internal Revenue Code allows a business to deduct immediately the cost of tangible, personal property that the business purchased and placed in service in a trade or business. Therefore, a taxpayer may claim the Section 179 deduction on business equipment, office furniture, and machinery used in the business. In addition, off-the-shelf computer software qualifies through 2007. However, if the taxpayer uses such assets in connection with rental real estate, they do not qualify for the Section 179 deduction.

A taxpayer must use the asset for more than 50-percent business use to claim any Section 179 deduction. If the usage is greater than 50 percent but less than 100 percent, the taxpayer may claim the Section 179 deduction on the percentage of the cost of the asset that is used for business. A taxpayer claims the Section 179 deduction by making the election on Form 4562.

This deduction reduces taxable income and therefore saves income tax. If the taxpayer is a self-employed individual, the Section 179 deduction also reduces self-employment income and therefore saves self-employment tax.

Vehicles purchased and placed in service in a business are eligible for the Section 179 deduction. However, the total deduction for depreciation and the Section 179 deduction on most vehicles is severely limited. Therefore, claiming the Section 179 deduction on car used in a business is usually not the best use of the Section 179 deduction.

However, if the taxpayer purchases and places in service a sport utility vehicle (SUV) that has a gross vehicle weight of more than 6,000 pounds, the taxpayer may claim a Section 179 deduction up to $25,000. In addition, the taxpayer may claim a depreciation deduction on the remaining cost. If a taxpayer purchases and places in service a pickup truck with a gross vehicle weight of more than 6,000 pounds, the taxpayer may claim all of the cost of the pickup as a Section 179 deduction, subject only to the annual limit and the taxable income limit as explained below.

The Section 179 deduction reduces the adjusted basis of the property. However, if the taxpayer has any cost remaining after subtracting the Section 179 deduction, the taxpayer may take depreciation deductions on the remaining cost, including in the year of purchase.

The maximum Section 179 deduction allowed in 2006 is $108,000 (Rev. Proc. 2005-70). This limit is the aggregate limit on the cost of all eligible property and not the limit on each item of eligible property. If a taxpayer purchases more than $430,000 of eligible property during 2006 (Rev. Proc 2005-70), the maximum Section 179 deduction is reduced by $1 for each $1 of the cost of eligible property over the $430,000 limit.

In addition, the Section 179 deduction is limited to the taxable income derived for any business before considering the Section 179 deduction. For this purpose, wages and salaries count as income from a business. Therefore, someone who is employed may start a part-time business and claim the Section 179 deduction even if the business makes little money or suffers a loss in the first year or two. The taxpayer may carry forward to the next tax year any Section 179 deduction that exceeds the taxable income limit. There are also special rules for certain kinds of property called listed property.

If a taxpayer disposes of property on which the taxpayer has claimed the Section 179 deduction, the Section 179 deduction is subject to recapture in the same manner as depreciation. A taxpayer reports the sale of such property on Form 4797. The recapture of depreciation and the recapture of the Section 179 deduction on a sale of the property are not subject to the self-employment tax (Section 1402(a)(3)(C)).

If the taxpayer converts the asset to 50-percent or less business use before the end of its depreciable life, however, the taxpayer must recapture part of the Section 179 deduction for income tax purposes and self-employment tax purposes. A taxpayer reports such recapture on the same form on which the taxpayer claimed the deduction. For a self-employed individual the form would be Schedule C of Form 1040 because the Section 179 deduction claimed on Form 4562 flows to Schedule C.

The Section 179 deduction is one of the best deductions allowed to a taxpayer who operates a business. Claiming the Section 179 deduction accelerates the deduction for depreciation that the taxpayer would have to claim over several years. Money does have a time value. In addition, a self-employed individual usually saves self-employment tax with the Section 179 deduction, but the recapture of the Section 179 deduction increases only income tax, not self-employment tax.

While claiming the Section 179 deduction is usually a good decision, in some cases it may not be wise. Therefore, a business owner would be wise to consult a competent tax professional before claiming the Section 179 deduction.

Alan D. Campbell is a CPA in Arkansas and Florida and is self-employed primarily as an author of tax publications. He earned a Ph.D. in accounting with an emphasis in taxation from the University of North Texas. He is also admitted to practice before the United States Tax Court. He has published numerous articles on tax topics in professional journals. He is the co-author of the book Tax Strategies for the Self-Employed and the revision editor of CCH Financial and Estate Planning Guide, 15th edition. For more tax savings strategies, please see his blog: http://taxsavingsstrategies.blogspot.com

Writen By : Alan D Campbell

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Section 179 – Tax Relief From Depreciation Rules

?Depreciation.? For business owners, this word is the one most likely to inspire headaches and fits of cussing. The expanded provisions of Section 179 are just the medicine you need to cure the depreciation blues.

Depreciation

Traditionally, if your business property had a life of more than one year, the cost had to be deducted over several tax years. The number of years depended on the characteristics of the property, which made depreciation the flag-bearing example of the complexities of the tax code. Shockingly, the federal government has provided substantial relief to business owners.

Section 179 of the Internal Revenue Code has been dramatically expanded to the benefit of businesses, particularly small ones. This code allows businesses to completely deduct the cost of tangible property in the year of purchase. The tax relief comes from the expansion of the total amount that can be deducted in one year.

Huge Deduction Increase

As part of the Job Growth and Reconciliation Act of 2003, the one-year deduction amount was increased from $25,000 to $100,000. The 100,000 figure will be adjusted for inflation each year, which means it will continue to increase. This is very good news.

What Property Qualifies?

You can deduct the cost of the following property under Section 179:

1. Machinery and equipment

2. Furniture and fixtures

3. Computer software.

You must elect Section 179. It is not automatically given to you. Simply fill out IRS Form 4562 and attach to the returns for the business.

In Closing

As shocking as this will sound, the government should be applauded for expanding Section 179. Small businesses are burdened by too many regulations and mandatory costs. The expansion of Section 179 is a nice piece of tax relief legislation. Let?s hope more is on the way.

Richard A. Chapo is with http://www.businesstaxrecovery.com – recovery of business taxes through tax help and tax relief. Visit http://www.businesstaxrecovery.com/articles to read more business tax articles.

Writen By : Richard Chapo

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