几天来，我和一些朋友在讨论在三角地区购房，尤其是购买新房后如何实现正现金流的问题。现在，我来总结一下我们的讨论内容：
比如这个在Raleigh南的新TownHouse 3 bed | 2.5 bath | 2 Car, Dec. ‘23成交, 售价$369,000。
小区内同样大小， 同样户型的房子近期出租情况是这样的：
Rental from MLS
可以看出：今年以来，这房子的租金一直在上涨，截至九月已达每平方英尺$1.15。一旦购得该房产，我们预期租金将达到每月$2,250。
小区的HOA： $162/月, including high speed internet
Raleigh的房产税是 1.09%
假设房子保险一年为 $750
将这些信息输入到Mortgage calculator以计算每月的支出：
Estimated mortgage payment with the rate of 7.695% on the market.
如果我们利用建商的年终特惠，对于首付25%、信用评分760+的投资房产，7/6 ARM按揭利率可以低至5.875%，并且没有折扣点数。这低于市场利率。 The builder is providing below market mortgage rate on a 7/6 ARM program. The rate is as low as 5.875% with no discount points for an investment property with 25% down and 760+ credit.
使用建商提供的5.875%利率
可以明显看出，每月的贷款支出从$2,532减少到$2,197。考虑到我们可以获得的租金为$2,250，再加上新房的维修保养费用几乎可以忽略不计，这使得我们实现了正现金流。
相反，如果我们采用市场上的贷款利率为7.695%，那么房价必须下降到$315,500，才能实现每月$2,197的贷款支出。
实现同样的贷款支出， 必须通过降低房价来完成。
可以看出： 使用建商提供的5.875%利率，相较于市场上的7.695%，相当于将房价降低了$62,700 (降价了17%)。因为，这间原本价值$369,000的房子，现在相当于$306,300。
这个年终优惠必须使用他们的首选贷方。优惠还包括建商支付$4,150 的成交费用和$850的律师费。优惠可能还包括提供冰箱、洗衣机和烘干机，相当于奖励$3495。The program is also associated with the use of their preferred lender. The builder also pay $4,150 in closing costs, and $850 in attorney fees when closing at their preferred attorney. The deal will also apply an appliance package. The appliance package would include refrigerator, washer, and dryer, $3495 incentive.
有关房子的信息：
A spacious 3 bedroom, 2.5 bathroom townhome with a large loft, perfect for an office or entertainment space. This open floorplan comes with a 2-car rear load garage. The owner’s suite has two large walk-in closets, and a dual vanity bathroom with a glass enclosed walk-in tiled shower. The kitchen is gas cooking and has a spacious pantry. The large kitchen island is quartz, overlooking the open concept dining and living room. Amenities include indoor heated pool, outdoor pool, arcade, theater room, gym, virtual game room, multi-purpose field, tennis court, 2 dog parks and more!
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