Investment shops are nothing more than cash payments and mortgage loans, and the calculation of return on investment is slightly different:
Full cash:
Net present value return on investment = annual rent/(total store price+invested capital-resale price including tax)
Mortgage loan:
Net present value return rate of investment = (monthly rent after tax-monthly repayment) * 12/ (down payment+total repayment-transaction price including tax)
Tax-included transaction price and monthly rent can be obtained by analogy with similar assets around.
Calculate the value according to the investment rate of return, and then compare it with the expected rate of return to invest.
More than 8% of the developer's return on investment is nominal, so extra expenses such as property fees, management fees and vacant fees should be excluded.
Tips for investing in shops
The price and rent of large-sized shops are higher than those of small-sized shops; Bay refers to the width of the road surface;
In a row of shops, the middle and the end of the end have more investment value;
Stores with flues have higher value, and catering is just needed;
Sidewalks close to schools, banks, hospitals, bus and subway stations, parking lots and other public service institutions are preferred.
Consider policy changes and market changes in the next five years. For example, the demolition of roads in nearby communities will affect the passenger flow and even withdraw the rent.
According to the international evaluation method, the investment of 15 years is worth buying, a few of them can reach 8%, almost 12, and a few of them can pay back their capital in 10 years.
Shop transaction taxes and fees
Yishou shop
Tax = (deed tax: 3%+ stamp duty: 0.05%)* total price
For example: 2 million shops, the tax = 200 * 3%+200 * 0.05% = 6 1 10,000;
Transfer of first-hand shops
The taxes paid by the seller include: 1, and the difference between the transfer price and the purchase price is subject to VAT.
VAT = (tax core pricing-purchase price) ÷( 1+5%)×5.65%
2. Stamp duty: tax core price ×0.05%
3. Land value-added tax: 30%-60% difference.
4. Personal income tax: (core tax pricing-reasonable expenses) *20%
The buyer's taxes include:
(Deed tax: 3%+ stamp duty: 0.05%)* Total price
Then in the last example, the seller transfers the fee, assuming the purchase price is 1.5 million, and sells 2 million;
The specific calculation method is:
(2 million-1.5 million) ÷ (1+5%) × 5.65%+2 million× 0.05%+500,000× 30% (calculated as 30% this time)+(2 million-1)