permabull said:
I think real estate is similarly overated. I was talking to gu tonight bragging his house had tripped in value over the last 20 years. He didn't like when I pointed out the s&p 500 had quadrupled over the same period and paid at least a 1% dividend after taxes while he paid at least 2-3+% in taxes/insurance and maintenance on his "investment"
If he bought for $200k with 20% down, he would have put $40k equity in. Loan amount of $160k with 6% rate (2004 average).
If his house is now worth $600k, after paying off remaining debt based on today's amortization it would be..
$600,000 Sale Price
-$36,000 Commission
-$86,300 Remaining loan balance
-$5,000 Estimated closing costs
= $472,700 Proceeds from sale
- $159,692 interest paid to date
= $313,008 ROI - 7.83x his original investment.
How is that compared to the stock market? And don't even try with insurance, taxes, and maintenance. He would have had to live somewhere so those are offset as living costs that would have been paid anyway. Both real estate and stocks trigger capital gains, so not worth going through the marginal difference when return gap is this big.
Surely you understand that leveraging debt smartly greatly increases returns? Right? You would have had to be using margin all of those years to get a comparable return in the market, and not sure you could have stayed solvent being long with margin between 2008 and 2010.