Momwe Ngongole za CES Zimagwiritsira Ntchito DSCR Kugulitsa Zachuma

Kwa ogulitsa nyumba, Ngongole ya Closed-End Second (CES) imapereka njira yapadera yopezera ndalama zomwe sizikhala ndi eni ake osadalira ndalama zomwe munthu amapeza. Pogwiritsa ntchito Debt Service Coverage Ratio (DSCR) kuti ayenerere, ngongole zotengera malowa zimayang'ana kwambiri ndalama zobwereka, zomwe zimawapangitsa kukhala abwino kukulitsa ma portfolio. Tiyeni tiwone momwe ngongole za CES zimagwirira ntchito pakubwereketsa kotengera ndalama komanso chifukwa chake zimasintha masewera.

Ngongole ya CES ndingongole yachiwiri yokhazikika yomwe simaloleza kukokera kowonjezera, yomwe nthawi zambiri imagwiritsidwa ntchito limodzi ndi ngongole yoyambira yomwe si eni eni. Mosiyana ndi ngongole zanyumba zachiwiri, zomwe zingafunike umboni wopeza ndalama, Ngongole Yachiwiri Yotseka Pamalo osungiramo ndalama imathandizira DSCR kuti iwonetse kuyenerera. Debt Service Coverage Ratio imayesa ndalama zobwereketsa zapachaka za nyumba motsutsana ndi ngongole zake, kuphatikiza zolipira zoyamba ndi zachiwiri zanyumba (chiwongola dzanja, misonkho, inshuwaransi, ndi chindapusa cha HOA). DSCR ya 1.0 kapena kupitilira apo ikuwonetsa ndalama zomwe nyumbayo imapeza zimalipira ngongole zake, pomwe obwereketsa amakonda kusankha 1.25 pakubwereketsa kotengera ndalama.

Njira iyi yotsimikizira ndalama zomwe munthu amapeza ndizovuta kwambiri. Otsatsa safuna ma W-2 kapena kubweza msonkho; m'malo mwake, obwereketsa amayesa kubwereka kwa malowo, zomwe zimapangitsa kuti ngongole za CES zipezeke kwa omwe ali ndi ndalama zovuta. Ndiwonso akunja omwe akupezeka, kulola osunga ndalama ochokera kumayiko ena kuti agwiritse ntchito malo ndi malo aku US popanda mbiri ya ndalama zakomweko. Mwachitsanzo, mzika yakunja atha kupeza ngongole ya CES panyumba yobwereka yomwe imapanga $4,000 pamwezi ndi DSCR ya 1.3, kupitilira zovuta zopeza ndalama.

Zomangamanga za Piggyback ok zimakulitsa kusinthasintha. Ngongole Yachiwiri Yotseka Itha kubweza zolipirira kapena kukonzanso, zophatikizika ndi ngongole yoyamba kuti muchepetse ndalama zam'tsogolo. Tangoganizani kuti wogulitsa ndalama akuyang'ana malo obwereketsa a $ 500,000: ngongole yoyamba imakwana 75% ($ 375,000), ndipo ngongole ya CES imapereka 20% yotsala ($ 100,000), ndikusiya 5% yokha ndalama. izi pReserves liquidity kuti ndalama zina.

Komabe, ngongole za CES zochokera ku DSCR zimabwera ndi machenjezo. Chiwongola dzanja pa ngongole yachiwiri nthawi zambiri chimakhala chokwera, ndipo chiwongola dzanja chophatikizika (CLTV) chikhoza kufika pa 75-85%. Ntchito kapena kusintha kwa msika kungakhudzenso ngongole zotengera katundu, kotero osunga ndalama ayenera kuwonetsetsa kuti kubwereka kukufunika kwambiri. Ngakhale izi zili choncho, ngongole zomwe si eni eni monga ngongole za CES zimapereka mwayi wosayerekezeka wa kukula kwa mbiri, makamaka popanda kutsimikizira ndalama zomwe munthu amapeza komanso njira zakunja zomwe zilipo zoyendetsera.