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Liquidity – the use and control of your investment.
Liquidity Compare the liquidity of
typical investments:
Cash Same day access via check, debit card, mattress, etc.
Bonds / StocksSame day access, but with
possible market timing losses
House WealthHELOC – 30 to 60 days
Refinance – 30 to 90 days
Sell – 60 to 180+ days
Unlike most investments, you must make timely debt service payments to retain access to the wealth in your house.
If you can’t make these payments, you can potentially lose control of that wealth. #1 reason for Foreclosure – Disability…
Other factors ranked as most common reasons for loss of house in foreclosure: Loss of Job, Divorce and Death.
Safety - Foreclosure
Return – the rate of growth on your investment?
Return
The Return on wealth in a house is always 0%; wealth in the house can only increase two ways:
Principal Repayment (your wealth)
Property Appreciation (market wealth)
$400,000 purchase price$320,000 mortgage loan
$80,000 Invested
Interest Rate: 7% (30 year fixed)
Appreciation: 4% (annual) Day 1 5 Years 15 years 30 years
House Value $400,000 $486,661 $720,377 $1,297,359
Mortgage Balance $320,000 $301,590 $237,602 $0
Total Wealth $80,000 $185,071 $482,775 $1,297,359
It appears that $80,000 grew to $1,297,359 over 30 years…
Return – Typical Scenario
$400,000 purchase price$320,000 mortgage loan
$80,000 Invested
Interest Rate: 7% (30 year fixed)Appreciation: 0% (annual)
Day 1 5 Years 15 years 30 years
House Value $400,000 $400,000 $400,000 $400,000
Mortgage Balance $320,000 $301,590 $237,602 $0
Total Wealth $80,000 $98,410 $162,398 $400,000
Without appreciation, there is only principalrepayment.
Return - No Appreciation
$400,000 purchase price$320,000 mortgage loan
$80,000 Invested
Interest Rate: 7% (interest only)Appreciation: 0% (annual)
Day 1 5 Years 15 years 30 years
House Value $400,000 $400,000 $400,000 $400,000
Mortgage Balance $320,000 $320,000 $320,000 $320,000
Total Wealth $80,000 $80,000 $80,000 $80,000
Without principal repayment and appreciation, there is no growth.
Return – No Appreciation or Principal
$400,000 purchase price$400,000 mortgage loan
$0 Invested
Interest Rate: 7% (30 year fixed)Appreciation: 4% (annual)
Day 1 5 Years 15 years 30 years
House Value $400,000 $486,661 $720,377 $1,297,359
Mortgage Balance $400,000 $301,590 $237,602 $0
Total Wealth $0 $185,071 $482,775 $1,297,359
If you invested no wealth in the purchase of the house, their total wealth at the end of 30 years is the same.
Return on house isn’t Return on wealth in house…
Return – Nothing Invested
What did we leave out?
What Was Missing?
Loan Amount Payment Principal Interest
Tax Reduction Net Cost
$320,000 $2,129 $262 $1,867 *$700 $1,167
$400,000 $2,661 $328 $2,333 *$875 $1,458
difference ($292)
*based on a 37.5% marginal tax bracket
PaymentPayment Difference at 7%:
$80,000$80,000 Difference:
+$80,000
Investable Asset
Cash Flow Return(EPR™)
Net Cash Flow
$80,000 ($292) 4.375% $292
The real issue with Return is understanding your Effective % Rate ‘EPR™’.
Return – The Real Issue
Would increasing the Would increasing the potential Return on potential Return on wealth in the house wealth in the house increase your increase your confidence?confidence?
The Potential Impact of Liability Management
We’ll work together to determine which of these two approaches you believe to be most suitable for you.
Savings
Found
Savings Used For
30 Year Mortgage Payoff*
Savings Used For
30 Years of Investing **
$150 mo. 21.5 years $223,554
$250 mo. 18.5 years $372,590
$350 mo. 16 years $521,626
$450 mo. 14.5 years $670,662
$550 mo. 13 years $819,698
$750 mo. 11 years $1,117,770
$1,000 mo. 9 years $1,490,359
*Standard 30 year fixed at 7% / **Assumes an 8% After Tax Rate of Return
Why Focus on the Mortgage Liability First?
The mortgage is the lowest cost liability available to most people.
It is typically tax preferred to other liabilities because of interest rate deductibility*.
In managing liabilities, we look to utilize the mortgage first if borrowing is necessary.
The mortgage is the largest single liability expenses for most people.
*You must itemize to benefit from mortgage interest deductions.
Step 2 – PaymentConsider the different
ways to pay on your mortgage.
A smart payment approach can impact the Safety, Liquidity and Return of the investment in the house.
Step 3 - Availability
A simple rule of thumb, multiply current gross income by 4 for an availability estimate.
Consider what portion of the wealth might be available to you.
liquidity – liquidity – liquiditylocation – location – location
Consider your specific needs today and those in the future.
Step 5 - Management
All management of wealth in the house is afunction of Safety, Liquidity and Return (based on EPR™).
Step 6 - ProtectionConsider that wealth in the house, is
only safe if you have use and control.
lawsuitlawsuitdivorcedivorce
disabilitydisabilityjob lossjob loss
homehomeequityequity
lineline
foreclosureforeclosure
depreciationdepreciation
A smart protection strategy is to have a 100% HELOC that is updated when equity increases by 5%.