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123456478965413846 t1_jdswtc6 wrote

Reply to comment by rocket_beer in Cash buy vs mortgage and invest by LoveThisUsername

At 5.85% for 30 years you will pay $1.12 in interest over the course of the loan for every $1 borrowed. Of course that is only one of the numbers needed figure out if you should pay cash or not. The other numbers needed include the amount of any tax savings and the amount of any interest or investment income earned on the money over the same time period if you don't pay cash as well as the cost of any additional taxes on the earnings. It is far from a simple math problem when the numbers are close like they are with OP's situation. It is a no brainer with a 3% mortgage to take the loan and with a 10% mortgage to pay cash, OP is near the break even point so their exact personal financial situation could tip it either way.

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rocket_beer t1_jdsywry wrote

Nope, try again.

There are actual amortization mortgage calculators that show you every single payment.

I’m just waiting for you to have actual numbers to prove your point. This will be lovely.

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123456478965413846 t1_jdt1xzg wrote

The numbers I gave you were from an online amortization calculator, I used the one at bankrate.

Here is how I came up with $1.12 for every $1 financed over 30 years at 5.85%:

Put in $100,000 for home price, $0 for down payment, 30 year for loan term, and 5.85% for interest rate. That gives you a loan amount of $100,000, total interest paid of $112,959, and total cost of loan of $212,959. Move the decimal over 5 places to get the cost per dollar of $1.12959 in interest per $1.00 initially financed. I guess I could have rounded to $1.13 instead of truncating to $1.12 to be slightly more accurate?

If you believe they are correct feel free to provide what you believe to be the correct numbers. I have provided actual numbers and my source and showed all my work. You're going to need to do more than just say I'm wrong.

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rocket_beer t1_jdt3iel wrote

That isn’t at all how amortization works.

The borrower pays interest-heavy at the beginning and principal heavy at the end.

There is an inverse relationship between these 2 where every consecutive payment, you pay less interest than the previous.

So again, explain how OP would be able to use the itemized deduction? How would it mathematically break the standard deduction threshold?

I’ll wait

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123456478965413846 t1_jdt4m9z wrote

Stop moving the goal post, tell me what is wrong with my numbers. Once you have done that I will explain amortization to you. Also the link I provided provides a complete amortization table including a break down of each payment for the full 30 years.

I'll wait for you to provide "correct" numbers.

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rocket_beer t1_jdt5gzu wrote

The burden of proof lies in your hands.

That’s literally how this works.

You don’t arrest someone and then the prosecutor says, “well fine, you prove to me who the real murderer is then”

You don’t “average out” the interest in amortizing.

Taxes are done yearly. After year 1, how would it be mathematically possible that he would be able to use itemized deduction?

It’s simple algebra. There is an exact amount of interest a homeowner would have to pay in order for that threshold to be broken.

How is it even possible to eclipse that number? Just for paying interest?

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123456478965413846 t1_jdt5ui2 wrote

I provided you that number further up this chain. I told you the mortgage amount that would be needed for both a single and a married person to hit the itemization threshold with just interest. I have provided every number you have asked for already as well as a link to an amortization calculator. If you believe they are wrong give me the correct number.

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rocket_beer t1_jdt7t3q wrote

How much interest would a tax payer/home owner have to pay in interest in order for them to choose itemized deduction because of their mortgage interest in a year?

Think about that. You are suggesting to other adults to do something that isn’t mathematically possible…

Please stop drinking. You’re embarrassing yourself.

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123456478965413846 t1_jdt8fua wrote

The standard deduction for 2022 was $12,950 for single people and $25,900 for married couples. Your total itemized deductions would need to be more than those numbers. The information is available on the irs.gov

Instead of calling people names, perhaps provide some numbers or evidence to show that this is mathematically impossible would be helpful. I have provided the math and links to websites that will do it for you.

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rocket_beer t1_jdt9msc wrote

You are saying, that after OP puts down 30%, that his mortgage interest would eclipse $25,900 in one year?

🤦🏻‍♂️🤦‍♂️🤦🏽‍♂️

I just………

How big are you suggesting that his mortgage is? Over a million dollars?

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123456478965413846 t1_jdt9xe9 wrote

OP's initial post included a hypothetical interest rate of 5.85%. At that interest rate a single person would clear the standard deduction with a mortgage amount above $221,367 and a married couple would clear the standard deduction with a mortgage amount in excess of $442,735. Assuming a 30% down payment that means a house price of 287k if single or 575k is married. And that is with no other itemizable expenses. When you buy a house you always have additional itemizable expenses like property taxes and assuming you work or spend money you are paying state/local taxes. So an average priced house with OP's interest rate and down payment would be large enough to benefit from the standard deduction if OP is single and a slightly above average priced house would qualify for mortgage interest deductions if OP is married.

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