Amaqhinga aPhakamileyo okuSebenzisa iiMali-mboleko ze-CES eziQinisekisiweyo ze-DSCR ukuSwilisa uTyalo-mali

Kubatyali-mali bezindlu nezindlu, iimali-mboleko ezivaliweyo zokuphela kweSibini (CES) zifanelekile ngokweSibonelelo seNkonzo yeTyala (Debt Service Coverage Ratio).I-DSCR) sisixhobo sesicwangciso-qhinga sokunyusa iipropati ezingengomnini. Ezi mboleko zisekelwe kwingeniso yepropathi zisebenzisa ukuhamba kwemali yerenti, zigqithise iitshekhi zomvuzo womntu ngokuphuma kwemali ebolekisayo. Masingene kubuchule obuphambili bokusebenzisa imali-mboleko ye-CES yokukhula kweepotfoliyo.

Imali-mboleko ye-CES yimali-mboleko yexesha elimiselweyo lesibini eyenzelwe iimali-mboleko ezingengomnini-mnini, kunye nesiqinisekiso esisekelwe kwi-DSCR. I-Debt Service Coverage Ratio ithelekisa ingeniso yerenti yepropathi kunye netyala layo, kuqukwa nentlawulo yokuqala neyesibini yokubambisa. I-DSCR ye-1.25 ibonisa ukuhamba kwemali okunamandla, abatyali-mali abafanelekileyo kwi-Closed-End Second Loans ngaphandle kokuqinisekiswa kwengeniso yomntu. Le ndlela yokubolekisa ngemali esekelwe ekungeneni kwemali ivumela abatyali-mali bagxile ekusebenzeni kwepropathi, hayi kwiimali zobuqu.

Elinye iqhinga kukusebenzisa i-piggyback ok izakhiwo ukwandisa amandla. Ukudibanisa i-CES mboleko kunye ne-mortgage yokuqala kunokuxhasa ngemali ukuya kwi-85% yexabiso lepropati, ukunciphisa iindleko zangaphambili. Irenti ye-$600,000, i-$450,000 yokuqala yokubambisa kunye ne-90,000 yee-$ 90,000 ezivaliweyo zeMali-mboleko yesiBini ishiya i-$60,000 kuphela phantsi, ikhulula inkunzi yezivumelwano ezininzi. Esinye isicwangciso-qhinga kuhlaziyo lwenkxaso-mali kunye neemali-mboleko ze-CES zokunyusa iirenti, ukuphakamisa i-DSCR kwinkxaso-mali yexesha elizayo.

Iinketho ezikhoyo zelizwe langaphandle zivulela iingcango kubatyali-zimali behlabathi. Ummi wangaphandle unokusebenzisa imali mboleko ye-CES ukuxhasa ngemali ipropathi ye-US multifamily ene-DSCR ye-1.4, exhomekeke kuphela kwingeniso yerenti. Le modeli yokuqinisekisa akukho ngeniso yobuqu yenza lula utyalo-mali olunqumla imida, njengoko ababolekisi-mali bebeka phambili iimali-mboleko ezisekelwe kwingeniso yepropathi ngaphezu kobungqina bengeniso yengingqi.

Abatyali-zimali abasele bekwinqanaba eliphezulu banokusebenzisa iimali-mboleko ze-CES ukuze bafumane imali. Ngokucofa i-equity kwirenti esebenza kakhulu, imali-mboleko yesiBini evaliweyo inokuxhasa ukuthenga okutsha ngaphandle kokuphazamisa imali yokubambisa imali yokuqala. Umzekelo, i-$200,000 yemali mboleko yeCES kwipropathi ezinzileyo inokuhlawulela irenti yesibini, ikhulise iipotfoliyo zemboleko ezingengomnini.

Imingcipheko ibandakanya amazinga aphezulu emali mboleko ye-CES kunye ne-DSCR enokuthi idiphu kwizithuba, ngoko ke abatyali-mali kufuneka bajolise kwiimarike ezirentwayo. Ababolekisi banakho ukukhupha iimali-mboleko (umzekelo, i-$500,000) okanye i-CLTV kuma-75%. Nangona kunjalo, nge-piggyback ok bhetyebhetye kunye nofikelelo olufumanekayo lwelizwe langaphandle, i-DSCR-eqinisekisiweyo i-Closed-End-Second Loans yindawo yamandla yokwandisa ngokubolekisa ngemali.