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Is buying stocks to retire, instead of buying several houses, equally feasible?

Personal Finance & Money Asked on April 7, 2021

Short question is: if we invest in solid companies’ stocks and buy some put options or inverse-index ETF, does it allow us to "let other people run the business for us", and so we can travel, have more "peace of mind", instead of having 3 rental houses and always worry about the maintenance and how the tenants are paying rent, moving out, or possibly some damages to the house?


Details:

Some people proposed, if we have 4 houses, and live in one of them, rent free, and the other 3 houses can get rental income, and since usually, rent is about 1/3 of a person’s salary, so that means a person can live in a house rent-free, and get the salary of a usual job, and therefore retire.

But this also involves a lot of maintenance or worrying what if the tenants has water or fire damage to the house, what if the tenant doesn’t pay rent, etc. Management companies can handle them, but it’d still would be a lot of things to take care of for 3 houses… let’s say even if it is just to replace the roof, or replace the water heater every 8 years. It is just a lot of things to worry about.

So instead of us "running the business", how about if we just invest in companies that runs the business for us. Say, if we are to invest in Apple, Google, GE, or Wells Fargo, just some big companies that have decent business and they should know what they are doing, and then buy some put options or inverse-index ETF such as PSQ to protect against big market drop, wouldn’t it be a lot more "peace of mind"? Especially, if the companies give out 2% dividend per year, and the stocks are assumed to even just appreciate modestly 3 to 5% (considering we have the costs of the put options or inverse-index ETF).

So suppose instead of having 4 houses, it is 4 x $750k = $3 million of stock investment, then the $3 million with a 7% return per year would be $210k, or at 5% return, at $150k, would be similar to a decent salary already.

I think this has the effect of: instead of us running the business of 3 houses, we let the companies run the business for us, which they do anyways. And nowadays, some companies run their business 8 hours in USA, and then 8 hours in Europe, and 8 hours in Asia, so then it is like 3 persons running a business 24 hours for us, instead of us just one person running a business and can be wearing us out.

2 Answers

For most people a properly diversified stock market investment is actually better than buying 4 houses:

  • you can start investing with small amounts of money every month
  • a house is a huge clump investment. This is the exact opposite of a diversified investment. It does not matter if you are a company with thousands of units but if you only have 1 or 2 houses this is an issue
  • buying houses for investment tends to clump risk even more as you are likely to buy something in the region you live. If that region experiences a long term economic downturn, all your properties lose value
  • The calculation of rent=1/3 of income ==> 3 units make a living is discarding maintenance: the heating breaks, the roof leaks after some decades and so on. This is something you need to pay from your rental income. Management of any sorts also draws on this money
  • It is even more flawed as you likely won't be able to afford 3 rental houses at your standard. You are getting 1/3 of someone elses lower income for each unit.
  • Timing issues: Both with buying and selling you have timing issues if you only trading in huge chunks of money. Get it wrong and you will lose a lot of money. Selling shares for 1000$ per month is so much easier than selling a 1000$ share of your house

That said there is nothing wrong with owning a house for yourself. There are other benefits to it than just saving on rent. However, when talking about buying a house for investment, things should be critically evaluated

Answered by Manziel on April 7, 2021

and always worry about the maintenance etc...

I have to say IMO this is just a common myth.

You have a service that handles the renting, and once in a blue moon you make a two-minute call to have someone install a new dishwasher or whatever.

It's certainly true that many folks agree with you, "renting is a big chore", I have always found that mystifying. Sometimes on this list someone will comment that they don't want to own a house to live in, they'd rather just rent since home ownership is "so much work". Again I just find this mystifying, the entire process of buying, owning, and ultimately selling a house involves maybe 3 signatures, it's nothing.

But to each his own.

income ...

Unfortunately one makes very little income from rental houses OR from stocks.

The reason to do either is

capital gains ...

Regarding stocks, it's common that over say 20 years you can get a substantial (say 3, 4, 5x) capital gain. Look at the second graph here https://money.stackexchange.com/a/135187/41786

Regarding stocks, it's common that over say 20 years you can get a substantial drop (50, 70%). Look at the first graph here https://money.stackexchange.com/a/135187/41786

With housing markets, it is extremely rare that they drop over decade lengths. It is rare but not unknown that they stay flat. It is usual that they go up. And it is relatively common that they go up very dramatically. Here's an extreme example like San Francisco, https://money.stackexchange.com/a/133985/41786

You could look at the difference like this. Over 20 or 30 years...

  • over 20 years, stock markets often go straight down, and often go straight up.

  • over 20 years, real estate usually goes up, occasionally is flat (and only in extremely rare cases, like Detroit, down)

Regarding income, with rentals you know exactly how much you will get to the dollar, week in, week out, year in, year out, with increases continually over the years. With stocks, income is probably "a bit more" than rentals but is highly erratic.

solid companies ...

This is a dangerous myth, survivorship bias, as often discussed on this site. It's impossible to know which companies will be "solid" from today on. https://money.stackexchange.com/a/127868/41786

It is very hard to "stock pick" and beat just an ordinary index fund.

protect against big market drop...

If you do go with "stock market" it does seem very wise to, as you say, spend some on this type of protection.

Answered by Fattie on April 7, 2021

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