如何購買商住兩用房 (帶街面商鋪的住宅)?

近來由於商住兩用房既可以自住又可以用來自己經營帶來可觀的收入, 越來越多的新移民開始關註商住兩用房.與購買普通的住宅不同的是, 商住兩用房往往是帶有Small Business的Property, 所以在考慮購買商住兩用房時, 應註意以下幾點不同:
       使用不同的買賣合同
簽署買賣合同的時候最好分別簽署不同的兩份合同: 一份為Agreement of Purchase and Sale (Condominium Resale - Commercial), 另一份為Agreement of Purchase and Sale (Business in Leased Premises Under the Bulk Sales Act). 請註意在第二份For Business的轉讓合同中註明Under the Bulk Sales Act(Ontaio)可以最大程度保護新業主的利益.


      調查經營情況
      Small Business在理論上包括三個部分:
* Intangible Asset: Goodwill
* Tangible Asset: Real Property, Chattels & Equipment
* Variable Asset: Inventory
所以在轉讓Small Businness時, 賣方必須準備能體現以上三要素的有關文書:
* Copy of the most recent financial statement or income and expense proof
* Copy of the existing lease agreement
* Copy of the list of chattels and equipment
* Copy of list of inventory and individual items cost statement
如果賣方沒有準備好financial statement, 買方最好自己親自現場調查, 估計出賣方近期的實際經營狀況, 並簽署一份 Waiver.
Small Business的貸款或啟動資金來源
原則上有以下三中渠道獲得財務支持:
* Mortgage the building
* 向政府申請Small Business Loan, 最高限額$250,000,請註意這種貸款僅限於用來購買經營用的設備或可動產
* 由賣方提供Chattel Mortgage, 類似與購買普通住宅時的 V T B(Vender Take Back)
 對Small Business的估價
首先需要了解以下幾個要素:
* Cash Flow
* Cash Flow Multiple
* Non-operating Asset
* Loans Outstanding
然後分以下三部計算,可得出Equity Value of The Business:
* Cash Flow * Cash Flow Multiple = Capitalized Cash Flow
* Capitalized Cash Flow + Non-operating Assets = Enterprise Value
* Enterprise Value - Loans utstanding = Equity Value of the Business

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