NTL2009
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BWV said:Yes but to my earlier point, if you arent 100% stock, you could do marginally better owning more stocks and paying off the mortgage. Your 6.7% return is a mix of 75% stock returns and 25% bond returns. Assuming bond returns < mortgage interest rate. So if you had $1M plus a 200K mortgage the comparison is between 75/25 and keeping the mortgage or paying off the mortgage and investing 800K at 95/5. ...
Yes, but does that materially change anything about this?
I re-ran the numbers. putting all $200K to stocks takes you to 79.16% equiteies, I rounded to 80%:
$1M, 75/25 no mortgage 1998-2018 - $1,000,000 $3,668,174
$1.2M 80/20 mortgage payments 1998-2018 $1,200,000 $3,798,340
delta $130,166.00
BWV said:... Also - your analysis above mixes past higher bond returns and yields with current low mortgage rates. You could not get a 3.5% fixed rate mortgage 20 years ago. 10 year Treasury yields were around 5.8% 20 years ago
Very true - and I would not recommend this in times of high mortgage rates. But for some time, we have had historically low rates. Is it possible the market does poorly in the 20 years following low interest rate opportunities? I suppose. But this 'works' for over 90% of 20 year period returns, so it sure does not seem 'cherry picked' in that sense. That would be interesting to evaluate. I would lean towards there being little correlation, but I really don't know. May look into it later, or hopefully someone else here beats me to it!
But just to make that clear after that added text - a low rate mortgage would not be available in all those time periods, those are just used to show what we might expect when we can get a low rate loan.