I have a positive federal rental income for a state where I am a non-resident, but in the state return where I allocate income to the state, rental income shows as zero.

Forum|Forum|6 years ago
July 12, 2020
2 replies
9 views

All other income amounts from the federal return are listed correctly.

Why is the rental income not showing correctly?

(State in NC)

TurboTax Premier Online

Carl

Level 11

My bet is, it is showing correctly. When it comes to long term residential rental real estate, it is not common for that to show taxable income "at tax time" when you complete your tax return. Especially if there's a mortgage on the property.

When you add up the deductible expenses of mortgage interest, property taxes, property insurance and add that to the depreciation you are required to take by law, that almost always will exceed the rental income received for the entire year. Add to that the other common rental expenses you're allowed (such as repairs and maintenance) and you're practically guaranteed to not show a taxable profit on rental income.

In fact, you show a loss. Once your rental expenses gets your taxable rental income to zero, tha's it. You can't deduct any more. The unused losses get carried over to the next year.

So with each passing year you may see your carry over losses grow larger. You can't "realize" those losses against other income until the tax year you sell or otherwise dispose of the property. That just how it works.