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The study considers the issues of making a decision on investing in residential real estate. The investment efficiency was assessed using and without using borrowed funds at different rates of rent growth. In the course of the mortgage market research, the preponderance of the offer of loans with an annuity repayment method was found. The necessity of using discounting instead of capitalization in mortgage-investment analysis is substantiated. This is due to instability in the cash flows of owners. There may be cases of negative cash flows during the initial stages of investing in real estate with mortgage lending, which are covered by the net cash flow of subsequent stages. It is proved that the expectation by the population of a high level of inflation in the real estate rental market, which influences the price of real estate, facilitates the implementation of real estate transactions. However, the investment evaluation model based on the capitalization formula does not allow this decision to explain, since it assumes the stability of cash flows in time. Debt and equity are considered as sources of capital formation when investing. The practical importance of this study is represented by the analysis of the effectiveness of differentiated and annuity methods for repayment of a loan which are used by the leading subjects of mortgage lending: JSC Gazprombank and PJSC Sberbank. In the course of the study, a detailed analysis of the dynamics of rental price growth and prices of real estate objects was made using the example of a oneroom apartment for 2009-2017. On the basis of the analysis, the interrelation of price dynamics is revealed, the feature of which is the existence of an annual lag between the growth of rental prices and the growth of prices for residential real estate.

Use of Mortgage-Investment Analysis to Study the Behavior of the Population in the Residential Real Estate Market in the City of Kazan