3. A company is planning to move and needs to decide if the new office should be owned or leased. The annual cash flows for owning versus leasing are estimated in the following chart. Assume that the operating cash flows will remain the same over the 10-year holding period. If purchased the company will invest $325,000 in equity and finance the balance with a 5% interest-only (i.e. non amortizing) loan. The after-tax cash flow from sale of the property, after repayment of the debt at the end of year 10 is projected to be $850,000 Own 1,000,000 500,000 500,000 Lease 1,000,000 500,000 500.000 Sales Cost of goods sold Gross income Operating expenses: Business Real estate Lease payments Total operating expenses 130,000 60,000 130.000 60,000 120,000 310,000 190,000 NOI 310,000 190,000 Mortgage Interest Depreciation Taxable income Tax After tax net income 100.000 45,000 165,000 49 500 190.000 57,000 133,000 115,500 a. What is the incremental annual after-tax cash flow earned from owning vs leasing? b. What is the principal amount of the loan used to acquire the new office? c. Using the above scenario, which includes the sale at end of year 10, what is the incremental rate of return (IRR), from owning vs leasing? Use the after-tax cash flow amounts and information from parts a and b above. d. Assuming at the end of year 10 the buyer of the building determines they could act as a landlord, attract a new tenant, lease the building and obtain the following NOI: Rent Operating expenses Real estate taxes 250,000 75,000 40,000 NOI 135,000 What is the implied cap rate if the building is sold for $2,250,000