A developer puts in 5% equity and a fund puts in 95% of the equity for a development deal. Cash flow is to be distributed with the following order of priorities (e.g., "the waterfall"):

Preferred return is 10% pro rata to both parties.

The promote is 20% to the developer then the balance of proceeds pro rata.

The acquisition and development costs of a deal (occurring at time 0), are $1 million.

At the end of the first full calendar year the project is sold for $1.1 million.

What are the returns to the developer and the fund?

What if the project is sold for $3.0 million?

Provide IRRs.