Question
An office building has three floors of rentable space with a single tenant on each floor. The first floor has 20,760 square feet of rentable
An office building has three floors of rentable space with a single tenant on each floor. The first floor has 20,760 square feet of rentable space and is currently renting for $15 per square foot. Three years remain on the lease. The lease has an expense stop at $4 per square foot. The second floor has 15,760 square feet of rentable space and is leasing for $15.50 per square foot and has four years remaining on the lease. This lease has an expense stop at $4.50 per square foot. The third floor has 15,760 square feet of leasable space and a lease just signed for the next five years at a rental rate of $17 per square foot, which is the current market rate. The expense stop is at $5 per square foot, which is what expenses per square foot are estimated to be during the next year (excluding management). Management expenses are expected to be 5 percent of effective gross income and are not included in the expense stop. Each lease also has a CPI adjustment that provides for the base rent to increase at half the increase in the CPI. The CPI is projected to increase 3 percent per year. Estimated operating expenses for the next year include the following: Property taxes $ 101,900 Insurance 11,900 Utilities 76,900 Janitorial 26,900 Maintenance 41,900 Total $ 259,500 All expenses are projected to increase 3 percent per year. The market rental rate at which leases are expected to be renewed is also projected to increase 3 percent per year. When a lease is renewed, it will have an expense stop equal to operating expenses per square foot during the first year of the lease. To account for any time that may be necessary to find new tenants after current leases expire and new leases are made, vacancy is estimated to be 10 percent of EGI for the last two years (years 4 and 5).
1. Construct a pro-forma and compute NOI (and net cash flow) over next six years (i.e., assume a holding period of five years). What is the going-in cap rate if the purchase price is $5,000,000?
2. Assume: a price of 5,000,000, and a going-out cap rate equal to the going-in cap rate with 0% selling costs; land value of 20% of price, straight line depreciation over 39 years, tax rates: ordinary 20%, cap gains 15%; depreciation recapture of 25%; Debt 70% of purchase price, at 5% MEY over a 25-year amortization period. Compute the BT and AT IRR to equity.
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