ANSWER THE QUESTIONS AT THE BOTTOM OF THE PICTURE The marketing staff has chosen a $12-$acre site for the project that they believe they can acquire for $$4\mathrm{.}5$ million. The initial studies indicate that this shopping center will support a

floor$-$to$-$area ratio of $36\mathrm{.}35$ percent and a $92\mathrm{.}11$ percent leasable area ratio. $[$This means that the gross building area $($GBA$)$ will be $190,000$ square feet, and the gross leasable

area $($GLA$)$ will be $175,000$ square feet$]$

The head of Kuehner's construction division assures the CEO that construction can keep hard costs to $$58$ per square foot $($GBA$)$ and soft costs $($excluding interest carry and all

loan fees$)$ to $$4\mathrm{.}90$ per square foot $($GBA$).$ The division has decided to subcontract all of the site improvements at a total cost of $$758,000.$

The Shawmut Bank has agreed to provide interim financing for the project. The bank will finance all of the construction costs and site improvements at an annual rate of $6$

percent plus a loan commitment fee of two points. The construction division estimates that $60$ percent of the total direct cost will be taken down evenly during the first six months

of the construction phase. Kuehner expects to obtain permanent financing from the Acme Insurance Company at an interest rate of $5$ percent for $20$ years with a $2\mathrm{.}5$ percent

prepaid loan fee and a $10-$year call. Kuehner is expected to make monthly loan payments.

Part II$.$ Operations and Final Sale Phase:

Kuehner estimates that it can lease Parker Road Plaza for $$18\mathrm{.}90$ per square foot $($GLA$)$ base rent with a $3$ percent overage on gross sales in excess of $$200$ per square foot

$(GLA).$ The company expects rents to increase by $5$ percent per year during the lease period and tenant reimbursements to run $$8$ per square foot $($ GLA $)$ and to increase at the

same rate as rents. Kuehner expects to have the shopping center $70$ percent leased during the first year of operation. After that, vacancies should average about $5$ percent per

year. The vacancy losses should be calculated on the entire gross potential income, which includes minimum rents, percentage rents, and tenant reimbursements. Sales, which

are expected to average $$218$ per square foot $(GLA)$ for the first year of operation, should grow at $6$ percent per year. The operating expenses are expected to average $$14$ per

square foot of GLA for the first year and will increase at the same rate as the rents. Kuehner will collect an additional $5$ percent of EGI as an annual management fee. The final

sales price is expected to be $$19\mathrm{.}6$ million and Kuehner will incur sales expenses of $2$ percent. Two schedules provide necessary information about this phase of the project: $(1)$

the gross potential income of Parker Road Plaza for the five$-$year operation period and $(2)$ the schedule of amortization and depreciation expenses for the project.

Required:

a$.$ What will be the total project cost for Parker Road Plaza $($excluding loan commitment fees and interest carry$)?$ What will be the total direct construction costs?

b$.$ What will be the interest carry for the Parker Road Plaza project? What will be the total loan amount that Kuehner must borrow $($including interest carry$)?$ What will be the yield

to the lender on this construction loan?

c$.$ What is the total project cost and how much equity must be put into the project each year during the construction phase? $($Kuehner will fund both loan commitment fees from

project equity.$)$

d$1.$ What cash flows would Kuehner Development Company earn before and after taxes for Parker Road Plaza if it were operated for five years $($assuming a marginal tax rate to

be $35\%$ for ordinary income, $20\%$ for capital gains, and $25\%$ for depreciation recapture$)?$

d$2.$ What cash flows will Kuehner realize before and after taxes from the sale of the project after five years?

e$.$ Assuming that Kuehner's before$-$tax required rate of return is $16$ percent, should the company develop Parker Road Plaza? Also determine BTNPV and BTIRR.