Question
Argus Exercise Donovan Plaza is a 35,000 square foot office building. Analyze six (6) years of data beginning January, 2020. Inflation Recoveries and Inflation will
Argus Exercise
Donovan Plaza is a 35,000 square foot office building. Analyze six (6) years of data beginning January, 2020.
Inflation
Recoveries and Inflation will be done on a fiscal basis.
General Inflation Rate: 3.00% every year, starting in 2021
Market Inflation Rate: 4.00% in 2021 and 2022, 3.00% thereafter
Expense Inflation Rate: 3.00% every year, starting in 2021
Revenue
Donovan Plaza offers Car Wash Services to the tenants that park in the parking garage for a fee. This miscellaneous revenue can generate an additional $12,375 per month if the building is 100.0% occupied. However, if no one is in the building no revenue is generated.
Within the Parking Garage, there are Reserved Spaces that Donovan Plaza earns additional Parking Revenue from. Donovan Plaza charges $100.00 per space per month and they have 75 parking spaces that can be reserved. Just like the Car Wash Services, if the building isnt occupied, this revenue with not generate any income.
Both revenues will grow the General Inflation Rate.
Operating Expenses
All Operating Expenses are 100.0% Fixed, except for the Janitorial expense. 75.0% of the Janitorial expense is variable. All Operating Expenses grow with Expense Inflation Rate, unless otherwise stated. The annual totals and timing of the expenses are as follows:
Real Estate Taxes: $125,000 paid in October of each year; Growing at a rate of 2.00%
Insurance: $55,000
Janitorial: $0.27 per Rentable Area (Building Area) per month
Common Area Maintenance: $1.78 per Occupied Area (Building Area)
Repairs & Maintenance: $2,190 per Month; Growing at a rate of 3.50%
Donovan Plaza has a non-recoverable Operating Expense in the form of a Management Fee. This fee is 3.0% of the Effective Gross Revenue.
Capital Expenses
Donovan Plaza plans on having two (2) Capital Expenses on the books. The first expense will be a Replacement Reserve Account to handle any unforeseen structural repairs that may come up. This account will be entered as $0.20 per Rentable Area (Building Area) per year. This expense will grow with the Expense Inflation Rate.
The second Capital Expense will be for a known Roof Repair expense that will occur in April of 2024. Donovan Plaza found a contract company to give them a quote of $43,750. This amount already took into account inflation and represents what the cost would be in 2024.
Both Capital Expenses are considered 100.0% Fixed.
Market Leasing - Donovan Profile
Term Length: 5 Years
Renewal Probability: 85.0%
Months Vacant: 6 months
New Market Rent: $22.00 / SF / Year
Renew Market Rent: $20.00 / SF / Year
Fixed Steps: 5.0% Increase Each Lease Anniversary
New Free Rent: 1st Month of Each Lease Year (Include 100% of Base Rent and Fixed Steps)
Renew Free Rent: No Free Rent
Recovery: Base Year Stop
New Tenant Improvements: $10.00 / Area
Renew Tenant Improvements: $5.50 / Area
New Leasing Commissions: 6.0% Fixed
Renew Leasing Commissions: 3.0% Fixed
Leasing Commission Payment: 50.0% paid Month 10 Year -1 and 50.0% paid on Month 1 Year 1
Rent Roll
All tenants have a Contract Lease Status and are Office Lease Types. They will have the Donovan Profile applied as the Market Leasing profile, and will roll to Market, unless otherwise noted.
Conor & Conor Law Associates
Area: 12,500 SF
Available and Start Date: August 8, 2018
Term: July 31, 2023
Base Rent: $253,125 / Annually
Fixed Steps: Increasing by $6,500 / Year
Free Rent: 1st Month of Each Lease Year (Include 100% of Base Rent and Fixed Steps)
Recovery: $5.00 Stop Amount / Area
Upon Expiration: Renew
Rays Realty Corporation
Area: 8,100 SF
Available and Start Date: September 22, 2017
Term: 3 Years and 6 Months
Base Rent: $152,785 / Annually
Fixed Steps: Increasing by 2.5% per year
Free Rent: 1st Month of Each Lease Year (Include 100% of Base Rent and Fixed Steps)
Recovery: Net of all expenses; Gross Up to 95.0%
Abbys Publishing
Area: 9,220 SF
Available Date: Analysis Begin
Start Date: June 1, 2020
Term: 5 Years
Base Rent: 95.0% of Market; Fixed Step increases of $0.25 / SF / Year for each of the 2nd and 3rd lease year anniversaries and increasing $0.50 / SF / Year for the remainder of the lease year anniversaries
Free Rent: 1st Month of Each Lease Year (Include 100% of Base Rent and Fixed Steps)
Recovery: Base Year Stop
Donovan Capital
Area: 5,180 SF
Available and Start Date: March 1, 2019
Term: 5 Years
Base Rent: $21.00 / SF / Year
Fixed Steps: Increasing 4.0% each Lease Year Anniversary
Free Rent: 1st Month of Each Lease Year (Include 100% of Base Rent and Fixed Steps)
Recovery: Insurance Fixed Amount of $0.10 / SF / Year; Growing with the General Inflation Rate Janitorial Net share with a 3.0% Cap Common Area Maintenance Net Real Estate Taxes - $1.00 Stop Amount / Area
Upon Expiration: Vacate; 3 Months Vacant Override
General Vacancy
For conservative purposes, assume a Vacancy Allowance equivalent to 5.0% on Total Tenant Revenue. The calculation will be on a monthly basis. Ensure that Gross-up Revenue by Absorption & Turnover and Reduce General Vacancy Result by Absorption & Turnover are selected. Conor & Conor Law Associates will be excluded from the 5.0% rate and so will all of their subsequent rollover leases.
Investment and Valuation
For resale, capitalize the year of sale at a 6.5% terminal cap. Apply a $25,750 legal fee as a selling cost adjustment.
$2,250,000 will be borrowed to purchase the $7,500,000 building. The mortgage will begin on the Analysis Begin date and amortize for 360 months. There is a variable interest rate applied to the loan. For the first year, there will be 0.00% interest, in the second year interest will be 5.25%, in years three through five it will be 6.00%, and for the remaining years it will be 7.50%.
Use an annual present value discount rate of 11.00%.
QUESTION 1
What is is the Net Tenant Cash Flow for Conor & Conor Law Associates in Year 3?
This is a single choice question. Selections are automatically selected as you use arrow to move.
333,484 2,087,564 1,409,203 243,841
QUESTION 2
What range of values does the Unleveraged Present Value using a P.V of Cash Flow at 12.00% fall between?
This is a single choice question. Selections are automatically selected as you use arrow to move.
7,222,000 - 7,227,000 7,389,000 - 7,394,000 6,333,000 - 6,338,000 7,059,000 - 7,064,000
QUESTION 3
What is the Total Cash Flow Available for Distribution for the entire project?
This is a single choice question. Selections are automatically selected as you use arrow to move.
534,000 - 539,000 2,859,000 - 2,864,000 3,736,000 - 3,741,000 541,000 - 546,000
QUESTION 4
What is the NOI in Year 1?
This is a single choice question. Selections are automatically selected as you use arrow to move.
585,570 602,616 581,340 575,370
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