How do I calculate the apartment expenses (year 1-11) and the new tenants expenses (year 4-11)??

You have been hired to perform an investment analysis for a high net worth individual to determine if they should purchase a commercial real estate property. The investment includes office, retail, apartments, and a parking deck.

The following are the income characteristics:

Office - 70,000 square feet is leased to a national tenant, Mortgage Bankers Association for $38 per square foot for the next 15 years. The rent will increase by 2 percent per year. There are expense stops for this tenant of $8.25 per square foot and there is no risk of vacancy or credit loss. 30,000 square feet is leased to a law firm, DCH for $36 per square foot for the next three years with no rent increases and there is no risk of vacancy or credit loss. At the end of three years they will vacate the space and it will take nine months to lease the space at which time the market rent is projected to be $42 per square foot with annual increases of 3 percent. The new tenant's lease term on this space is 10 years and the vacancy and credit loss is estimated at 3 percent. Office expenses for all office tenants are $7.00 per square foot and increase by 3 percent per year.

Retail - 15,000 square feet is leased to Aldi for $45 per square foot with no rent increases on a triple net basis for the next 20 years and there is no risk of default. 30,000 square feet is leased to Best Buy for $40 per square foot triple net basis for the next 15 years with rents increasing 2 percent a year and there is no risk of vacancy or credit loss. Starbuck leases 1,000 square feet for $70 per square foot with rent increases of 4 percent per year on a triple net basis for 15 years and there is no risk of credit loss.

Multi-Family - There is a mixture 120 one and two bedroom apartments that rent for $1,000 to $2,000 per month with the average rent of $1,500 per month. These rents increase by 4 percent a year and the unrecoverable expense ratio (i.e. expenses) is 30 percent. The market vacancy and credit loss for the apartments is 4 percent.

Parking Deck - There is a combination of parking for each of the property types. Some of the parking spaces are rented on a monthly basis where others are rented on a daily or hourly basis. The annual gross parking revenue is $250,000 per year with expenses of 15 percent of gross. It is anticipated that the parking revenue will increase by 2 percent per year.

Financing - The Bank of Mellow is providing a 75 percent loan to value mortgage at 6.75 percent amortized over 25 years with a 10-year call (balloon). Taxes - Your investor has an ordinary income tax rate of 28 percent. The long term capital gain taxes are 20 percent and depreciation recapture is 25 percent.

Investment Criteria /Assumptions- The property is being offered for $80 million. The terminal cap rate is 8.50 percent and the discount rate is 10 percent. The holding period is 10 years. Assume that the land value is $17 million. Assume that the multi-family has a value based on a GIM of 6.9 and the land value is 20 percent of the $17 million. Use the appropriate depreciation periods. Also assume that the cost of sale at the end of the holding period is 1 percent.

Questions:

What are the annual cash flows for periods 1 to 11; what is the terminal value; what is the before and after tax NPV and IRR; what is the division of value between cash flows and resale? Do you recommend purchasing the property? Explain why or why not. Show all calculations - PGI, EGI, Expenses, NOI, Taxes, etc. If unclear about something clearly state your assumptions.