Problem $18-1$

ABC Fund has decided to enter into a joint venture with Newtown Development Incorporated to develop and operate an office building that will require an initial investment of $$100$ million to cover all the development costs $($hard and soft costs$).$ There will be no debt financing for the joint venture. Each party invests its capital at the beginning of the first year and cash flow from operations is projected as follows:

Year $1$ $ $2,070,000$

Year $24,070,000$

Year $39,070,000$

Year $412,070,000$

Year $514,070,000$

It is expected that the property will be sold at the end of year $5$ for $$150$ million.

ABC Fund will invest $$45$ million and Newtown Development Incorporated will invest the remaining $$55$ million needed for the development costs. The $$50$ million development costs already include a developer fee to Newtown Development Incorporated and the cash flow projections for each year above are net of a property management fee being paid to Newtown Development Incorporated.

ABC Fund will receive a $5$ percent operating return that is noncumulative. That is$,$ any shortfall is not carried over to the next year but is paid before Newtown Development Incorporated receives any cash from operations. After ABC Fund is paid its preferred return, Newtown Development Incorporated will receive a $5$ percent operating return on its contributed capital. This is also noncumulative. Any remaining cash flow from operations is split $5050$ to each party.

When the property is sold, proceeds from sale will be distributed as follows:

First, repay the initial capital investment by ABC Fund.

Next, repay the initial capital investment by Newtown Development Incorporated.

Next, pay ABC Fund an $11$ percent IRR preference on its investment.

Thereafter, split all proceeds $5050.$

Required:

Use the above assumptions to calculate the cash flows that each party will receive and its expected IRR. $($Negative amounts should be indicated by a minus sign. Round IRR answers to $2$ decimal places.$)$