The Chrysler Building in New York (see article) sold in 2019 for ~$150 million. This compares with the 2008 purchase of a 90% share by Abu Dhabi for $800 million. The investor lost over 80% on the deal.

This explains the loss: A third party, Cooper Union school, owns the land under the building. The annual ground rent increased in 2018 from $7.75 million to $32.5 million. Scheduled increases will bring the ground rent to $41 million in 2028 and $55 million in 2038. The lease expires in 2147.

For the purposes of this analysis, assume that your investment group wants to make an offer to buy the land, in cash, based on a discount rate of 6%. Assume that the property (land only) will be purchased on 1/1/2020 and sold on 12/31/2039 after 20 years of ownership for $900 million. Also assume that the ground lease income stream is absolute net, with no expenses to the land owner, and that the lease rate increases all occur on January 1 of their respective years.

1.1 What is the Present Value based on a 20 year DCF?

1.2 Using the PV that you found in #1, what is the Cap Rate (based on Year 1 income)?

1.3 Alternative Purchase price: If you pay $600 million for the property, what is the IRR?

1.4 Alternative Purchase price: If you pay $600 million for the property, what is the Cap Rate?