You have just received (late 1993) the attached setup from a local broker for the purchase of a commercial warehouse facility in the City of Commerce, a city east of downtown Los Angeles with a heavy industrial base. As either an investor or someone representing investors with capital available to be directed towards real estate assets, you want to analyze this property for possible acquisition/syndication. Review the attached setup and answer the following:

1. Summarize the salient features of the investment. What do you see as the risks of the deal? What are the rewards?

2. Assume you could close the purchase of the property on January 1, 1994, at a purchase price of $3.4 million, inclusive of all closing costs. Further, assume the following:

Rugbyis rent will increase to $0.475 per SF per month NN2 on 8/1/1994. The current tenant, Rugby Labs, vacates the property at the end of their primary lease term. The building is subsequently leased up after 90 days, at $0.35 NNN for a primary term of 10 years and an option term of an additional 10 years. The rent will be ad- justed every 30 months for changes in the Consumer Price Index (CPI), compounded annually. The minimum rental increase is 3% per annum, and the maximum, 5%. Upon re-leasing, you would have to pay $1/SF in tenant improvements, and a lease commission equal to 4.5% of the total base rents (without inaation adjustment) over the lease term. You will sell the property at the end of 10 years (beginning of 2004), the exit cap rate is projected to be 10%. For now, assume that there is no income tax consideration. (There are still real estate taxes!) Also, assume that the seller is taking care of the outstanding mortgage. Roof maintenance costs $10,000 in the Orst year, and is projected to increase 3% per year. Insurance expense is initially $7500 per annum, and is projected to increase 3% per year. Real estate taxes are projected to increase 2% per year. Inaation rate is projected to be 4%. To simplify the calculations, assume that all payments (rents, expenses, taxes, ...) in a year are made at the end of that year. Historical risk premium on industrial properties has been 3.5% per year. The trea- sury yields as of the end of 1993 are as follows: 3-months: 3.07%, 1 year: 3.63%, 2 years: 4.25%, 3 year: 4.58%, 5 year: 5.21%, 7 years: 5.53%, 10 year: 5.83%, 10 years: 5.83%. Moodyis Aaa corporate bond yields exceed the treasury yields by 1%, Baa yields exceed the treasury yields by 2%.

What do you project the IRR and the NPV of this investment to be? Which discount rate(s) did you use, how can you justify the use of these discount rates? What assumptions did you make? Is this a good deal? Are you compensated adequately for the risks you noted in question 1?

3. Are you satisfed with the assumptions you made about the resale value of the property? If not, how would you modify them?

INDUSTRIAL INVESTMENTFOR SA Strong Credit Tenant High-Quality, Dock-high Distribution 24' Clear 45/3000 GPM E * Entire Warehouse Air Conditioned by 1 3 Blocks to Washington Boulevard/Sant SALE PRICE s.3.800.000.00 CASH DOWNPAYMENT S 1.500 000 00 46.80r ANN LOANS: 2nd 300,000.00 s % LESS INTEREST RATE MONTHLY PAYMENT DUE DATE LENDER 17.658.91s SEE REVERSE SIDE FOR PHYSICAL DETAILS, EXPENSES, AND TENANT/LEASE IN INDUSTRIAL INVESTMENTFOR SA Strong Credit Tenant High-Quality, Dock-high Distribution 24' Clear 45/3000 GPM E * Entire Warehouse Air Conditioned by 1 3 Blocks to Washington Boulevard/Sant SALE PRICE s.3.800.000.00 CASH DOWNPAYMENT S 1.500 000 00 46.80r ANN LOANS: 2nd 300,000.00 s % LESS INTEREST RATE MONTHLY PAYMENT DUE DATE LENDER 17.658.91s SEE REVERSE SIDE FOR PHYSICAL DETAILS, EXPENSES, AND TENANT/LEASE IN