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Underwriting information: 200 unit apartment building 1,000 per month average rent 8% vacancy 40% total operating...

Underwriting information: 200 unit apartment building 1,000 per month average rent 8% vacancy 40% total operating expense ratio 3% growth rate Purchase price is $20 million Exit cap rate is 7.5% Unlevered discount rate is 8% Assume 5 year holding period

2. Assume the above but now with the following loan information: Loan principal of $10 million 5% interest rate 30 year term with amortization 2% loan fees

Calculate levered cash flows

Calculate net sales proceeds after debt repayment

What are net loan proceeds?

What is monthly loan payment?

What is effective annual interest rate?

What is your required equity investment if you buy the asset for $20 million?

What is your equity dividend rate?

What is the DSCR?

If the required return (discount rate) increases to 11%, what is your NPV?

Levered IRR?

Solutions

Expert Solution

Year 0 1 2 3 4 5
1.Purchase price -20000000
2.Potential Gross Income(200*1000*12)*1.03 after yr.1 2400000 2472000 2546160 2622545 2701221
3.Vacancy loss(8%*rent) -192000 -197760 -203693 -209804 -216098
4.Effective Gross Income 2208000 2274240 2342467 2412741 2485123
5.Opg. Expense(40%*PGI) -960000 -988800 -1018464 -1049018 -1080488
6.Net operating Income(NOI) 1248000 1285440 1324003 1363723 1404635
7.Annual debt service(ADS)(53684.61*12) -496689 -489141 -481207 -472866 -464099
8.Levered cash flows 751310.6 796298.9 842796.7 890857.3 940536.3
9.Net sales proceeds after debt repayment 9545542
10.Total cashflows -20000000 751310.6 796298.9 842796.7 890857.3 10486078
11.Equity dividend rate(lev. Cash flows/10.2mln.)     -----------ANS. 7 7.37% 7.81% 8.26% 8.73% 9.22%
12.DSCR (NOI/ADS)------------ANS. 8 2.51 2.63 2.75 2.88 3.03
13.Total cash flows(same as 11) -20000000 751310.6 796298.9 842796.7 890857.3 10486078
14.PV F at 11%(1/1.11^Yr. n) 1 0.900901 0.811622 0.731191 0.658731 0.593451
15.PV at 11%(13*14) -20000000 676856.4 646294.1 616245.7 586835.3 6222977
16. NPV at 11%(sum row 15)---------Ans.9 -11250792
17. Levered IRR(of row 13)------------Ans.10 -8%
2. Net sales proceeds after debt repayment
Sales price(1404635/7.5%) 18728467
Mortgage balance (EOY 5) -9182925
9545542
3..Loan fees 10000000
Loan fees at 2% 200000
Net loan proceeds 9800000
4. Monthly loan payment
PV/ Annuity Factor for 360 months at 5% 12=0.4167% p.m.
10000000/((1-1.004167^-360)/0.004167)=
53684.61
5.Effective interest for the net loan proceeds=
9800000=(53684.61*(1-(1+r)^-360)/r)
ie. r= 0.4198% p.m.
(1+0.4198%)^12-1=
5.16%
Effective annual interest rate,when settled at EOY 5
9800000=(53684.61*(1-(1+r)^-60)/r)+(9182925/(1+r)^60)
0.4655% p.m.
ie. (1+0.4655%)^12-1=
5.73% p.a.
6.required equity investment if you buy the asset for $20 million =20 mln-9.8(net loan proceeds )=10.2 mln.
Year 0 1 2 3 4 5
1.Purchase price -20000000
2.Potential Gross Income(200*1000*12)*1.03 after yr.1 2400000 2472000 2546160 2622545 2701221
3.Vacancy loss(8%*rent) -192000 -197760 -203693 -209804 -216098
4.Effective Gross Income 2208000 2274240 2342467 2412741 2485123
5.Opg. Expense(40%*PGI) -960000 -988800 -1018464 -1049018 -1080488
6.Net operating Income(NOI) 1248000 1285440 1324003 1363723 1404635
7.Annual debt service(ADS)(53684.61*12) -964730 -1024750 -1044220 -1064687 -1086201
8.Levered cash flows 283270.1 260690.3 279783 299036.4 318434.3
9.Net sales proceeds after debt repayment 9545542
10.Total cashflows -20000000 283270.1 260690.3 279783 299036.4 9863976
11.Equity dividend rate(lev. Cash flows/10.2mln.)     -----------ANS. 7 2.78% 2.56% 2.74% 2.93% 3.12%
12.DSCR (NOI/ADS)------------ANS. 8 1.29 1.25 1.27 1.28 1.29
13.Total cash flows(same as 11) -20000000 283270.1 260690.3 279783 299036.4 9863976
14.PV F at 11%(1/1.11^Yr. n) 1 0.900901 0.811622 0.731191 0.658731 0.593451
15.PV at 11%(13*14) -20000000 255198.3 211582.1 204574.9 196984.6 5853790
16. NPV at 11%(sum row 15)---------Ans.9 -13277871
17. Levered IRR(of row 13)------------Ans.10 -12%

jeff jeffy answered 1 year ago
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