An investor has just inherited $605,000. A local commercial real estate broker has presented her with the following opportunity to purchase a small office building for $1,500,000.
There are four existing leases:
A bank rents the 9,500 square feet on the first floor for $10,500 per month with level payments for three more years. Thereafter, the bank is expected to renew for 10 years at $12,000 per month.
An insurance company rents 6,200 square feet on the second floor for a fixed $12.85 per square foot per year (current market rate). The lease will expire at the end of two years. She expects to rent this space for the market rental rate at that time. Current market rents are expected to increase at 4 percent per year for the next five years and then zero percent per years for the following seven years.
A lawyer leases the 2,500 remaining square feet on the second floor at $2,750 per month for the next 10 years with annual increases based on 50 percent of the increases in market rents.
An accounting firm rents 9,950 square feet on the third floor at $.94 per square foot per month. These payments will increase 1 percent for year two, followed by a 2 percent per year increase for years three and four, and then 3 percent per year increases for the remaining six years on the lease.
Office buildings in the area typically have 5 percent vacancy. The building is currently 100 percent leased, but there is still the possibility of a tenant leaving before the lease expires. Thus, she projects a vacancy and credits an allowance of 3 percent in the first two years and 5 percent in the years thereafter.
Projections for operating expenses include management fees based on 7 percent of effective gross income (EGI). Property taxes are $20,000 for the first two years with a 15 percent increase in the third year with no further increases thereafter. Utility expenses are based on $1.50 per square foot of gross building area increasing at 5.5 percent per year. Insurance is based on an $.18 per square foot of rentable area increasing at 4 percent per year. Janitorial expenses are projected at $.75 per square foot of gross area increasing by 6 percent per year. Maintenance allowances of $.25 per square foot of gross area is projected with a 4 percent annual increase. Other expenses total $39,000 per year and are expected to increase at 3 percent per year for three years, 2.5 percent for the following year, and 2 percent thereafter.
The parking lot likely will need repaving on a rotating basis every 12 years at a cost of $12,000. Therefore, a yearly reserve replacement account of $1,000 per year should be established.
Other Information
Building Gross Area 31,150
Non-financing acquisition costs $135,000
Other Income
Paid parking spaces 30
Monthly rent per space $150
Monthly vending income $200
Growth rate for other income 0%
Financing Information
LTV 70%
Interest rate 8%
Term 20 years
Financing costs (paid up front) 2%
Depreciation Information
Land-to-Value ratio 15%
Depreciable life 39
Tax Rate Information
Ordinary income marginal tax rate 33%
Capital gains tax rate 15%
Rate on Recaptured Depreciation 25%
Future selling information
Expected cap rate at time of sale 8.5%
Selling expenses 7.5%
Expected holding period 5
Required Rate of Return on Equity (after-tax) 15%
Assume a 5-Year holding period and estimate all the after-tax cash flows for the period along with an estimated after-tax NPV and IRR. Should you make the investment?