Question :
Arnold Benedict is thinking of purchasing an apartment complex that is offered for sale by the firm of Flee and Getabinder. The price $2.25 million, equal the property's market worth. The subsequent statement of income and expense is shown for Benedict's consideration:
The stated Satyr Apartments Prior Year's operations results, shown by Flee and Getabinder, Brokers 30 Units, all two bedroom apartments, $975 per month $351,000
Washer and Dryer Rental $10,000
Gross Annual Income $361,000
Less Operationg Expenses:
Manager's Salary $10,000
Maintenance Staff (one person, part-time) $ 7,800
Seedy Landscape $1,300
Property Taxes $13,500 $ 32,600
Net Operating $ 328,400
By examine the electric meters during an inspection tour of the property; benedict evaluates the occupancy rate to be about 80 %. He learns, by talking to tenants, that most have been produced inducements such as a month's fee rent or special decorating allowances. A check with competing apartments houses reveals that same apartment units rent for about $895 per month and that vacancies average about 5%. Furthermore, these other apartments have recreation and pools areas that make their units worth about $20 per month more than those of the Stated Satyr, which had neither.
The tax assessor shows that the apartments were reassessed 12 months ago and that the current taxes are $71,400.
Benedict learns that the resident manager at Sated Stayr, in addition to a $10,000 salary, acquires a free apartment for her services. He also discovers other expenses: insurance may cost $6.50 per $1,000 of coverage, based on evaluated replacement cost of about $1.8 million; worker's compensation ($140 per annum) have to paid to the state; utilities, incurred to light hallways and other common areas, cost about $95 per month for same properties, supplies and miscellaneous expenses classically run about .25 percent of efficient gross rent. Professional property management fees in the market are naturally are about 5 % of effective gross income.
1. Prepare a seven - year forecast of net operating income for the Sated Satyr Apartments, incorporating the subsequent assumptions:
a. Potential gross rent and miscellaneous other income can grow at 2.5 % per annum over the forecast period.
b. Vacancies in the market area will stay constant over the forecast period.
c. Operating expenses other than management fees and property taxes will rise at 2.5 percent per annum over the forecast period
d. Management fees as a percent of efficient gross income will remain constant over the forecast period
e. Property taxes are expected to rise to $76,048 in the third year of the forecast and to $85,039 in the seventh year.
2. Consider that capitalization rate will remain constant; prepare an estimate of the property's market at the end of the projected holding period.
3. Based on total operating income projection for the first year, evaluate the mortgage loan that will be available if the lender needs a debt coverage ratio of not less than 1.20. Anticipated loan terms are interested at 8.5 % per annum, and level monthly payments to amortize the loan over 20 years. No discount points or loan origination fee is anticipated
4 Round your mortgage loan estimate from question 1 above, to the nearest $100,000. Adjust the Sated Satyr Apartments projection to derive a seven-year projection of before-tax cash flow, based on this loan.
5 Using the mortgage loan from question #2 above prepare a seven-year amortization schedule for the Sated Satyr Apartments. Add an anticipated remaining mortgage balance at the end of seven years.
6 Using the forecasted future market value generate in question #3 (rounded to the nearest $100,000) estimate before-tax cash flow disposal, consider the following:
a. The property is sold at the end of the seventh year (that is, before the first debt service payment falls due for the eighth year)
b. Transaction costs (legal and accounting fees, brokerage and so forth) equal 8 % of the selling price.