Ministry of Magic Building_Solution

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University of Florida *

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6395

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Finance

Date

Jan 9, 2024

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xlsx

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264

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Transaction Summary Sources & Uses CLOSE Total % of Total Uses Purchase Price 15,000,000 98% Closing Costs 150,000 1% Tenant Improvements Leasing Commissions Capital Expenditures Financing Fees 97,500 1% Total Uses $15,247,500 100% Sources Equity 5,497,500 36% Debt 9,750,000 64% Operating Cashflow Total Sources $15,247,500 100% Returns Summary Peak Equity IRR Profit Unlevered Project $15,327,914 8.8% $6,976,419 Levered Project $5,751,664 16.9% $5,265,088 LP $5,176,498 16.2% $4,474,320 GP $575,166 22.5% $790,768 GP Project $575,166 16.2% $497,147 GP Promote n/a n/a $293,621 NOI Summary NOI Growth NOI YoC Year 1 $1,037,902 6.5% Year 2 $1,009,687 (2.7%) 6.3% Year 3 $1,046,752 3.7% 6.6% Year 4 $1,041,880 (0.5%) 6.5% Year 5 $1,098,140 5.4% 6.9% Year 6 $1,157,153 5.4% 7.2% Capital Expenditure Summary Per SF Deferred Maintenance 4.58 Offensive Renovations Subtotal $4.58
Capital Reserves 0.75 Total $5.33 Exit Summary Reversion NOI Exit Cap Total $ Sale Proceeds $1,157,153 6.50% $17,802,353 Less: Sale Costs (178,024) Net Sale Proceeds $17,624,329 Less: Outstanding Debt Value (9,198,269) Less: Equity Allocation (5,751,664) Terminal Value Profit 51% $2,674,396 Interim Cash Flow 49% 2,590,691 Total Profit 100% $ 5,265,088 Revenue & Expense Summary Year 1 Potential Base Rent 1,079,835 Absorption & Turnover Vacancy Rent Abatements Other Revenue 452,457 General Vacancy & Credit Loss (54,714) Effective Gross Revenue $1,477,578 Operating Expenses (439,677) NOI $1,037,902 Tenant Improvements Leasing Commissions Capital Expenditures (275,000) Capital Reserves (9,000) Unlevered Cash Flow $753,902 Debt Service (340,461) Levered Cash Flow $413,440 Physical Occupancy 100% Economic Occupancy 98% In-Place Rent PSF $18.00 NOI Margin 70% Yield-on-Cost 6.7% Cash-on-Cash 7.5% DSCR 3.0x
HOLD Per SF Total % of Total Per SF 250 15,000,000 94% 250 3 150,000 1% 3 268,584 2% 4 143,686 1% 2 320,000 2% 5 2 97,500 1% 2 $254 $15,979,770 100% $266 92 5,751,664 36% 96 163 9,750,000 61% 163 478,106 3% 8 $254 $15,979,770 100% $266 Deal Summary Multiple Location London, UK 1.46x Vintage 1907 1.92x Total SF 60,000 1.86x Occupancy 100% 2.37x Hold Period 60 Months 1.86x Parking Spaces 4.2 / 1,000 250 n/a Debt Summary Loan Proceeds $9,750,000 Delta to Exit Cap Leverage (Close / Life) 64% / 61% (0.00%) Rate Floating 3.66% (0.18%) Fees 1.00% 0.05% IO Period 36 Months 0.02% Maturity 12/31/2025 0.37% 0.74% Joint Venture Summary GP Equity 10.0% Pref 12.0% Total Hurdle #2 15.0% after a 12.0% 275,000 Hurdle #3 25.0% after a 16.0% Hurdle #4 40.0% after a 20.0% $275,000
45,000 Reversion Summary $320,000 Forward NOI 1,157,153 Less: Free Rent Reversion NOI $1,157,153 Per SF Exit Cap Rate 6.50% $ 297 Gross Exit Price $17,802,353 Less: Forward TI & LC Less: Free Rent Less: Other Adjustments Net Exit Price $17,802,353 Year 2 Year 3 Year 4 Year 5 Year 6 1,087,749 1,092,035 1,118,039 1,143,685 1,171,172 (27,329) (20,265) (4,360) (8,945) (2,018) (9,878) 451,671 479,199 483,855 523,395 547,550 (42,428) (57,693) (62,156) (62,007) (53,288) $1,460,718 $1,511,524 $1,519,473 $1,590,834 $1,665,434 (451,031) (464,772) (477,593) (492,694) (508,281) $1,009,687 $1,046,752 $1,041,880 $1,098,140 $1,157,153 (114,911) (26,324) (127,349) (61,668) (13,914) (68,104) (9,000) (9,000) (9,000) (9,000) (9,000) $824,107 $997,514 $1,032,880 $893,687 $1,148,153 (318,519) (319,188) (590,056) (597,338) $505,588 $678,326 $442,824 $296,350 $1,148,153 97% 100% 98% 100% 100% 92% 96% 76% 96% 99% $18.15 $18.20 $18.63 $19.06 $19.52 69% 69% 69% 69% 69% 6.5% 6.7% 6.7% 7.1% 7.4% 9.0% 12.1% 7.9% 5.2% 3.2x 3.3x 1.8x 1.8x n/a
Inputs Property Overview Name Ministry of Magic Type Office Location London, UK Year Built 1907 Size 60,000 Occupancy 100% Parking Spaces 250 Acquisition Assumptions Acquisition Date 12/31/2020 Hold Period 60 Months Purchase Price $250 / SF $15,000,000 Acquisition Closing Costs 1.00% Capital Expenditures Per SF Total Defensive Amount 4.17 250,000 Contingency 10.0% 0.42 25,000 Subtotal $4.58 $275,000 Offensive Amount Contingency 10.0% Subtotal Total $4.58 $275,000 Schedule Start End Duration Defensive 3/31/2021 12/31/2021 9 Months Offensive 3/31/2021 12/31/2021 9 Months Capital Reserves Per SF Per Year Total Amount $0.15 $9,000 $45,000
Toggle Scenario 1 1 Scenario 2 0 Joint Venture Assumptions GP Equity 10.0% Promote Pref Splits Hurdle #1 n/a 12.0% 10.0% Hurdle #2 15.0% 16.0% 23.5% Hurdle #3 25.0% 20.0% 32.5% Hurdle #4 40.0% 500.0% 46.0% Exit Assumptions Exit Date 12/31/2025 Exit Cap Rate 6.50% Sale Price $17,802,353 Exit Closing Costs 1.00% Reversion Assumptions Include? Forward NOI $1,157,153 Free Rent 1 Reversion NOI 1,157,153 Gross Exit Price $17,802,353 Forward TI & LC 1 Free Rent 1 Other Adjustments Net Exit Price $17,802,353 Financing Assumptions Start Date Floating 12/31/2020 Term 60 Months Maturity Date 12/31/2025 Loan Amount $9,750,000 Loan-to-Purchase Price 65% Interest Rate Spread L+ 200 bps All-in Rate 3.66% Fixed Rate 5.00% Interest Only Period 36 Months Amortization Period 360 30 Years Amortization Rate 5.00%
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