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Commercial and Investment Real Estate Opportunities Types of Properties Diversity of Clients ® Dearborn Real Estate Education, 2002 Primary Classifications of Commercial Properties Office Retail Industrial Apartments Other Commercial Properties ® Dearborn Real Estate Education, 2002 Commercial Property As an Investment Almost every type of commercial property can be an investment! ® Dearborn Real Estate Education, 2002 Investment Customers Users Space Driven Developers Build-to-Suit Pure Investors Profit Driven ® Dearborn Real Estate Education, 2002 Commercial and Investment Real Estate Opportunities Residential Real Estate – One Client – One House – One Time Commercial and Investment Real Estate – Many Types of Properties – Several Kinds of Customers – Unlimited Opportunities – Redundant Business Too! ® Dearborn Real Estate Education, 2002 “Taxpayer” Small Multiuse Buildings Typically, a store or office on the ground floor with two to six apartments above. ® Dearborn Real Estate Education, 2002 Advantages of Purchasing a Small Multiuse Building Which type of customer would buy a small multiuse building? ® Dearborn Real Estate Education, 2002 Net Operating Income (NOI) Gross Operating Income Less Owner’s Operating Expenses Equals Net Operating Income ® Dearborn Real Estate Education, 2002 Case Study: Main Street Multiuse Building ® Dearborn Real Estate Education, 2002 The Advantages of Purchase Often the cost to buy is equal to or less than the cost to rent. Purchase price is affordable. Tax benefits of ownership, i.e., depreciation ® Dearborn Real Estate Education, 2002 Often the Cost to Buy Is Equal to or Less Than the Cost to Rent. Store rent (from problem) $15 PSF X 1,000 SF = $15,000 annual rent Rental income (apartments) $12,000 Owner’s Operating Expenses 10,000 “Profit” $ 2,000 Effective new rent $13,000 ® Dearborn Real Estate Education, 2002 Affordable Purchase Price Financing the Main Street Building Building Price Down Payment Mortgage $160,000 – 32,000 $128,000 15-Year Term, 7.5% Interest Rate Annual Debt Service $ 14,239 ® Dearborn Real Estate Education, 2002 Cost to “Carry” the Main Street Building Debt Service (per year) Operating Expenses Total Expenses $14,239 10,000 $24,239 ® Dearborn Real Estate Education, 2002 New Store Rent Cost to “carry” the building Less income from apartments Effective New Store Rent $24,239 –12,000 $12,239 A savings of $2,761 over the original rent ($15,000) due as a tenant. ® Dearborn Real Estate Education, 2002 Tax Advantages of Ownership Depreciation or Cost Recovery Depreciation Time Required by IRS Code Commercial Buildings over 39 years Buildings depreciate, but land does not Apartment Buildings over 27.5 years ® Dearborn Real Estate Education, 2002 Tax Advantage of Ownership Purchase Price $160,000 Less Land Value – 20,000 Depreciable Building Value $140,000 Building value divided by 39 years equals the annual tax depreciation. $140,000 divided by 39 = 3,590 Tax Benefit ® Dearborn Real Estate Education, 2002 Buy vs. Rent User-investor saves $2,761 in rent Gains tax advantage of $3,590 Real estate agents should discuss the advantages of purchasing with their clients. ® Dearborn Real Estate Education, 2002 The Concept of Vacancy Vacancy is defined as a portion of, or entire space without, tenancy, measured for a period of time. ® Dearborn Real Estate Education, 2002 Neighborhood Strip Center ® Dearborn Real Estate Education, 2002 Considerations of a User Customer The cost to buy may be equal to or less than the cost to rent. Tax advantages of ownership. However, “Purchase price is affordable” may no longer be true. ® Dearborn Real Estate Education, 2002 Considerations of an Investor Client Quality of Tenants Turnover Concerns Rate of Return on the Investment ® Dearborn Real Estate Education, 2002 Case Study: Neighborhood Strip Center ® Dearborn Real Estate Education, 2002 Step 2: Adjusting for Vacancy Adjusting for vacancy requires a reality examination. Vacancy is usually calculated as a percentage of the Potential Rental Income (PRI). ® Dearborn Real Estate Education, 2002 Determine Gross Operating Income ® Dearborn Real Estate Education, 2002 Step 3: Calculating the Total Operating Expenses ® Dearborn Real Estate Education, 2002 Step 4: Calculating NOI Net Operating Income Gross Operating Income minus Operating Expenses equals Net Operating Income ® Dearborn Real Estate Education, 2002 Repair and Maintenance Contingency Expenses Contingency expenses are best thought of as irregular, unexpected or emergency events. There is an important distinction between normal regular expenses and contingency repair and maintenance expenses. ® Dearborn Real Estate Education, 2002 Repair and Maintenance Guidelines Age of the building Condition of the property Under the lease terms, what are the landlord’s responsibilities? Calculation Percentage of PRI or Percentage of GOI or Fixed Dollar Figure ® Dearborn Real Estate Education, 2002 Repair and Maintenance Problem ® Dearborn Real Estate Education, 2002 Effect of Repair and Maintenance on Expenses Operating Expenses Taxes $20,000 Insurance 2,500 Repair & 3,750 Maintenance Total $26,250 Revised NOI Income Expenses NOI $67,500 –26,250 $41,250 ® Dearborn Real Estate Education, 2002 Market Value © Dearborn Real Estate Education, 2002 Market Conditions Affecting Price Supply and Demand Location, location, location! Available Financing Insurance Value © Dearborn Real Estate Education, 2002 Commercial Values Retail – Location – Traffic Industrial – Cost of Labor – Transportation Investment – Upside Potential © Dearborn Real Estate Education, 2002 Highest and Best Use The best use of a property will create the highest financial return on the investment. © Dearborn Real Estate Education, 2002 Triple Net Lease (NNN) Tenant pays all © Dearborn Real Estate Education, 2002 Floor Area Ratio (FAR) a.k.a Land Coverage Ratio The ratio of the bulk area of a building to the land on which it is situated. © Dearborn Real Estate Education, 2002 Highest and Best Use Problem A © Dearborn Real Estate Education, 2002 Conversion Costs Variance–Legal Costs Construction Costs Down Time © Dearborn Real Estate Education, 2002 Highest and Best Use Problem B © Dearborn Real Estate Education, 2002 Comparing NOI Current Tenant GOI TOE NOI $75,000 15,000 $60,000 Proposed Tenant GOI $60,000 TOE (NNN) 0 NOI $60,000 © Dearborn Real Estate Education, 2002 Good Deal for Owner? Rent Increases No Conversion Expenses No Down Time Bigger Building Sale versus Land Lease © Dearborn Real Estate Education, 2002 Capitalization Rate (CAP Rate) The CAP rate can be looked at as a desired “profit percentage” for an investor. © Dearborn Real Estate Education, 2002 CAP Rate Formulas Solve for Market Value Solve for CAP Rate NOI CAP Rate NOI Offer $50,000 10% Market Value ? CAP Rate $60,000 $500,000 ? © Dearborn Real Estate Education, 2002 CAP Rate Problems A property is priced at $750,000 and has a NOI of $67,000. What is the CAP rate being offered? An investor wants to sell her building. She advises you that she has an NOI of $48,000 and will offer the property at an 11% CAP. At what price do you market the building? © Dearborn Real Estate Education, 2002 Retail Terms © Dearborn Real Estate Education, 2002 Anchor Tenants Do not sell anchors! Large department stores or supermarkets Do their own advertising © Dearborn Real Estate Education, 2002 CAM Charges Common Area Maintenance © Dearborn Real Estate Education, 2002 GLA Gross Leasable Area © Dearborn Real Estate Education, 2002 Tax Escalation Clause a.k.a Real Estate Taxes over Base a.k.a Tax Stops © Dearborn Real Estate Education, 2002 Annual Property Operating Data (APOD) © Dearborn Real Estate Education, 2002 Case Study: Mountain View Mini Mall © Dearborn Real Estate Education, 2002 Base Rent Roll Calculation Store Square Feet Base Rent Annual Rent Restaurant 1,500 $15 $22,500 Dry cleaner 1,500 $15 $22,500 Video store 3,000 $18 $54,000 Stationery 2,000 $18 $36,000 Real estate 2,000 $16 $32,000 Total $167,000 © Dearborn Real Estate Education, 2002 Step 2 Analyze all other income and adjustments to income. Solve for Gross Operating Income. © Dearborn Real Estate Education, 2002 Vacancy and Credit Losses In this problem, 5% is used for vacancy contingency. Potential Rental Income Multiplied by 5% Vacancy & Credit Losses $177,000 X .05 $8,850 © Dearborn Real Estate Education, 2002 Step 3 Expenses Only the Owner’s Operating Expenses Reminder: All figures are annual. © Dearborn Real Estate Education, 2002 Step 4: Solve for NOI Net Operating Income (NOI) Gross Operating Income $168,150 Less: Operating Expenses – 81,000 Net Operating Income $87,150 © Dearborn Real Estate Education, 2002 What Is My Building Worth? Step 5: Calculating Market Value NOI ÷ CAP Rate = Value $87,150 ÷ .12 (12%) = $726,250 © Dearborn Real Estate Education, 2002 The Value of Investments © Dearborn Real Estate Education, 2002 Key Investment Terms Rate of Return Leverage Initial Investment Cash Flow Before Taxes (CFBT) Equity Cash on Cash Return Internal Rate of Return (IRR) © Dearborn Real Estate Education, 2002 Leveraged Purchase Cash on Cash Return CFBT = NOI – Annual Debt Service Cash on Cash = CFBT ÷ Initial Investment © Dearborn Real Estate Education, 2002 Investment Strategies Stability Potential Flipping Upside Potential Holder © Dearborn Real Estate Education, 2002 What Is the Property Worth? © Dearborn Real Estate Education, 2002 Components of Value Current year analysis Five-year forecast Owner’s perspective Buyer’s perspective © Dearborn Real Estate Education, 2002 Case Study Office Building © Dearborn Real Estate Education, 2002 © Dearborn Real Estate Education, 2002 Determine Current Rent Roll and Potential Rental Income © Dearborn Real Estate Education, 2002 Complete the Income portion of the APOD. © Dearborn Real Estate Education, 2002 © Dearborn Real Estate Education, 2002 Operating Expenses © Dearborn Real Estate Education, 2002 © Dearborn Real Estate Education, 2002 Net Operating Income © Dearborn Real Estate Education, 2002 Cash Flow Before Taxes (CFBT) © Dearborn Real Estate Education, 2002 Cash on Cash Return Cash on Cash = CFBT ÷ Initial Investment $15,294 (CFBT) ÷ $125,000 (II) = .1224 12.24% is the Cash on Cash Return © Dearborn Real Estate Education, 2002 All Cash Purchase Capitalization Rate Formula: NOI ÷ Value (Purchase Price) = CAP Rate $60,936 ÷ $500,000 = .1219 12.19% CAP Rate © Dearborn Real Estate Education, 2002 Spreadsheets Cash Flow Forecasts © Dearborn Real Estate Education, 2002 The Upside Current Year 2 Year Year 3 Year 4 Year 5 NOI 60,936 73,644 79,166 87,284 90,486 CFBT 15,294 28,022 33,524 41,642 44,844 © Dearborn Real Estate Education, 2002 Cash on Cash Returns Year CFBT 1 2 Initial Investment $15,294 $125,000 $28,022 $125,000 Cash on Cash Return .1224 (12%) .2242 (22%) 3 $33,524 $125,000 .2682 (27%) 4 $41,642 $125,000 .3331 (33%) 5 $44,844 $125,000 .3588 (36%) © Dearborn Real Estate Education, 2002 Market Value Does the potential buyer care about the present owner’s return on his/her investment? © Dearborn Real Estate Education, 2002 Potential Market Value Current Year 2 Year NOI Year 3 Year 4 Year 5 60,936 73,664 79,166 87,284 90,486 10% CAP 12% CAP © Dearborn Real Estate Education, 2002 Potential Market Value Current Year 2 Year Year 3 Year 4 Year 5 NOI 60,936 73,664 79,166 87,284 90,486 10% CAP 12% CAP 609,360 736,640 791,660 872,840 904,860 507,800 613,867 659,717 727,367 754,050 © Dearborn Real Estate Education, 2002 What Is My Property Worth? © Dearborn Real Estate Education, 2002 Considerations Regarding Value What the current owner paid is irrelevant. Test the assumptions used in the forecast. How much upside potential will a buyer pay for? © Dearborn Real Estate Education, 2002 Methods of Valuation Income Approach Comparable Sales Method Cost Approach © Dearborn Real Estate Education, 2002 The Buyer’s Perspective Challenges Incorrectly Stated Facts Questionable Assumptions Business Style © Dearborn Real Estate Education, 2002 Applied to the last problem Basement Rent? Vacancy Rate 7%? Repairs and Maintenance 5%? Off Site Management 5% © Dearborn Real Estate Education, 2002 Compare the Market Values None of the “facts” changed. What did change were the assumptions. © Dearborn Real Estate Education, 2002 Commercial Agents Validate the facts and evaluate the assumptions. © Dearborn Real Estate Education, 2002 To make a deal Negotiate the assumptions first Then the price © Dearborn Real Estate Education, 2002 Future Business Develop relationships with commercial and investment customers for life. © Dearborn Real Estate Education, 2002