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# Commercial Real Estate ArticlesProforma Income Statement Terms and Methodsfor Investment and Development Cash Flow Analysis

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## Adj Capitalization Rate article

### How is the Adj Capitalization Rate calculated for commercial real estate investments and developments? What are the factors that the Adj Capitalization Rate takes into consideration when shown in a proforma income statement, and what is ignored? Why is the Adj Capitalization Rate useful for investment real estate? These are the questions that are explored using the Proforma Example in this article. Start a 7 Day Free Trial

 Video Title: Learn about the Adj Capitalization RateVideo Publication_Date: Tuesday, July 18, 2017Video Duration: 1:58Video Description:The topic for this commercial real estate investment analysis video is Adj Capitalization Rate. Throughout the video planEASe Software is used to illustrate Adj Capitalization Rate. The video does not use the current Proforma Example, but all the factors that the Adj Capitalization Rate are sensitive to are covered.

Initial Investment = \$3,300,000.00
 2010 2011 2012 2013 2014 2015 Total Gross Income \$365,472 \$372,443 \$370,410 \$376,040 \$384,217 \$414,321 Less: Vacancy & Credit Loss 19,084 3,202 14,620 5,049 3,501 50,321 Effective Income \$346,387 \$369,241 \$355,790 \$370,992 \$380,717 \$364,000 Total Operating Expenses \$69,400 \$71,244 \$73,141 \$75,094 \$77,103 \$79,170 Net Operating Income \$276,987 \$297,997 \$282,649 \$295,898 \$303,614 \$284,830 Capitalization Rate 8.39% 9.03% 8.57% 8.97% 9.20% 8.63%

In this case the 2010 Capitalization Rate was calculated by:

 2010 Net Operating Income (NOI) \$276,987 divide by the Price \$3,300,000.00 equals the 2010 Cap Rate 8.39%

Considers:
• Asking Price, Scheduled Income(Current Year Only), Vacancies (Current Year Only), Expenses (Current Year Only), Capital (Development) Spending (from Previous Years)
Ignores:
• Time Value of Money, Sale Proceeds, All Financing (Loans), Other Years NOI, All Taxes

... and a lot of other things
Why is Adj Capitalization Rate useful?

If you are a developer you can think of the Adj Capitalization Rate as a Developer's Capitalization Rate. If you are looking at an investment that is a development, rehab, or has major vacancies that need to be leased up, the traditional Capitalization Rate might not give you a valid perspective. Using the Cap Rate on a year that has a stabilized NOI typically yields a better number. This is what the Adj Capitalization Rate is designed for. It can be looked at in years beyond the first year, and it adds any additional spending items to the price. Some of those spending items might include tenant improvements, commissions, rehab construction items, development construction items, and so on.

The Adj Capitalization Rate does not take into account financing. For that, look to the Adj Cash on Cash.

What is the Adj Capitalization Rate Sensitive to:

Price, Expenses, and Revenue Items (Rent Increase/Decrease, Vacancy, Reimbursements, Free Rent), Tenant Improvements, Commissions, Rehab Construction Items, Development Construction Items

The Adjusted Capitalization Rate is shown in these planEASe Reports:

Written by
Michael Feakins, CCIM
of planEASe Software