Project Cost Summary

Build to Suit Industrial Building


Summarizes the development cost of the project.


Cost Item

$/SqFt

Total %

Total $

Hard Costs

 

 

 

  Land

10.00

37.85%

1,200,000

  Sitework

2.52

9.54%

302,400

  Foundations & Floor Slab

2.41

9.12%

289,200

  Structure

2.55

9.65%

306,000

  Building Skin

2.18

8.25%

261,600

  Doors, Canopies, Soffits

0.49

1.85%

58,800

  Storefront

0.41

1.55%

49,200

  Roof Systems

1.72

6.51%

206,400

  Electrical

0.28

1.06%

33,600

  Exterior Contingency

0.66

2.50%

79,200

  Warehouse Finish

0.92

3.48%

110,400

  Standard Office Finish

1.00

3.79%

120,000

  Interior Contingency

0.10

0.38%

12,000

Total Hard Costs

$25.24

95.54%

$3,028,800

 

 

 

 

Soft Costs

 

 

 

  Permits

0.08

0.32%

10,000

  Legal & Title

0.15

0.57%

18,000

  Architectural/Engineering

0.42

1.58%

50,000

Total Soft Costs

$0.65

2.46%

$78,000

 

 

 

 

Total Costs before Debt

$25.89

98.00%

$3,106,800

Less: Draw Loan Interest & Fees

$0.53

2.00%

$63,294

Total Project Cost

$26.42

100.00%

$3,170,094

 

 

 

 

 

 

 

 

 


Project Bill of Materials

Build to Suit Industrial Building


Shows the bill of materials for the development.


Cost Item

Quantity

Cost/Item

Total $

Hard Costs

 

 

 

  Land

1.00 Each

1,200,000.00

1,200,000.00

  Sitework

1.00 Each

302,400.00

302,400.00

  Foundations & Floor Slab

1.00 Each

289,200.00

289,200.00

  Structure

1.00 Each

306,000.00

306,000.00

  Building Skin

1.00 Each

261,600.00

261,600.00

  Doors, Canopies, Soffits

1.00 Each

58,800.00

58,800.00

  Storefront

1.00 Each

49,200.00

49,200.00

  Roof Systems

1.00 Each

206,400.00

206,400.00

  Electrical

1.00 Each

33,600.00

33,600.00

  Exterior Contingency

1.00 Each

79,200.00

79,200.00

  Warehouse Finish

1.00 Each

110,400.00

110,400.00

  Standard Office Finish

1.00 Each

120,000.00

120,000.00

  Interior Contingency

1.00 Each

12,000.00

12,000.00

Total Hard Costs

 

 

$3,028,800.00

 

 

 

 

Soft Costs

 

 

 

  Permits

1.00 Each

10,000.00

10,000.00

  Legal & Title

1.00 Each

18,000.00

18,000.00

  Architectural/Engineering

1.00 Each

50,000.00

50,000.00

Total Soft Costs

 

 

$78,000.00

 

 

 

 

Total Project Cost

 

 

$3,106,800.00

 

 

 

 

 

 

 

 

 


Project Cost Schedule

Build to Suit Industrial Building


Shows the project cost schedule for the development.


Date

Cost Item

Quantity

Cost/Item

Total $

Feb 03

Permits

1.00 Each

$10,000

$10,000

Feb 03

Legal & Title

1.00 Each

$18,000

18,000

Feb 03

Architectural/Engineering

1.00 Each

$50,000

50,000

 

Total

 

 

$78,000

 

 

 

 

 

Mar 03

Land

1.00 Each

$1,200,000

$1,200,000

Mar 03

Sitework

1.00 Each

$302,400

302,400

Mar 03

Foundations & Floor Slab

1.00 Each

$289,200

289,200

 

Total

 

 

$1,791,600

 

 

 

 

 

Apr 03

Structure

1.00 Each

$306,000

$306,000

 

Total

 

 

$306,000

 

 

 

 

 

May 03

Building Skin

1.00 Each

$261,600

$261,600

May 03

Doors, Canopies, Soffits

1.00 Each

$58,800

58,800

May 03

Exterior Contingency

1.00 Each

$79,200

79,200

 

Total

 

 

$399,600

 

 

 

 

 

Jun 03

Storefront

1.00 Each

$49,200

$49,200

Jun 03

Roof Systems

1.00 Each

$206,400

206,400

 

Total

 

 

$255,600

 

 

 

 

 

Jul 03

Electrical

1.00 Each

$33,600

$33,600

Jul 03

Interior Contingency

1.00 Each

$12,000

12,000

 

Total

 

 

$45,600

 

 

 

 

 

Aug 03

Warehouse Finish

1.00 Each

$110,400

$110,400

Aug 03

Standard Office Finish

1.00 Each

$120,000

120,000

 

Total

 

 

$230,400

 

 

 

 

 

 

Total Unit Costs

 

 

$3,106,800

 

 

 

 

 

 

 

 

 

 


Project Draw Loan Report

Build to Suit Industrial Building


This report shows the results of a Draw Loan specified in support of the Build to Suit Industrial Building development project. The results are based on drawing 100% of the eligible costs specified. Draws are scheduled to occur each month during the life of the project. The loan bears interest at 9.000% and interest is scheduled to be accrued, and paid as part of the payments discharging the loan.There are no loan fees projected.



Time

Draw
Required


Payments

Interest
Accrued

Loan
Balance

Feb 03

$78,000

$0

$585

$78,585

Mar 03

$591,600

$0

$5,026

$675,211

Apr 03

$306,000

$0

$7,359

$988,570

May 03

$399,600

$0

$10,411

$1,398,582

Jun 03

$255,600

$0

$12,406

$1,666,588

Jul 03

$45,600

$0

$12,841

$1,725,030

Aug 03

$230,400

$0

$14,666

$1,970,095

Sep 03

$0

$1,970,095

$0

$0

Totals

$1,906,800

$1,970,095

$63,294

$0

 

 

 

 

 


Proforma Income Statement

Build to Suit Industrial Building


Shows the monthly cash flows during the development phase. The Construction Draw loan here has been specified to accrue (rather than pay) interest before being taken out by the Permanent Loan, which is specified to be 100% of the Draw Loan Balance. Since the Draw interest is accrued, the amount of the Permanent Loan includes the accrued interest. The Draw Interest is "Construction Period Interest" under the tax law, and must be amortized over the depreciable life of the assets constructed. PlanEASe handles this by allocating the interest to each of the assets causing the draws, and depreciating the total.


 

Jan 03

Feb 03

Mar 03

Apr 03

May 03

Jun 03

Jul 03

Aug 03

Sep 03

Oct 03

Nov 03

Dec 03

Ttl 03

Jan 04

Feb 04

Mar 04

Apr 04

May 04

Jun 04

Ttl 04

Gross Income

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  XYZ Lease

$0

$0

$0

$0

$0

$0

$0

$0

$30,000

$30,000

$30,000

$30,000

$120,000

$30,000

$30,000

$30,000

$30,000

$30,000

$30,000

$180,000

Total Gross Income

$0

$0

$0

$0

$0

$0

$0

$0

$30,000

$30,000

$30,000

$30,000

$120,000

$30,000

$30,000

$30,000

$30,000

$30,000

$30,000

$180,000

  Less: Operating Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Management Fee

0

0

0

0

0

0

0

0

900

900

900

900

3,600

900

900

900

900

900

900

5,400

Total Operating Expenses

$0

$0

$0

$0

$0

$0

$0

$0

$900

$900

$900

$900

$3,600

$900

$900

$900

$900

$900

$900

$5,400

Net Operating Income

$0

$0

$0

$0

$0

$0

$0

$0

$29,100

$29,100

$29,100

$29,100

$116,400

$29,100

$29,100

$29,100

$29,100

$29,100

$29,100

$174,600

  Less: Debt Service

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Permanent

0

0

0

0

0

0

0

0

17,289

17,289

17,289

17,289

69,156

17,289

17,289

17,289

17,289

17,289

17,289

103,734

Total Debt Service

$0

$0

$0

$0

$0

$0

$0

$0

$17,289

$17,289

$17,289

$17,289

$69,156

$17,289

$17,289

$17,289

$17,289

$17,289

$17,289

$103,734

Net Operating Cash Flow

$0

$0

$0

$0

$0

$0

$0

$0

$11,811

$11,811

$11,811

$11,811

$47,244

$11,811

$11,811

$11,811

$11,811

$11,811

$11,811

$70,866

Add: Debt Draw & Repay

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Construction Draw

0

78,000

591,600

306,000

399,600

255,600

45,600

230,400

(1,970,095)

0

0

0

(63,295)

0

0

0

0

0

0

0

  Permanent

0

0

0

0

0

0

0

0

1,970,095

0

0

0

1,970,095

0

0

0

0

0

0

0

Total Debt Draw & Repay

$0

$78,000

$591,600

$306,000

$399,600

$255,600

$45,600

$230,400

$0

$0

$0

$0

$1,906,800

$0

$0

$0

$0

$0

$0

$0

  Less: Capital Spending

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Land

0

0

1,200,000

0

0

0

0

0

0

0

0

0

1,200,000

0

0

0

0

0

0

0

  Sitework

0

0

302,400

0

0

0

0

0

0

0

0

0

302,400

0

0

0

0

0

0

0

  Foundations & Floor Slab

0

0

289,200

0

0

0

0

0

0

0

0

0

289,200

0

0

0

0

0

0

0

  Structure

0

0

0

306,000

0

0

0

0

0

0

0

0

306,000

0

0

0

0

0

0

0

  Building Skin

0

0

0

0

261,600

0

0

0

0

0

0

0

261,600

0

0

0

0

0

0

0

  Doors, Canopies, Soffits

0

0

0

0

58,800

0

0

0

0

0

0

0

58,800

0

0

0

0

0

0

0

  Storefront

0

0

0

0

0

49,200

0

0

0

0

0

0

49,200

0

0

0

0

0

0

0

  Roof Systems

0

0

0

0

0

206,400

0

0

0

0

0

0

206,400

0

0

0

0

0

0

0

  Electrical

0

0

0

0

0

0

33,600

0

0

0

0

0

33,600

0

0

0

0

0

0

0

  Exterior Contingency

0

0

0

0

79,200

0

0

0

0

0

0

0

79,200

0

0

0

0

0

0

0

  Warehouse Finish

0

0

0

0

0

0

0

110,400

0

0

0

0

110,400

0

0

0

0

0

0

0

  Standard Office Finish

0

0

0

0

0

0

0

120,000

0

0

0

0

120,000

0

0

0

0

0

0

0

  Interior Contingency

0

0

0

0

0

0

12,000

0

0

0

0

0

12,000

0

0

0

0

0

0

0

  Permits

0

10,000

0

0

0

0

0

0

0

0

0

0

10,000

0

0

0

0

0

0

0

  Legal & Title

0

18,000

0

0

0

0

0

0

0

0

0

0

18,000

0

0

0

0

0

0

0

  Architectural/Engineering

0

50,000

0

0

0

0

0

0

0

0

0

0

50,000

0

0

0

0

0

0

0

Total Capital Spending

$0

$78,000

$1,791,600

$306,000

$399,600

$255,600

$45,600

$230,400

$0

$0

$0

$0

$3,106,800

$0

$0

$0

$0

$0

$0

$0

Cash Flow Before Tax

$0

$0

($1,200,000)

$0

$0

$0

$0

$0

$11,811

$11,811

$11,811

$11,811

($1,152,756)

$11,811

$11,811

$11,811

$11,811

$11,811

$11,811

$70,866

Taxable Income and Taxes

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  (Losses Carried Forward)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Taxable Revenues

$0

$0

$0

$0

$0

$0

$0

$0

$30,000

$30,000

$30,000

$30,000

$120,000

$30,000

$30,000

$30,000

$30,000

$30,000

$30,000

$180,000

  Less: Deducted Expenses

0

0

0

0

0

0

0

0

900

900

900

900

3,600

900

900

900

900

900

900

5,400

  Less: Interest Expense

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Permanent

0

0

0

0

0

0

0

0

16,417

16,410

16,403

16,395

65,626

16,388

16,381

16,373

16,365

16,358

16,350

98,214

  Total Interest Expense

$0

$0

$0

$0

$0

$0

$0

$0

$16,417

$16,410

$16,403

$16,395

$65,626

$16,388

$16,381

$16,373

$16,365

$16,358

$16,350

$98,214

  Less: Depreciation

0

0

0

0

0

0

0

0

3,683

3,683

3,683

3,683

14,734

4,560

4,560

4,560

4,560

4,560

4,560

27,362

Ordinary Income

$0

$0

$0

$0

$0

$0

$0

$0

$8,999

$9,006

$9,014

$9,021

$36,040

$8,152

$8,159

$8,167

$8,174

$8,182

$8,190

$49,023

Taxable Income

0

0

0

0

0

0

0

0

8,999

9,006

9,014

9,021

36,040

8,152

8,159

8,167

8,174

8,182

8,190

49,023

(Cum Suspended Losses)

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

Taxes Due (- = Savings)

0

0

0

0

0

0

0

0

3,564

3,567

3,569

3,572

14,272

3,228

3,231

3,234

3,237

3,240

3,243

19,413

Cash Flow After Tax

$0

$0

($1,200,000)

$0

$0

$0

$0

$0

$8,247

$8,244

$8,242

$8,239

($1,167,028)

$8,583

$8,580

$8,577

$8,574

$8,571

$8,568

$51,453

 

 

 

 

 


Gross Income Detail

Build to Suit Industrial Building


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

30.0

30.0

30.0

30.0

30.0

30.0

30.0

30.0

30.0

30.0

 

 

 

 

 


Debt Draw & Repay Detail

Build to Suit Industrial Building


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Construction Draw

0.0

78.0

591.6

306.0

399.6

255.6

45.6

230.4

-1,970.1

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Permanent

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

1,970.1

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

 

 

 

 

 


Capital Spending Detail

Build to Suit Industrial Building


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Land

0.0

0.0

1,200.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Sitework

0.0

0.0

302.4

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Foundations & Floor Slab

0.0

0.0

289.2

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Structure

0.0

0.0

0.0

306.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Building Skin

0.0

0.0

0.0

0.0

261.6

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Doors, Canopies, Soffits

0.0

0.0

0.0

0.0

58.8

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Storefront

0.0

0.0

0.0

0.0

0.0

49.2

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Roof Systems

0.0

0.0

0.0

0.0

0.0

206.4

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Electrical

0.0

0.0

0.0

0.0

0.0

0.0

33.6

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Exterior Contingency

0.0

0.0

0.0

0.0

79.2

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Warehouse Finish

0.0

0.0

0.0

0.0

0.0

0.0

0.0

110.4

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Standard Office Finish

0.0

0.0

0.0

0.0

0.0

0.0

0.0

120.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Interior Contingency

0.0

0.0

0.0

0.0

0.0

0.0

12.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Permits

0.0

10.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Legal & Title

0.0

18.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Architectural/Engineering

0.0

50.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

 

 

 

 

 


Proforma Income Statement

Build to Suit Industrial Building


These reports can be prepared either before or after tax. They combine the Basic and Detail Analysis report information into a very readable format familiar to real estate professionals and accountants. Further, the reports offer information not shown in the Basic and Detail Analysis Reports, such as Ratio Analysis, projected Sale Proceeds by year, and Return and NPV measures by year.


 

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

Gross Income

 

 

 

 

 

 

 

 

 

 

  XYZ Lease

$120,000

$363,600

$374,508

$385,743

$397,316

$409,235

$421,512

$434,157

$447,182

$460,598

Total Gross Income

$120,000

$363,600

$374,508

$385,743

$397,316

$409,235

$421,512

$434,157

$447,182

$460,598

  Less: Operating Expenses

 

 

 

 

 

 

 

 

 

 

  Management Fee

3,600

10,908

11,235

11,572

11,919

12,277

12,645

13,025

13,415

13,818

Total Operating Expenses

$3,600

$10,908

$11,235

$11,572

$11,919

$12,277

$12,645

$13,025

$13,415

$13,818

Net Operating Income

$116,400

$352,692

$363,273

$374,171

$385,396

$396,958

$408,867

$421,133

$433,767

$446,780

  Less: Debt Service

 

 

 

 

 

 

 

 

 

 

  Permanent

69,156

207,468

207,468

207,468

207,468

207,468

207,468

207,468

207,468

207,468

Total Debt Service

$69,156

$207,468

$207,468

$207,468

$207,468

$207,468

$207,468

$207,468

$207,468

$207,468

Net Operating Cash Flow

$47,244

$145,224

$155,805

$166,703

$177,928

$189,490

$201,399

$213,665

$226,299

$239,312

Add: Debt Draw & Repay

 

 

 

 

 

 

 

 

 

 

  Construction Draw

(63,295)

0

0

0

0

0

0

0

0

0

  Permanent

1,970,095

0

0

0

0

0

0

0

0

0

Total Debt Draw & Repay

$1,906,800

$0

$0

$0

$0

$0

$0

$0

$0

$0

  Less: Capital Spending

 

 

 

 

 

 

 

 

 

 

  Land

1,200,000

0

0

0

0

0

0

0

0

0

  Sitework

302,400

0

0

0

0

0

0

0

0

0

  Foundations & Floor Slab

289,200

0

0

0

0

0

0

0

0

0

  Structure

306,000

0

0

0

0

0

0

0

0

0

  Building Skin

261,600

0

0

0

0

0

0

0

0

0

  Doors, Canopies, Soffits

58,800

0

0

0

0

0

0

0

0

0

  Storefront

49,200

0

0

0

0

0

0

0

0

0

  Roof Systems

206,400

0

0

0

0

0

0

0

0

0

  Electrical

33,600

0

0

0

0

0

0

0

0

0

  Exterior Contingency

79,200

0

0

0

0

0

0

0

0

0

  Warehouse Finish

110,400

0

0

0

0

0

0

0

0

0

  Standard Office Finish

120,000

0

0

0

0

0

0

0

0

0

  Interior Contingency

12,000

0

0

0

0

0

0

0

0

0

  Permits

10,000

0

0

0

0

0

0

0

0

0

  Legal & Title

18,000

0

0

0

0

0

0

0

0

0

  Architectural/Engineering

50,000

0

0

0

0

0

0

0

0

0

Total Capital Spending

$3,106,800

$0

$0

$0

$0

$0

$0

$0

$0

$0

Cash Flow Before Tax

($1,152,756)

$145,224

$155,805

$166,703

$177,928

$189,490

$201,399

$213,665

$226,299

$239,312

Taxable Income and Taxes

 

 

 

 

 

 

 

 

 

 

  (Losses Carried Forward)

 

 

 

 

 

 

 

 

 

 

Taxable Revenues

$120,000

$363,600

$374,508

$385,743

$397,316

$409,235

$421,512

$434,157

$447,182

$460,598

  Less: Deducted Expenses

3,600

10,908

11,235

11,572

11,919

12,277

12,645

13,025

13,415

13,818

  Less: Interest Expense

 

 

 

 

 

 

 

 

 

 

  Permanent

65,626

196,147

194,962

193,652

192,205

190,607

188,841

186,891

184,736

182,356

  Total Interest Expense

$65,626

$196,147

$194,962

$193,652

$192,205

$190,607

$188,841

$186,891

$184,736

$182,356

  Less: Depreciation

14,734

50,515

50,515

50,515

50,515

50,515

50,515

50,515

50,515

48,410

Ordinary Income

$36,040

$106,030

$117,796

$130,004

$142,676

$155,836

$169,510

$183,726

$198,515

$216,013

Taxable Income

36,040

106,030

117,796

130,004

142,676

155,836

169,510

183,726

198,515

216,013

(Cum Suspended Losses)

0

0

0

0

0

0

0

0

0

0

Taxes Due (- = Savings)

14,272

41,988

46,647

51,481

56,500

61,711

67,126

72,756

78,612

85,541

Cash Flow After Tax

($1,167,028)

$103,236

$109,158

$115,221

$121,429

$127,779

$134,273

$140,909

$147,687

$153,770

Sale Proceeds:

 

 

 

 

 

 

 

 

 

 

Sale Value

$3,880,000

$3,996,400

$4,116,292

$4,239,781

$4,366,974

$4,497,983

$4,632,923

$4,771,911

$4,915,068

$5,062,520

  Less: Sale Costs (6%)

232,800

239,784

246,978

254,387

262,018

269,879

277,975

286,315

294,904

303,751

  Less: Loan Repayment

1,966,565

1,955,244

1,942,738

1,928,922

1,913,659

1,896,798

1,878,171

1,857,594

1,834,863

1,809,751

Sale Proceeds Before Tax

1,680,635

1,801,372

1,926,577

2,056,472

2,191,297

2,331,306

2,476,776

2,628,002

2,785,301

2,949,018

  Less: Taxes due to Sale

95,421

133,090

168,259

204,103

240,645

277,903

315,901

354,659

394,201

434,551

Sale Proceeds After Tax

1,585,214

1,668,282

1,758,318

1,852,369

1,950,652

2,053,403

2,160,876

2,273,343

2,391,100

2,514,467

Ratio Analysis:

 

 

 

 

 

 

 

 

 

 

Profitability Ratios

 

 

 

 

 

 

 

 

 

 

  Adj. Capitalization Rate

 

11.35%

11.69%

12.04%

12.40%

12.78%

13.16%

13.56%

13.96%

14.38%

  Adj. Cash on Cash Before Tax

 

12.10%

12.98%

13.89%

14.83%

15.79%

16.78%

17.81%

18.86%

19.94%

  Adj. Cash on Cash After Tax

 

8.60%

9.10%

9.60%

10.12%

10.65%

11.19%

11.74%

12.31%

12.81%

Risk Ratios

 

 

 

 

 

 

 

 

 

 

  Debt Coverage Ratio

1.683

1.700

1.751

1.804

1.858

1.913

1.971

2.030

2.091

2.153

  Breakeven Occupancy

60.6%

60.1%

58.4%

56.8%

55.2%

53.7%

52.2%

50.8%

49.4%

48.0%

  Loan Balance/Property Value

50.7%

48.9%

47.2%

45.5%

43.8%

42.2%

40.5%

38.9%

37.3%

35.7%

Assumption Ratios

 

 

 

 

 

 

 

 

 

 

  NOI/Property Value

3.00%

8.83%

8.83%

8.83%

8.83%

8.83%

8.83%

8.83%

8.83%

8.83%

  Operating Expense Ratio

3.0%

3.0%

3.0%

3.0%

3.0%

3.0%

3.0%

3.0%

3.0%

3.0%

Analysis Measures:

 

 

 

 

 

 

 

 

 

 

  IRR Before Debt

31.3%

20.8%

18.2%

17.1%

16.4%

16.0%

15.7%

15.5%

15.3%

15.2%

  IRR Before Tax

58.9%

34.4%

28.1%

25.2%

23.5%

22.4%

21.6%

21.1%

20.6%

20.2%

  IRR After Tax

45.4%

26.4%

21.5%

19.2%

17.9%

17.1%

16.5%

16.1%

15.7%

15.5%

  NPV Before Debt @10.00%

$401,463

$496,195

$584,899

$667,958

$745,731

$818,555

$886,745

$950,596

$1,010,383

$1,066,366

  NPV Before Tax @10.00%

$395,081

$481,798

$563,255

$639,766

$711,627

$779,118

$842,499

$902,020

$957,912

$1,010,395

  NPV After Tax @10.00%

$289,763

$321,533

$349,900

$376,625

$401,751

$425,326

$447,405

$468,039

$487,287

$505,205

 

 

 

 

 


Adj Cash on Cash Before Tax

Build to Suit Industrial Building


Adj Cash on Cash Before Tax is Net Operating Cash Flow divided by Initial Equity adjusted both for additional investments and dispositions made since acquisition, and for additional loans and loan repayments since acquisition.


 

 

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

Net Operating Cash Flow

47.2

145.2

155.8

166.7

177.9

189.5

201.4

213.7

226.3

239.3

Total Capital Spending

3,106.8

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

 

 

 

 

 


Adj Cash on Cash After Tax

Build to Suit Industrial Building


Adj Cash on Cash After Tax is Net Operating Cash Flow less Taxes Due divided by Initial Equity adjusted both for additional investments and dispositions made since acquisition, and for additional loans and loan repayments since acquisition.


 

 

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

Net Operating Cash Flow

47.2

145.2

155.8

166.7

177.9

189.5

201.4

213.7

226.3

239.3

Total Capital Spending

3,106.8

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Taxes Due (- = Savings)

14.3

42.0

46.6

51.5

56.5

61.7

67.1

72.8

78.6

85.5

 

 

 

 

 


Debt Coverage Ratio

Build to Suit Industrial Building


Debt Coverage Ratio is the Net Operating Income divided by Debt Service, measuring the margin of safety for the lender in assuring that money will be available to service his loan. The debt coverage ratio takes the current year Net Operating Income and divides it by the current year Debt Service. If the Net Operating Income is greater than the Debt Service the Debt Coverage Ratio will be greater than 1.


 

 

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

Total Debt Service

69.2

207.5

207.5

207.5

207.5

207.5

207.5

207.5

207.5

207.5

Net Operating Income

116.4

352.7

363.3

374.2

385.4

397.0

408.9

421.1

433.8

446.8

 

 

 

 

 


Property Sale Report

Build to Suit Industrial Building


This report shows the results of a projected sale of the Build to Suit Industrial Building on 31 December 2012. The Sale Price of $5,062,520 is projected by using a Net Capitalization Rate of 9% on the projected Net Operating Income of $455,627 in effect at that time, according to the analysis assumptions.


Analysis of Sale Proceeds

 

 

 

Sale Price (as discussed above)

$5,062,520

 

 

  - Costs of Sale (6%)

303,751

 

 

  - Loan Balances

1,809,751

 

 

  - Prepayment Penalties

0

 

 

Sale Proceeds Before Tax

 

 

$2,949,018

 

 

 

 

Analysis of Capital Gain Results

 

 

 

Sale Price

$5,062,520

 

 

  - Capitalized Costs of Sale (100%)

303,751

 

 

Net Sale Price for Tax Purposes

 

$4,758,769

 

 

 

 

 

Property Basis at Acquisition

$0

 

 

  + Capitalized Closing Costs (100%)

0

 

 

  + Capital Additions

3,170,095

 

 

  - Depreciation Taken

467,266

 

 

  + Excess Depreciation Recaptured

0

 

 

Adjusted Basis at Sale

 

2,702,829

 

Capital Gain (or Loss)

 

$2,055,940

 

  - Suspended Passive Losses

 

0

 

Net Capital Gain (or Loss)

 

$2,055,940

 

  - Cost Recovery Recaptured

 

467,266

 

Adjusted Net Capital Gain (or Loss)

 

$1,588,674

 

Cost Recovery Recapture Tax (@ 25%)

 

 

(116,817)

Tax on Adjusted Net Capital Gain (@ 20%)

 

 

(317,735)

 

 

 

 

Expenses Recognized at Sale

 

 

 

Expensed Costs of Sale

0

 

 

  + Accrued Loan Interest

0

 

 

  + Unamortized Points

0

 

 

  + Prepayment Penalties

0

 

 

  - Excess Depreciation Recaptured

0

 

 

Total Expenses Recognized at Sale

 

0

 

Tax Savings Due to Sale Expenses (@ 39.6%)

 

 

0

Net Taxable Income

 

$2,055,940

 

After Tax Cash Proceeds of Sale

 

 

$2,514,467

 

 

 

 

 


Sale Proceeds After Tax

Build to Suit Industrial Building


 

 

 

 

 

 


Sensitivity Analysis

Build to Suit Industrial Building


Land Development Cost
versus
Rate of Return After Tax

Assumption

IRR

$960,000.00

19.0%

$1,056,000.00

17.4%

$1,152,000.00

16.1%

$1,248,000.00

14.9%

$1,344,000.00

13.8%

 

 

 

 

 


Sensitivity Analysis

Build to Suit Industrial Building


Sitework Development Cost
versus
Rate of Return After Tax

Assumption

IRR

$240,000.00

15.9%

$264,000.00

15.7%

$288,000.00

15.6%

$312,000.00

15.4%

$336,000.00

15.3%

$360,000.00

15.1%

 

 

 

 

 


Sensitivity Analysis

Build to Suit Industrial Building


As you perform an analysis, planEASe measures the worth of the investment in terms of rates of return and net present values. Sensitivity Analysis allows you to investigate how these measures vary with a change in one of the assumptions. Any measure may be chosen for the Sensitivity Analysis, and any assumption may be chosen as well. Sensitivity Analysis provides a one page table and graph which describes the relationship between the assumption value and the resulting measure.


XYZ Lease Annual Revenue
versus
Net Present Value After Tax @10%

Assumption

NPV

$290,000.00

(44,837)

$319,000.00

183,038

$348,000.00

410,912

$377,000.00

638,787

$406,000.00

866,662

 

 

 

 

 


Sensitivity Analysis Comparison


As you perform an analysis, planEASe measures the worth of the investment in terms of rates of return and net present values. Sensitivity Analysis allows you to investigate how these measures vary with a change in one of the assumptions. Any measure may be chosen for the Sensitivity Analysis, and any assumption may be chosen as well. Sensitivity Analysis provides a one page table and graph which describes the relationship between the assumption value and the resulting measure.


Holding Period
versus
Rate of Return After Tax

Assumption
Value

build2
IRR

build1
IRR

1 Year

45.4%

40.0%

2 Years

26.4%

25.0%

3 Years

21.5%

20.8%

4 Years

19.2%

18.7%

5 Years

17.9%

17.5%

6 Years

17.1%

16.8%

7 Years

16.5%

16.3%

8 Years

16.1%

15.8%

9 Years

15.7%

15.5%

10 Years

15.5%

15.3%

 

 

 

 

 


Risk Analysis

Build to Suit Industrial Building


As you perform an analysis, planEASe measures the worth of the investment in terms of rates of return and net present values. Risk Analysis allows you to investigate how these measures vary with a change in one or more of the assumptions. Any measure may be chosen for the Risk Analysis, and any group of assumptions may be chosen as well. Risk Analysis provides a one page table and graph which describes the relationship between the risky assumption values and the variability (or risk) of the resulting measure.


Risk Analysis Assumption

Lowest

Likely

Highest

  Sitework Development Cost

$200,000.00

$302,400.00

$400,000.00

  Foundations & Floor Slab Development Cost

$200,000.00

$289,200.00

$350,000.00

  Storefront Development Cost

$40,000.00

$49,200.00

$60,000.00

  Electrical Development Cost

$30,000.00

$33,600.00

$40,000.00

  XYZ Lease Annual Revenue

$300,000.00

$360,000.00

$400,000.00

  XYZ Lease Revenue Growth Rate

2% Annually

3% Annually

4% Annually

 

Average IRR

14.9%

 

Lowest IRR

8.5%

Standard Deviation

2.0%

 

Highest IRR

19.2%

 

 

 

 

 

 

 

 

 

 


Analysis Assumptions Report

Build to Suit Industrial Building


Shows (in English) the assumptions used to generate the other reports. It was created with the idea of generating an assumptions report which can be presented to an investor or other concerned party to explain the assumptive basis of the other planEASe reports.


Investment Assumptions

Price of Property

 

None

Date of Acquisition

 

1 January 2003

Holding Period

 

10 Years

Inflation Rate

 

3% per Year

Sale Price Method

 

9% Capitalization of NOI on Sale Date

Selling Costs

 

6%

 

 

 

Investor's Assumptions

General Vacancy & Credit Loss

 

Zero

Tax Rate - First Year

 

39.6%

Tax Rate - Following Years

 

39.6%

Capital Gain Rate

 

20%

Cost Recovery Recapture Rate

 

25% - Losses Carried Forward

Present Value Discount Rate Before Debt

 

10% per Year

Present Value Discount Rate Before Tax

 

10% per Year

Present Value Discount Rate After Tax

 

10% per Year

 

 

 

Land Development Spending Assumptions

Development Cost

 

$1,200,000.00

Depreciable Life

 

Non-Depreciable Asset

Depreciation Method

 

Straight Line

Include in Draws

 

Zero

Expenditure Start

 

1 March 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Sitework Development Spending Assumptions

Development Cost

 

$302,400.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 March 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Foundations & Floor Slab Development Spending Assumptions

Development Cost

 

$289,200.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 March 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Structure Development Spending Assumptions

Development Cost

 

$306,000.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 April 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Building Skin Development Spending Assumptions

Development Cost

 

$261,600.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 May 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Doors, Canopies, Soffits Development Spending Assumptions

Development Cost

 

$58,800.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 May 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Storefront Development Spending Assumptions

Development Cost

 

$49,200.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 June 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Roof Systems Development Spending Assumptions

Development Cost

 

$206,400.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 June 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Electrical Development Spending Assumptions

Development Cost

 

$33,600.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 July 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Exterior Contingency Development Spending Assumptions

Development Cost

 

$79,200.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 May 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Warehouse Finish Development Spending Assumptions

Development Cost

 

$110,400.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 August 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Standard Office Finish Development Spending Assumptions

Development Cost

 

$120,000.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 August 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Interior Contingency Development Spending Assumptions

Development Cost

 

$12,000.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 July 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Permits Development Spending Assumptions

Development Cost

 

$10,000.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 February 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Legal & Title Development Spending Assumptions

Development Cost

 

$18,000.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 February 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Architectural/Engineering Development Spending Assumptions

Development Cost

 

$50,000.00

Depreciable Life

 

39 Years

Depreciation Method

 

Straight Line

Include in Draws

 

100%

Expenditure Start

 

1 February 2003

Depreciation Start Date

 

1 September 2003

Expenditure Months

 

1 Month

 

 

 

Construction Draw Assumptions

Draw Percent

 

100%

Draw Rate

 

9% Annually

Draw Period

 

1 Month

Draw Treatment

 

Accrued and Capitalized

Draw Limit

 

None

Draw Points

 

None

 

 

 

Permanent Loan Assumptions

Loan Amount

 

100% of Draw Loan Balance

Loan Interest Rate

 

10% Annually

Original Loan Period

 

30 Years

Loan Origination Date

 

1 September 2003

Loan Type

 

Monthly Payments, Amortizing

 

 

 

XYZ Lease Revenue Assumptions

Annual Revenue (120,000 SqFt @ $3.00/SqFt/Year)

 

$360,000.00

Revenue Start Date

 

1 September 2003

Revenue Period

 

Until Projected Sale

Revenue Growth Method

 

Annual at 3% Annually

Management Fee

 

3%