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1004 Pier Avenue. Trojan Partners Santa Monica, California * 3 Units$1,625,000. Location. Property Profile. Area/Property Analysis. 1 0 minute walk to 3 rd Street Promenade Conveniently located off I -10 freeway Walking distance to the beach. $230,000 in renovations and upgrades - PowerPoint PPT Presentation
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1004 Pier Avenue
Trojan Partners
Santa Monica, California * 3 Units$1,625,000
Location
Property Profile
Area/Property Analysis
• 10 minute walk to 3rd Street Promenade
• Conveniently located off I -10 freeway
• Walking distance to the beach
• $230,000 in renovations and upgrades
• 4.5% going in cap rate
• $541,667 price per unit
• $254 per sq. ft.
Financing Terms
• Debt Contribution: $650,000
• Equity Contribution: $1,014,000
• Total Investment: $1,657,500
Cash Flow Assumptions
• Lease: month-to-month / gross
• Vacancy: 5%
• Property Taxes: $19,500
• Insurance: $3,000
• Utilities: $4,868
• Maintenance: $6,000
• Property Mgt: $3,385
• Going In Cap: 4.4%
• Going Out Cap: 5.2%
• Annual Gross Rent: $112,860
• Acquisitions Cost: $32,500
• Origination Fee: $6,500
• Brokers Fee: 5%
• Levered Discount Rate: 11.58%
Expense Growth Rate: 2% Rent Growth Rate: 3%
Risk Benchmark
• Property Risk
• Tenant Risk
• Market Risk
• Competition
Unlevered IRR is estimated to be 11.5%
Discount Rate
The discount rate is determined by his/her circumstances, return requirements and risk aversion.
Levered IRR= Unlevered IRR + (Unlevered IRR - Cost of Debt)* (Debt/Equity)
Debt/Equity = average Debt/Equity = (starting D/E + Ending D/E)/ 2Starting D/E= Loan Amount/Equity ContributionEnding D/E= Outstanding Loan Balance/Net Cash Flows and Sale
Levered IRR= 11.55% + (11.55% - 4.5%)*( (650,000/1,014,000)+(266,719/2,015,533) /2)
Levered IRR= 11.577%
Cash Flow Assumptions
Cash Flow Assumptions
Sensitivity Analysis
Positives/Negatives
+• Santa Monica location• Trends show relatively stable
Santa Monica RE market• Low price/square foot• Current tenants plan to stay
-• Low going in cap rate will not provide enough cash flow to
meet levered discount rate of 11.5%• Struggling economy creates uncertainty for future• Strict lending standards
Conclusion
DO NOT INVEST:
• Willingness to Pay: $1,255,000• Asking Price: $1,625,000• NPV: - $369,891• Levered IRR: 6.2%
•Would need a significant price reduction (23%) to invest
•Because this is unlikely, we plan on looking into other investments that meet our criteria
Thank You!
Presenters:
• Elliot Hamilton• Shira Yomtoubian• Stephanie Castillo• Kai Lu• Elizabeth Vanhorne