Assume that you are an investment analyst preparing an analysis of an investment opportunity for a client. Your client is considering the acquisition of an apartment complex from a developer at the point in time when the apartments are ready for first occupancy. Your have developed the following information.
1) Number of units = 36
2) First year market rent per unit = $450 per month
3) Rent is projected to increase by 8% each year
4) Annual vacancy rate = 3% of PGI(Potential Gross Income)
5) Annual collection loss = 2% of PGI(Potential Gross Income)
6) Annual operating expense = 35% of EGI(Effective Gross Income)
7) Miscellaneous yearly income (parking and washers/dryers) = $800
8) Monthly miscellaneous income is expected to remain constant
9) Purchase price = $2,000,000
10) Estimated value of land = $500,000
11) Anticipated mortgage terms:
a) Loan to value ratio = .80
b) Interest rate = 6%
c) Years to maturity = 25
d) Points charged = 3
e) Prepayment penalty = 2% of outstanding balance
f) Level payment, fully amortized
g) Fixed interest rate, annual payments
12) Anticipated holding period = 4 years
13) Proportion by which property is expected to appreciate during the holding period -- 5% a year
14) Estimated selling expenses as proportion of future sales price = 5%
15) Marginal income tax rate for the client = 28%
16) It is assumed that the property is put into service on January 1st and sold on December 31st
17) Assume the client is "active" in the property management
18) It is assumed that the client has an adjusted gross income of $95,000 and has no other passive income not offset by other passive losses (for each year of the anticipated holding period)
19) Client's minimum required after tax rate of return on equity = 11%
Calculate:
a. The before-tax and after-tax cash flows for each year of the holding period and the before-tax and after-tax equity reversion.
b. For the first year of operation the:
(1) Overall (cap) rate of return
(2) Equity dividend rate
(3) Gross income multiplier
(4) Debt coverage ratio
c. The after-tax net present value and the after-tax internal rate of return.
d. Is this an investment that should be considered? Explain.