Ministry of Magic Building_Solution
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Finance
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Jan 9, 2024
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Transaction Summary
Sources & Uses
CLOSE
Total
% of Total
Uses
Purchase Price
15,000,000
98%
Closing Costs
150,000
1%
Tenant Improvements
–
–
Leasing Commissions
–
–
Capital Expenditures
–
–
Financing Fees
97,500
1%
Total Uses
$15,247,500
100%
Sources
Equity
5,497,500
36%
Debt
9,750,000
64%
Operating Cashflow
–
–
Total Sources
$15,247,500
100%
Returns Summary
Peak Equity
IRR
Profit
Unlevered Project
$15,327,914
8.8%
$6,976,419
Levered Project
$5,751,664
16.9%
$5,265,088
LP
$5,176,498
16.2%
$4,474,320
GP
$575,166
22.5%
$790,768
GP Project
$575,166
16.2%
$497,147
GP Promote
n/a
n/a
$293,621
NOI Summary
NOI
Growth
NOI YoC
Year 1
$1,037,902
6.5%
Year 2
$1,009,687
(2.7%)
6.3%
Year 3
$1,046,752
3.7%
6.6%
Year 4
$1,041,880
(0.5%)
6.5%
Year 5
$1,098,140
5.4%
6.9%
Year 6
$1,157,153
5.4%
7.2%
Capital Expenditure Summary
Per SF
Deferred Maintenance
4.58
Offensive Renovations
–
Subtotal
$4.58
Capital Reserves
0.75
Total
$5.33
Exit Summary
Reversion NOI
Exit Cap
Total $
Sale Proceeds
$1,157,153
6.50%
$17,802,353
Less: Sale Costs
(178,024)
Net Sale Proceeds
$17,624,329
Less: Outstanding Debt
Value
(9,198,269)
Less: Equity
Allocation
(5,751,664)
Terminal Value Profit
51%
$2,674,396
Interim Cash Flow
49%
2,590,691
Total Profit
100%
$ 5,265,088
Revenue & Expense Summary
Year 1
Potential Base Rent
1,079,835
Absorption & Turnover Vacancy
–
Rent Abatements
–
Other Revenue
452,457
General Vacancy & Credit Loss
(54,714)
Effective Gross Revenue
$1,477,578
Operating Expenses
(439,677)
NOI
$1,037,902
Tenant Improvements
–
Leasing Commissions
–
Capital Expenditures
(275,000)
Capital Reserves
(9,000)
Unlevered Cash Flow
$753,902
Debt Service
(340,461)
Levered Cash Flow
$413,440
Physical Occupancy
100%
Economic Occupancy
98%
In-Place Rent PSF
$18.00
NOI Margin
70%
Yield-on-Cost
6.7%
Cash-on-Cash
7.5%
DSCR
3.0x
HOLD
Per SF
Total
% of Total
Per SF
250
15,000,000
94%
250
3
150,000
1%
3
–
268,584
2%
4
–
143,686
1%
2
–
320,000
2%
5
2
97,500
1%
2
$254
$15,979,770
100%
$266
92
5,751,664
36%
96
163
9,750,000
61%
163
–
478,106
3%
8
$254
$15,979,770
100%
$266
Deal Summary
Multiple
Location
London, UK
1.46x
Vintage
1907
1.92x
Total SF
60,000
1.86x
Occupancy
100%
2.37x
Hold Period
60 Months
1.86x
Parking Spaces
4.2 / 1,000
250
n/a
Debt Summary
Loan Proceeds
$9,750,000
Delta to Exit Cap
Leverage (Close / Life)
64% / 61%
(0.00%)
Rate
Floating
3.66%
(0.18%)
Fees
1.00%
0.05%
IO Period
36 Months
0.02%
Maturity
12/31/2025
0.37%
0.74%
Joint Venture Summary
GP Equity
10.0%
Pref
12.0%
Total
Hurdle #2
15.0% after a 12.0%
275,000
Hurdle #3
25.0% after a 16.0%
–
Hurdle #4
40.0% after a 20.0%
$275,000
45,000
Reversion Summary
$320,000
Forward NOI
1,157,153
Less: Free Rent
–
Reversion NOI
$1,157,153
Per SF
Exit Cap Rate
6.50%
$ 297
Gross Exit Price
$17,802,353
Less: Forward TI & LC
–
Less: Free Rent
–
Less: Other Adjustments
–
Net Exit Price
$17,802,353
Year 2
Year 3
Year 4
Year 5
Year 6
1,087,749
1,092,035
1,118,039
1,143,685
1,171,172
(27,329)
–
(20,265)
(4,360)
–
(8,945)
(2,018)
–
(9,878)
–
451,671
479,199
483,855
523,395
547,550
(42,428)
(57,693)
(62,156)
(62,007)
(53,288)
$1,460,718
$1,511,524
$1,519,473
$1,590,834
$1,665,434
(451,031)
(464,772)
(477,593)
(492,694)
(508,281)
$1,009,687
$1,046,752
$1,041,880
$1,098,140
$1,157,153
(114,911)
(26,324)
–
(127,349)
–
(61,668)
(13,914)
–
(68,104)
–
–
–
–
–
–
(9,000)
(9,000)
(9,000)
(9,000)
(9,000)
$824,107
$997,514
$1,032,880
$893,687
$1,148,153
(318,519)
(319,188)
(590,056)
(597,338)
–
$505,588
$678,326
$442,824
$296,350
$1,148,153
97%
100%
98%
100%
100%
92%
96%
76%
96%
99%
$18.15
$18.20
$18.63
$19.06
$19.52
69%
69%
69%
69%
69%
6.5%
6.7%
6.7%
7.1%
7.4%
9.0%
12.1%
7.9%
5.2%
–
3.2x
3.3x
1.8x
1.8x
n/a
Inputs
Property Overview
Name
Ministry of Magic
Type
Office
Location
London, UK
Year Built
1907
Size
60,000
Occupancy
100%
Parking Spaces
250
Acquisition Assumptions
Acquisition Date
12/31/2020
Hold Period
60 Months
Purchase Price
$250 / SF
$15,000,000
Acquisition Closing Costs
1.00%
Capital Expenditures
Per SF
Total
Defensive
Amount
4.17
250,000
Contingency
10.0%
0.42
25,000
Subtotal
$4.58
$275,000
Offensive
Amount
–
–
Contingency
10.0%
–
–
Subtotal
–
–
Total
$4.58
$275,000
Schedule
Start
End
Duration
Defensive
3/31/2021
12/31/2021
9 Months
Offensive
3/31/2021
12/31/2021
9 Months
Capital Reserves
Per SF
Per Year
Total
Amount
$0.15
$9,000
$45,000
Toggle
Scenario 1
1
Scenario 2
0
Joint Venture Assumptions
GP Equity
10.0%
Promote
Pref
Splits
Hurdle #1
n/a
12.0%
10.0%
Hurdle #2
15.0%
16.0%
23.5%
Hurdle #3
25.0%
20.0%
32.5%
Hurdle #4
40.0%
500.0%
46.0%
Exit Assumptions
Exit Date
12/31/2025
Exit Cap Rate
6.50%
Sale Price
$17,802,353
Exit Closing Costs
1.00%
Reversion Assumptions
Include?
Forward NOI
$1,157,153
Free Rent
1
–
Reversion NOI
1,157,153
Gross Exit Price
$17,802,353
Forward TI & LC
1
–
Free Rent
1
–
Other Adjustments
–
Net Exit Price
$17,802,353
Financing Assumptions
Start Date
Floating
12/31/2020
Term
60 Months
Maturity Date
12/31/2025
Loan Amount
$9,750,000
Loan-to-Purchase Price
65%
Interest Rate Spread
L+
200 bps
All-in Rate
3.66%
Fixed Rate
5.00%
Interest Only Period
36 Months
Amortization Period
360
30 Years
Amortization Rate
5.00%
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Margin, Turnover, Return on Investment
Pelak Company had sales of $5,003,000, expenses of $4,607,000, and average operating assets of $4,840,000.
Required:
1. Compute the operating income.$
2. Compute the margin (as a percent) and turnover ratio. If required, round your answers to one decimal place.
Margin
%
Turnover
3. Compute the ROI as a percent. Use the part 2 final answers in these calculations and round the final answer to two decimal places.%
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Statement of Comprehensive Income for Brooklyn Company for the current year isSales P750,000Variable cost 600,000Contribution margin 150,000Fixed cost 100,000Operating income P50,000Required:d. Degree of operating leveragee. Suppose the company experiences a 30% increase in revenues, compute for thepercentage change in profits.
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Credit Rop = 15,00,000/-; Cash Rop is 25% of Rop; liquid asset 2,00,000/-; Inventory1,00,000/-; Current liability 1,20,000/-; Working capital turnover ratio will be
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V. A company’s contribution format income statement for the previous follows:
AmountSales P300,000Variable expenses 120,000Contribution margin 180,000Fixed expenses 108,000Net operating income P72,000
Required:a. Compute the company’s degree of operating leverage.
b. Using the computed degree of operating leverage, estimate the effect on net operating income of a 5% increase in sales.
c. Prepare an income statement using contribution format to verify your answer in (b)
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