Practice Problem

You are considering purchasing an apartment for $1,400,000 which contains 30 one bedroom apartments and 10 two bedroom apartments. Land is estimated to be 20% of the purchase price. The one bedroom apartments are expected to rent for $450 per month and the two bedroom apartments are expected to rent for $600 per month. You expect rents to increase by 4% per year. You project that your vacancy and collection losses will be about 5%. You expect that operating expenses will be 30% of the adjusted gross income. The Friendly Federal Savings Bank has agreed to lend to you at a 8.75% annual interest rate with an amortization period of 30 years paid monthly. The loan will have only a term of 10 years. The amount of the loan is going to be based upon a 1.6 Debt Service Coverage Ratio for the first year's NOI. The bank is going to charge three points. You expect to sell the property at the end of the fifth year. The sales price is expected to be based upon an 11.5% capitalization rate of the year six NOI. Sales expenses are projected at 7%.

1. What is the loan amount and the monthly and annual debt service? (2 points)

Loan Amount=1030213 ADS=97256.25 Monthly=8104.69

2. Prepare an amortization schedule for the initial loan for the first five years which shows the annual debt service, the annual interest charge, the principal paid, and the balance at the end of the year. (3 points)

1 2 3 4 5
ADS 97256.25 97256.25 97256.25 97256.25 97256.25
Interest 89851.317 89176.76 88440.75 87637.70 86761.49
Principal 7404.9332 $8,079 $8,815 $9,619 $10,495
EYR Bal. 1022807.77 1014728.28 1005912.78 996294.22 985799.46

3. How much equity cash is required? (2 points)

Cost 1400000
Less MTG 1030212.7
Plus PTS 30906.381
Cash Req. 400693.68

4. Project the expected after tax cash flows for each of the five years of the holding period. Also project the sixth year NOI. (10 points)

1 2 3 4 5 6
GPI     234,000          243,360      253,094       263,218     273,747   284,697
Less V&C 11700 12168 12654.72 13160.9088 13687.345 14234.84
Adj Gross     222,300          231,192      240,440       250,057     260,060   270,462
Less Exp. 66690 69357.6 72131.904 75017.1802 78017.867 81138.58
NOI     155,610          161,834      168,308       175,040     182,042   189,323
Less ADS 97256.25 97256.25 97256.25 97256.25 97256.25 97256.25
BTCF       58,354           64,578        71,052        77,784       84,785     92,067

5. What is the before tax cash flow from reversion? (4 points)

Sale Price 1646290.1
Less S/E -115240.3
A/R 1531049.8
Less Mtg -985799.5
BTCFr 545250.3