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2012-12-13 23:16:52
Real Estate Development

Real Estate Development PD 507
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  1. Leasing
    Leasing is more cost effective and offers greater operating flexibility than owning. Over 80 percent of commerical properties are leased.
  2. Compounding
    Compounding is exactly the opposite of discounting. 

    The FV is greater if compounded at 8 percent rather than 7 percent. It is also greater if it is compounded semi-annually rather than annualy. 

    The more frequent the compounding occurs and the higher the compunding percentage, the greater the FV will be.
  3. What happens to the monthly mortgage payment if you adjust the amortization period?
    By increasing the amortization period, the monthly mortgage payment will decrease. With an increase in the amortization period, there is more time to pay off the loan which results in lower monthly payments.

    A 30 year mortgage has lower payments than a 20 year mortgage.
  4. What happens when you adjust the cap rate?
    The higher the cap rate, the lower the value, and the lower the cap rate, the higher the value. 

    • The higher the cap rate, the weaker the property.
    • The lower the cap rate, the stronger the property.

    Buyers will want a higher cap rate because they will be able to purchase the property at a lower cost. 

    Sellers wants a lower cap rate because they will be able to sell their property at a higher cost.

    Essentially, High Cap Rates Drive Down Values.
  5. PILOT Agreement
    Payment In Lieu of Taxes 

    Given by IDA's to help make development more feasible and to attract developers to the area.
  6. Determining the Value of a Propety
    Net Operating Income Divided By Cap Rate = Property Val.
  7. What is the primary determinant of value?
    The Net Operating Income
  8. What is the IRR?
    the rate of interest that discounts all future cash flows to equal the initial investment

    the rate of interest for discounting such that NPV equals zero
  9. What is NPV?
    sum of PV of all future cash flows less the initial investment
  10. What is Percentage Rent?
    it is the overage rent paid on sales above a certain level
  11. Net Lease?
    the tenant pays all expenses.
  12. Gross Lease?
    the rent is all inclusive. A gross lease is riskier for the Landlord than a net lease.
  13. Rent Concessions?
    Lower the Effective Rent Income.

    Ex) Free Rent for 6 Months
  14. Expense Stops
    require tenant to pay its share of expenses above the stop. Savings are not passed through to the tenant.
  15. Debt Coverage Ratio
    Lenders use the Debt Coverage Ratio to indicate the riskiness of a loan. Normal DCR is 1.2 

    DCR = Net Operating Income/Yearly Debt Service
  16. Full Recourse Vs. Non-Recourse
    In a full recourse loan, the borrower is personally responsible for the loan. 

    In a non-recourse loan, the lender can only come after the loans collateral.
  17. Corporate Ownership = Double Taxation
  18. General Partnership Vs. LLC
    General Partnership = Full Liability

    LLC = Limited Liability
  19. Positive Leverage
    means that the equity yield increases with a larger mortgage.
  20. Due Diligence
    is the responsibility of the buyer and is the research done on a property so that the buyer knows what he is getting. 

    Typically, a buyer is allowed a certain amount of time after the contract is executed to perform the due dilligence to decide if he wants to go through with the deal. Due Diligence can involve environmental testing, structural analysis, etc.
  21. How to Calcuate Cash-On-Cash/Equity Yield/Dividend Yield
    Cash Flow Divided By Equity (Initial Investment) = Cash on Cash

    Cash Flow/Equity=Equity Yield
  22. Reversion
    Selling Price at the End of 5 Years - Costs of Sale - Mortgage Balance = Net Proceeds
  23. Loan to Value
    Mortgage ÷ Total Project Costs=LTV
  24. Loan Constant
    Annual Loan Payment / Mortgage = Loan Constant
  25. Deed Conveys Title
  26. Mortgagor/Mortgagee
    You give the bank a mortgage, so you are the mortgagor. The bank receives the mortgage (and gives you a loan), so the bank is the mortgagee ...
  27. During a Loan Workout Banks Are ...
    Less Likely to Permanently Lower the Interest Rate
  28. Loan Amortization VS Loan Term
    Loan term is less than or equal to amortization period but never greater than amortization period. 

    Long term is always less or equal than amortization period.
  29. What is a Phase 1 Environmental Assessment?
     is a report prepared for a real estate holding that identifies potential or existing environmental contamination liabilities. The analysis, often called an ESA, typically addresses both the underlying land as well as physical improvements to the property.

    The actual sampling of soil, air, groundwater and/or building materials is typically not conducted during a Phase I ESA. The Phase I ESA is generally considered the first step in the process of environmental due diligence.
  30. Appraised Value
    Opinion and Estimate of Value ... Not Official.
  31. Effective Gross Income
    Potential Gross Income - Less Vacancy = EGI
  32. Net Operating Income
    Effective Gross Income - Expenses = NOI
  33. Cash Flow 
    Net Operating Income - Yearly Debt Service = Cash Flow
  34. How to bring feasability to a project?
    Cut Costs ... Raise Rents ... Lower Expenses
  35. What are Basis Points?
    100 Basis Points  = .01 = 1 %

    50 Basis Points = .005 = 1/2 %

    25 Basis Points = .0025 = 1/4 %
  36. Going In Vs. Terminal Cap Rate
    The Going In Cap Rate - is the cap rate based on the NOI and purchases price at the time the buyer purchases the property.

    The Terminal Cap Rate - is the same thing but at the time the seller sells the property.
  37. What determines Minimum Rent?
    Covering Expenses ... Debt Service .. Equity Yield Promises

    Add ALL 3 up and Divide By Square Footage
  38. Meanign Behind a Postive and negative NPV
    Positive NPV - means that an investor has obtained an IRR greater than his desired return and that he can invest that much more into the property and stil receive the desired return.

    Negative NPV - means he didnt receive his desired return and must invest that much less to receive a positive return.
  39. What happens to the NPV if you adjust the discount rate?
    Lowering the Discount Rate Positively Impacts the NPV

    Raising the Discount Rate Negatively Impacts the NPV