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Conduct analysis for a large pension fund that is evaluating whether or not to purchase the Standard Life Centre located at 121 King St W.
Financial Analysis
Step 1 - Prepare an estimate of property value using the information and assumptions given in Tables 1, 2 and 3 below. You may need to make other assumptions to complete your valuation.
Step 2 - Conduct research to construct a more accurate set of assumptions for the items listed in Table 3. Explain and justify your assumptions.
Step 3 - Re-compute the estimate of property value using the values in your new Table 3 and those in the existing Tables 1 and 2.
The financial analysis section should be approximately 5 pages long, consisting mainly of text about your assumptions, plus your new table 3 and your computations of property value.
Table 1 - Rent roll
Tenant
Size in square feet (sf)
Rate per sf per year
Lease expiry date
Office1
208,000
24
2016
Office2
104,000
27
2020
Office3
158,000
30
2024
Vacant Office
12,000
Retail1
10,000
40
2015
Retail2
60
Table 2 - Projected expenses for the year 2013
Category of expense
Amount
Taxes
$4,500,000
Operating costs and insurance
Cleaning
$980,000
Utilities
$2,560,000
All leases are triple net. (Note/hint: this is extremely important in your model.)
Table 3 - Assumptions
Growth in rental rates
2%
Rate of vacancy and collection loss
1%
Growth in expenses
Length of holding period
10 years
Terminal cap rate at disposition
7%
Selling costs as % of price
Discount rate
5.5%
Rental rate on renewal
Same as existing rate.
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