Professional Documents
Culture Documents
Months in Year: # 12
Units: # 1,000
Number of Suites: # 21
Parking Spots: # N/A
Number of Floors: # 8
TI / LC Reserves Allocated: $
Revenue:
Base Rental Revenue @ Market Rates: $
Absorption & Turnover Vacancy: $
Free Rent (Abatement): $
Scheduled Base Rental Revenue: $
Expense Reimbursement Revenue: $
Potential Gross Revenue: $
General Vacancy: $
Effective Gross Revenue: $
Operating Expenses:
Management Fees: $
Utilities: $
Association Fees: $
Janitorial Fees: $
Repairs and Maintenance: $
Property Taxes: $
Insurance: $
Total Operating Expenses $
Debt Service:
Less: Interest Expense on Debt: $
Less: Debt Principal Repayment: $
Less: Origination & Prepayment Fees: $
Total Debt Service: $
NOI Margin %: %
Adjusted NOI Margin: %
LIBOR Projections:
Mezzanine:
Beginning Balance:
Additional Draws:
Principal Repayment:
Repayment Upon Exit:
Closing Balance:
Waterfall Returns Schedule:
Yi Ti Capital (GPs):
Beginning Balance:
Returns Accrual: 10.0%
Repayment: 20.0%
Ending Balance:
Yi Ti Capital (GPs):
Beginning Balance:
Returns Accrual: 15.0%
Repayment: 30.0%
Ending Balance:
Sensitivity Analysis - 5-Year Leveraged IRR and Exit Cap Rate vs. LTV (Scenario #1 - Base Case)
22.1% 60.0%
$ 23,995,320 8.50% 13.2%
24,722,450 8.25% 14.3%
25,495,027 8.00% 15.5%
Exit Cap Rate and Property Value Upon Exit: 26,317,447 7.75% 16.6%
27,194,695 7.50% 17.8%
28,132,444 7.25% 19.0%
29,137,174 7.00% 20.3%
Sensitivity Analysis - Leveraged IRR and Exit Year vs. LTV (Scenario #1 - Base Case) and Baseline Exit Cap Rate of 7.25%
22.1% 60.0%
$ 22,558,956 FY15 21.8%
21,949,468 FY16 10.8%
Exit Year and Property Value Upon Exit: 24,912,025 FY17 18.9%
28,375,352 FY18 22.1%
28,132,444 FY19 19.0%
Sensitivity Analysis - Leveraged IRR and Exit Year vs. Exit Cap Rate (Scenario #1 - Base Case) and Baseline Exit Cap Rate
22.1% 8.50%
$ 22,558,956 FY15 (25.1%)
21,949,468 FY16 (14.1%)
Exit Year and Property Value Upon Exit: 24,912,025 FY17 7.2%
28,375,352 FY18 16.1%
28,132,444 FY19 15.1%
Sensitivity Analysis - 5-Year Leveraged IRR and Exit Cap Rate vs. Market Rent (Scenario #1 - Base Case)
22.1% $ 30.00
$ 23,995,320 8.50% (6.3%)
24,722,450 8.25% (4.1%)
25,495,027 8.00% (2.0%)
Exit Cap Rate and Property Value Upon Exit: 26,317,447 7.75% 0.0%
27,194,695 7.50% 2.0%
28,132,444 7.25% 4.0%
29,137,174 7.00% 6.0%
Sensitivity Analysis - 5-Year Leveraged IRR and Exit Cap Rate vs. Lease Renewal Probability (Scenario #1 - Base Case)
22.1% 60.0%
$ 23,995,320 8.50% 13.6%
24,722,450 8.25% 15.0%
25,495,027 8.00% 16.4%
Exit Cap Rate and Property Value Upon Exit: 26,317,447 7.75% 17.8%
27,194,695 7.50% 19.3%
28,132,444 7.25% 20.8%
29,137,174 7.00% 22.3%
Sensitivity Analysis - 5-Year Leveraged IRR and Exit Cap Rate vs. Downtime When Tenants Do Not Renew (Scenario #1
22.1% 3
$ 23,995,320 8.50% 17.4%
24,722,450 8.25% 18.7%
25,495,027 8.00% 20.0%
Exit Cap Rate and Property Value Upon Exit: 26,317,447 7.75% 21.4%
27,194,695 7.50% 22.8%
28,132,444 7.25% 24.2%
29,137,174 7.00% 25.6%
nalysis - Scenario #1 - Base Case
Units:
6 6 6
9 9 6
2 3 2
1 2 1
Jan 18 Jan 17
Jan 18 Jan 17
Jan 17
Jan 18 Jan 17
Units:
Uses of
Initial Draw: Funds: Total: $ / RSF:
$ 9,561,370 Acquire Property & Pay Off Existing Debt: $ 18,000,000 $ 156.97
- Brokerage Fees & Closing Costs: 540,000 4.71
4,313,400 Renovation Costs & Other Project Costs: 1,496,770 13.05
1,232,400 TI / LC Holdback: 503,230 4.39
4,929,600 Total Uses: $ 20,540,000 $ 179.13
$ 20,036,770
0 1 2 3 4 5 6
2014 2015 2016 2017 2018 2019 2020
Growth:
3.50% 3.50% 3.50% - - - -
2.50% - - 2.50% 2.50% 2.50% 2.50%
3.50% 3.50% 2.50% 2.50% 2.50% 2.50%
Historical: Projected:
FY14 FY15 FY16 FY17 FY18 FY19
$ per RSF:
$ 1.50 $ 1.50 $ 1.50 $ - $ - $ -
0.75 - - 0.75 0.75 0.75
1.50 1.50 0.75 0.75 0.75
$ - $ - $ - $ - $ 503,230
- - - - -
Loan
Balance:
$ 9,561,370 $ 95,614 $ - $ - $ - $ -
4,313,400 43,134 - - - -
$ - $ - $ - $ - $ 15,097
- - - - -
$
9,561,370 $ 9,733,372 $ 9,905,374 $ 9,035,238 $ 8,152,326
9,561,370 172,002 172,002 86,001 73,225 -
- - (956,137) (956,137) (7,649,096)
- - - - (503,230)
$ 9,561,370 $ 9,733,372 $ 9,905,374 $ 9,035,238 $ 8,152,326 $ -
$
4,313,400 $ 4,313,400 $ 4,313,400 $ 4,313,400 $ 4,313,400
4,313,400 - - - - -
- - - - (4,313,400)
- - - - -
$ 4,313,400 $ 4,313,400 $ 4,313,400 $ 4,313,400 $ 4,313,400 $ -
Historical: Projected:
FY14 FY15 FY16 FY17 FY18 FY19
- - - - 6,349,621
- - - - 4,051,211
334,737 541,295 (384,965) (350,989) 7,580,514
83,684 135,324 (96,241) (87,747) 1,895,128
- - - - 1,608,886
- - - - 689,523
- - - - 2,430,727
- - - - 1,620,485
LTV Ratio:
62.5% 65.0% 67.5% 70.0% 72.5% 75.0% 77.5%
22.9% 24.1% 25.5% 27.1% 29.0% 31.3% 34.1%
11.2% 11.5% 12.0% 12.5% 13.0% 13.7% 14.6%
19.7% 20.6% 21.6% 22.7% 24.1% 25.6% 27.5%
22.9% 23.8% 24.9% 26.0% 27.4% 29.0% 30.9%
19.7% 20.4% 21.2% 22.1% 23.1% 24.3% 25.7%
ase) and Baseline Exit Cap Rate of 7.25% Used for Property Value Column
#1 - Base Case)
Market Rent:
$ 32.00 $ 34.00 $ 36.00 $ 38.00 $ 40.00 $ 42.00 $ 44.00
0.8% 6.4% 11.1% 15.1% 18.6% 21.8% 24.6%
2.6% 8.0% 12.5% 16.4% 19.9% 23.0% 25.8%
4.4% 9.6% 14.0% 17.8% 21.2% 24.3% 27.1%
6.2% 11.2% 15.5% 19.2% 22.6% 25.6% 28.4%
7.9% 12.8% 17.0% 20.7% 23.9% 26.9% 29.6%
9.7% 14.4% 18.5% 22.1% 25.3% 28.3% 31.0%
11.5% 16.1% 20.1% 23.6% 26.8% 29.7% 32.3%
Low: High:
10.0%
ited Partners (LPs): 80.0%
Capital (GPs): 20.0%
10.0% 15.0%
ited Partners (LPs): 70.0%
Capital (GPs): 30.0%
15.0%
ited Partners (LPs): 60.0%
Capital (GPs): 40.0%
80.0%
37.7%
15.6%
29.8%
33.1%
27.3%
6.50%
68.1%
29.4%
32.6%
32.4%
26.7%
$ 46.00
27.3%
28.5%
29.7%
30.9%
32.2%
33.5%
34.8%
80.0%
16.5%
17.9%
19.2%
20.6%
22.0%
23.4%
24.9%
27
8.5%
10.1%
11.6%
13.2%
14.8%
16.4%
18.0%
45 Milk Street - Investment Analysis Model - Rent Roll Analysis - Scenario #1 - Base Case
($ USD in $ as Stated, Unless Otherwise Noted)
Rentable
Tenant: Suite: Sq. Ft:
Rockland Trust A - 110 3,500.5
Athenahealth A - 115 4,637.9
Eaton Vance A - 120 8,507.9
Vistaprint B - 105 7,859.7
Keurig Business Unit B - 120 8,869.0
Suffolk Construction B - 135 9,197.4
HarborOne Credit Union C - 110 8,173.8
Consigli Construction C - 120 3,474.4
HubSpot C - 130 4,257.3
Hill Holiday D - 110 5,467.9
Cubist Pharmaceuticals D - 120 5,815.8
Massachusetts Medical Society D - 130 6,462.3
Google E - 110 8,291.8
Vacant E - 125 584.1
Vacant F - 105 3,701.6
Vacant F - 120 6,827.1
Vacant G - 110 7,546.0
Vacant G - 125 2,450.4
Vacant G - 135 2,122.6
Vacant H - 110 5,647.3
Vacant H - 120 1,273.3
Total Rentable Square Feet (RSF): 114,668.0
CASE 1 - All Existing Tenants Renew (70.0% Renewal Probability) and New Tenants Move Into Certain Vacant Suites:
In-Place
Annual Rent
In-Place Rents: per sq. ft: Jan 15
A - 110 $ 36.20 $ 37.47
A - 115 37.00 38.30
A - 120 35.50 36.74
B - 105 35.50 36.74
B - 120 37.50 38.81
B - 135 37.50 38.81
C - 110 37.00 38.30
C - 120 37.80 39.12
C - 130 39.00 40.37
D - 110 34.00 35.19
D - 120 35.30 36.54
D - 130 38.00 39.33
E - 110 37.40 38.71
E - 125 38.00 39.33
F - 105 38.00 39.33
F - 120 38.00 39.33
G - 110 38.00 39.33
G - 125 38.00 39.33
G - 135 38.00 39.33
H - 110 38.00 39.33
H - 120 38.00 39.33
Annual
Market Rent
Market Rents: per sq. ft: Jan 15
A - 110 $ 38.00 $ 39.33
A - 115 38.00 39.33
A - 120 38.00 39.33
B - 105 38.00 39.33
B - 120 38.00 39.33
B - 135 38.00 39.33
C - 110 38.00 39.33
C - 120 38.00 39.33
C - 130 38.00 39.33
D - 110 38.00 39.33
D - 120 38.00 39.33
D - 130 38.00 39.33
E - 110 38.00 39.33
E - 125 38.00 39.33
F - 105 38.00 39.33
F - 120 38.00 39.33
G - 110 38.00 39.33
G - 125 38.00 39.33
G - 135 38.00 39.33
H - 110 38.00 39.33
H - 120 38.00 39.33
Lease End OR
Free Months of Rent - Months Lease Abatement
Renewal + New Tenants: Abatement: Start: Start: Jan 15
A - 110 1 2015-01-31 2019-06-30 $ -
A - 115 1 2015-01-31 2020-06-30 -
A - 120 1 2011-03-31 2017-03-31 -
B - 105 1 2009-12-31 2016-06-30 -
B - 120 1 2010-09-30 2018-06-30 -
B - 135 1 2011-10-31 2017-10-31 -
C - 110 1 2011-09-30 2017-09-30 -
C - 120 1 2013-01-31 2016-02-29 -
C - 130 1 2013-05-31 2019-07-31 -
D - 110 1 2014-10-31 2020-11-30 -
D - 120 1 2015-02-28 2022-12-31 -
D - 130 1 2014-03-31 2020-03-31 -
E - 110 1 2014-04-30 2021-03-31 -
E - 125 2 2018-01-31 2018-01-31 -
F - 105 2 2018-01-31 2018-01-31 -
F - 120 2 1899-12-30 1899-12-30 -
G - 110 2 1899-12-30 1899-12-30 -
G - 125 2 1899-12-30 1899-12-30 -
G - 135 2 1899-12-30 1899-12-30 -
H - 110 2 1899-12-30 1899-12-30 -
H - 120 2 2018-01-31 2018-01-31 -
Lease End OR
General Vacancy - Lease Abatement
Renewal + New Tenants: Start: Start: Jan 15
A - 110 2015-01-31 2019-06-30 $ (11,473)
A - 115 2015-01-31 2020-06-30 (15,201)
A - 120 2011-03-31 2017-03-31 -
B - 105 2009-12-31 2016-06-30 -
B - 120 2010-09-30 2018-06-30 -
B - 135 2011-10-31 2017-10-31 -
C - 110 2011-09-30 2017-09-30 -
C - 120 2013-01-31 2016-02-29 -
C - 130 2013-05-31 2019-07-31 -
D - 110 2014-10-31 2020-11-30 -
D - 120 2015-02-28 2022-12-31 (19,061)
D - 130 2014-03-31 2020-03-31 -
E - 110 2014-04-30 2021-03-31 -
E - 125 2018-01-31 2018-01-31 (1,914)
F - 105 2018-01-31 2018-01-31 (12,132)
F - 120 1899-12-30 1899-12-30 (22,376)
G - 110 1899-12-30 1899-12-30 (24,732)
G - 125 1899-12-30 1899-12-30 (8,031)
G - 135 1899-12-30 1899-12-30 (6,957)
H - 110 1899-12-30 1899-12-30 (18,509)
H - 120 2018-01-31 2018-01-31 (4,173)
Lease End OR
Absorption - Lease Abatement
Renewal + New Tenants: Start: Start: Jan 15
A - 110 2015-01-31 2019-06-30 $ -
A - 115 2015-01-31 2020-06-30 -
A - 120 2011-03-31 2017-03-31 (1,835)
B - 105 2009-12-31 2016-06-30 (1,695)
B - 120 2010-09-30 2018-06-30 (382)
B - 135 2011-10-31 2017-10-31 (397)
C - 110 2011-09-30 2017-09-30 (705)
C - 120 2013-01-31 2016-02-29 (60)
C - 130 2013-05-31 2019-07-31 367
D - 110 2014-10-31 2020-11-30 (1,886)
D - 120 2015-02-28 2022-12-31 -
D - 130 2014-03-31 2020-03-31 -
E - 110 2014-04-30 2021-03-31 (429)
E - 125 2018-01-31 2018-01-31 -
F - 105 2018-01-31 2018-01-31 -
F - 120 1899-12-30 1899-12-30 -
G - 110 1899-12-30 1899-12-30 -
G - 125 1899-12-30 1899-12-30 -
G - 135 1899-12-30 1899-12-30 -
H - 110 1899-12-30 1899-12-30 -
H - 120 2018-01-31 2018-01-31 -
Lease End OR
Effective Monthly Rents - Months Lease Abatement
Renewal + New Tenants: Abatement: Start: Start: Jan 15
A - 110 1 2015-01-31 2019-06-30 $ -
A - 115 1 2015-01-31 2020-06-30 -
A - 120 1 2011-03-31 2017-03-31 26,050
B - 105 1 2009-12-31 2016-06-30 24,065
B - 120 1 2010-09-30 2018-06-30 28,686
B - 135 1 2011-10-31 2017-10-31 29,748
C - 110 1 2011-09-30 2017-09-30 26,085
C - 120 1 2013-01-31 2016-02-29 11,327
C - 130 1 2013-05-31 2019-07-31 14,321
D - 110 1 2014-10-31 2020-11-30 16,035
D - 120 1 2015-02-28 2022-12-31 -
D - 130 1 2014-03-31 2020-03-31 21,180
E - 110 1 2014-04-30 2021-03-31 26,747
E - 125 2 2018-01-31 2018-01-31 -
F - 105 2 2018-01-31 2018-01-31 -
F - 120 2 1899-12-30 1899-12-30 -
G - 110 2 1899-12-30 1899-12-30 -
G - 125 2 1899-12-30 1899-12-30 -
G - 135 2 1899-12-30 1899-12-30 -
H - 110 2 1899-12-30 1899-12-30 -
H - 120 2 2018-01-31 2018-01-31 -
CASE 2 - No Existing Tenants Renew (30.0% Probability) and New Tenants Move Into Certain Vacant Suites:
Dec 14 Jan 15
cant Suites:
$ (11,473) $ (3,442) $ - $ - $ - $ - $ -
(15,201) (4,560) - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- (19,061) (5,718) - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ (26,674) $ (27,063) $ (5,718) $ - $ - $ - $ -
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(19,061) - - - - - -
- - - - - - -
- - - - - - -
(1,914) (1,914) (1,914) (1,914) (1,914) (1,914) (1,914)
(12,132) (12,132) (12,132) (12,132) (12,132) (12,132) (12,132)
(22,376) (22,376) (22,376) (22,376) (22,376) (22,376) (22,376)
(24,732) (24,732) (24,732) (24,732) (24,732) (24,732) (24,732)
(8,031) (8,031) (8,031) (8,031) (8,031) (8,031) (8,031)
(6,957) (6,957) (6,957) (6,957) (6,957) (6,957) (6,957)
(18,509) (18,509) (18,509) (18,509) (18,509) (18,509) (18,509)
(4,173) (4,173) (4,173) (4,173) (4,173) (4,173) (4,173)
$ (117,886) $ (98,824) $ (98,824) $ (98,824) $ (98,824) $ (98,824) $ (98,824)
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - (8,250)
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ - $ - $ - $ - $ - $ - $ (8,250)
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(1,914) (1,914) (1,914) (1,914) (1,981) (1,981) (1,981)
(12,132) (12,132) (12,132) (12,132) (12,557) (12,557) (12,557)
(22,376) (22,376) (22,376) (22,376) (23,159) (23,159) (23,159)
(24,732) (24,732) (24,732) (24,732) (25,598) (25,598) (25,598)
(8,031) (8,031) (8,031) (8,031) (8,312) (8,312) (8,312)
(6,957) (6,957) (6,957) (6,957) (7,200) (7,200) (7,200)
(18,509) (18,509) (18,509) (18,509) (19,157) (19,157) (19,157)
(4,173) (4,173) (4,173) (4,173) (4,319) (4,319) (4,319)
$ (98,824) $ (98,824) $ (98,824) $ (98,824) $ (102,283) $ (102,283) $ (102,283)
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - (18,663) - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ - $ - $ - $ (18,663) $ - $ - $ -
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(1,981) (1,981) (1,981) (1,981) (1,981) (1,981) (1,981)
(12,557) (12,557) (12,557) (12,557) (12,557) (12,557) (12,557)
(23,159) (23,159) (23,159) (23,159) (23,159) (23,159) (23,159)
(25,598) (25,598) (25,598) (25,598) (25,598) (25,598) (25,598)
(8,312) (8,312) (8,312) (8,312) (8,312) (8,312) (8,312)
(7,200) (7,200) (7,200) (7,200) (7,200) (7,200) (7,200)
(19,157) (19,157) (19,157) (19,157) (19,157) (19,157) (19,157)
(4,319) (4,319) (4,319) (4,319) (4,319) (4,319) (4,319)
$ (102,283) $ (102,283) $ (102,283) $ (102,283) $ (102,283) $ (102,283) $ (102,283)
3.50% 3.50% - - - - -
- - 2.50% 2.50% 2.50% 2.50% 2.50%
3.50% 3.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Nov 16 Dec 16 Jan 17 Feb 17 Mar 17 Apr 17 May 17
$ 38.78 $ 38.78 $ 39.75 $ 39.75 $ 39.75 $ 39.75 $ 39.75
39.64 39.64 40.63 40.63 40.63 40.63 40.63
38.03 38.03 38.98 38.98 38.98 38.98 38.98
38.03 38.03 38.98 38.98 38.98 38.98 38.98
40.17 40.17 41.18 41.18 41.18 41.18 41.18
40.17 40.17 41.18 41.18 41.18 41.18 41.18
39.64 39.64 40.63 40.63 40.63 40.63 40.63
40.49 40.49 41.50 41.50 41.50 41.50 41.50
41.78 41.78 42.82 42.82 42.82 42.82 42.82
36.42 36.42 37.33 37.33 37.33 37.33 37.33
37.81 37.81 38.76 38.76 38.76 38.76 38.76
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.06 40.06 41.07 41.07 41.07 41.07 41.07
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.71 40.71 41.72 41.72 41.72 41.72 41.72
40.71 40.71 41.72 41.72 41.72 41.72 41.72
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - (20,707) -
- - - - - (8,198) (8,198)
- - - - - - -
- - - - - - -
- - - - - - -
- (3,536) (3,624) - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ - $ (3,536) $ (3,624) $ - $ - $ (28,906) $ (8,198)
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(1,981) (1,981) (2,031) (2,031) (2,031) (2,031) (2,031)
(12,557) (12,557) (12,871) (12,871) (12,871) (12,871) (12,871)
(23,159) (23,159) (23,738) (23,738) (23,738) (23,738) (23,738)
(25,598) (25,598) (26,238) (26,238) (26,238) (26,238) (26,238)
(8,312) (8,312) (8,520) (8,520) (8,520) (8,520) (8,520)
(7,200) (7,200) (7,380) (7,380) (7,380) (7,380) (7,380)
(19,157) (19,157) (19,636) (19,636) (19,636) (19,636) (19,636)
(4,319) (4,319) (4,427) (4,427) (4,427) (4,427) (4,427)
$ (102,283) $ (102,283) $ (104,840) $ (104,840) $ (104,840) $ (104,840) $ (104,840)
- - - - - - -
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Jun 17 Jul 17 Aug 17 Sep 17 Oct 17 Nov 17 Dec 17
$ 39.75 $ 39.75 $ 39.75 $ 39.75 $ 39.75 $ 39.75 $ 39.75
40.63 40.63 40.63 40.63 40.63 40.63 40.63
38.98 38.98 38.98 38.98 38.98 38.98 38.98
38.98 38.98 38.98 38.98 38.98 38.98 38.98
41.18 41.18 41.18 41.18 41.18 41.18 41.18
41.18 41.18 41.18 41.18 41.18 41.18 41.18
40.63 40.63 40.63 40.63 40.63 40.63 40.63
41.50 41.50 41.50 41.50 41.50 41.50 41.50
42.82 42.82 42.82 42.82 42.82 42.82 42.82
37.33 37.33 37.33 37.33 37.33 37.33 37.33
38.76 38.76 38.76 38.76 38.76 38.76 38.76
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.07 41.07 41.07 41.07 41.07 41.07 41.07
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.72 41.72 41.72 41.72 41.72 41.72 41.72
41.72 41.72 41.72 41.72 41.72 41.72 41.72
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - (22,386) -
- - - - (19,894) - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ - $ - $ - $ - $ (19,894) $ (22,386) $ -
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(2,031) (2,031) (2,031) (2,031) (2,031) (2,031) (2,031)
(12,871) (12,871) (12,871) (12,871) (12,871) (12,871) (12,871)
(23,738) (23,738) (23,738) (23,738) (23,738) (23,738) (23,738)
(26,238) (26,238) (26,238) (26,238) (26,238) (26,238) (26,238)
(8,520) (8,520) (8,520) (8,520) (8,520) (8,520) (8,520)
(7,380) (7,380) (7,380) (7,380) (7,380) (7,380) (7,380)
(19,636) (19,636) (19,636) (19,636) (19,636) (19,636) (19,636)
(4,427) (4,427) (4,427) (4,427) (4,427) (4,427) (4,427)
$ (104,840) $ (104,840) $ (104,840) $ (104,840) $ (104,840) $ (104,840) $ (104,840)
- - - - - - -
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Jan 18 Feb 18 Mar 18 Apr 18 May 18 Jun 18 Jul 18
$ 40.74 $ 40.74 $ 40.74 $ 40.74 $ 40.74 $ 40.74 $ 40.74
41.64 41.64 41.64 41.64 41.64 41.64 41.64
39.95 39.95 39.95 39.95 39.95 39.95 39.95
39.95 39.95 39.95 39.95 39.95 39.95 39.95
42.20 42.20 42.20 42.20 42.20 42.20 42.20
42.20 42.20 42.20 42.20 42.20 42.20 42.20
41.64 41.64 41.64 41.64 41.64 41.64 41.64
42.54 42.54 42.54 42.54 42.54 42.54 42.54
43.89 43.89 43.89 43.89 43.89 43.89 43.89
38.27 38.27 38.27 38.27 38.27 38.27 38.27
39.73 39.73 39.73 39.73 39.73 39.73 39.73
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.09 42.09 42.09 42.09 42.09 42.09 42.09
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.77 42.77 42.77 42.77 42.77 42.77 42.77
42.77 42.77 42.77 42.77 42.77 42.77 42.77
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
(9,096) (9,096) - - - - -
- - - - - - -
- - - - - - (22,126)
- - - - - - -
- - - - - - (8,739)
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- (2,082) (2,082) - - - -
- (13,192) (13,192) - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- (4,538) (4,538) - - - -
$ (9,096) $ (28,908) $ (19,812) $ - $ - $ - $ (30,865)
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(2,082) - - - - - -
(13,192) - - - - - -
(24,331) (24,331) (24,331) (24,331) (24,331) (24,331) (24,331)
(26,894) (26,894) (26,894) (26,894) (26,894) (26,894) (26,894)
(8,733) (8,733) (8,733) (8,733) (8,733) (8,733) (8,733)
(7,565) (7,565) (7,565) (7,565) (7,565) (7,565) (7,565)
(20,127) (20,127) (20,127) (20,127) (20,127) (20,127) (20,127)
(4,538) - - - - - -
$ (107,461) $ (87,650) $ (87,650) $ (87,650) $ (87,650) $ (87,650) $ (87,650)
- - - - - - -
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Aug 18 Sep 18 Oct 18 Nov 18 Dec 18 Jan 19 Feb 19
$ 40.74 $ 40.74 $ 40.74 $ 40.74 $ 40.74 $ 41.76 $ 41.76
41.64 41.64 41.64 41.64 41.64 42.68 42.68
39.95 39.95 39.95 39.95 39.95 40.95 40.95
39.95 39.95 39.95 39.95 39.95 40.95 40.95
42.20 42.20 42.20 42.20 42.20 43.26 43.26
42.20 42.20 42.20 42.20 42.20 43.26 43.26
41.64 41.64 41.64 41.64 41.64 42.68 42.68
42.54 42.54 42.54 42.54 42.54 43.61 43.61
43.89 43.89 43.89 43.89 43.89 44.99 44.99
38.27 38.27 38.27 38.27 38.27 39.22 39.22
39.73 39.73 39.73 39.73 39.73 40.72 40.72
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.09 42.09 42.09 42.09 42.09 43.14 43.14
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.77 42.77 42.77 42.77 42.77 43.84 43.84
42.77 42.77 42.77 42.77 42.77 43.84 43.84
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(9,834) (9,834) - - - - -
(8,739) - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ (18,573) $ (9,834) $ - $ - $ - $ - $ -
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(24,331) (24,331) (24,331) (24,331) (24,331) (24,940) (24,940)
(26,894) (26,894) (26,894) (26,894) (26,894) (27,566) (27,566)
(8,733) (8,733) (8,733) (8,733) (8,733) (8,951) (8,951)
(7,565) (7,565) (7,565) (7,565) (7,565) (7,754) (7,754)
(20,127) (20,127) (20,127) (20,127) (20,127) (20,630) (20,630)
- - - - - - -
$ (87,650) $ (87,650) $ (87,650) $ (87,650) $ (87,650) $ (89,841) $ (89,841)
- - - - - - -
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Mar 19 Apr 19 May 19 Jun 19 Jul 19 Aug 19 Sep 19
$ 41.76 $ 41.76 $ 41.76 $ 41.76 $ 41.76 $ 41.76 $ 41.76
42.68 42.68 42.68 42.68 42.68 42.68 42.68
40.95 40.95 40.95 40.95 40.95 40.95 40.95
40.95 40.95 40.95 40.95 40.95 40.95 40.95
43.26 43.26 43.26 43.26 43.26 43.26 43.26
43.26 43.26 43.26 43.26 43.26 43.26 43.26
42.68 42.68 42.68 42.68 42.68 42.68 42.68
43.61 43.61 43.61 43.61 43.61 43.61 43.61
44.99 44.99 44.99 44.99 44.99 44.99 44.99
39.22 39.22 39.22 39.22 39.22 39.22 39.22
40.72 40.72 40.72 40.72 40.72 40.72 40.72
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.14 43.14 43.14 43.14 43.14 43.14 43.14
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.84 43.84 43.84 43.84 43.84 43.84 43.84
43.84 43.84 43.84 43.84 43.84 43.84 43.84
$ - $ - $ - $ - $ (8,951) $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- (9,720) (9,720) - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - (10,886) -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ - $ (9,720) $ (9,720) $ - $ (8,951) $ (10,886) $ -
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(24,940) (24,940) (24,940) (24,940) (24,940) (24,940) (24,940)
(27,566) (27,566) (27,566) (27,566) (27,566) (27,566) (27,566)
(8,951) (8,951) (8,951) (8,951) (8,951) (8,951) (8,951)
(7,754) (7,754) (7,754) (7,754) (7,754) (7,754) (7,754)
(20,630) (20,630) (20,630) (20,630) (20,630) (20,630) (20,630)
- - - - - - -
$ (89,841) $ (89,841) $ (89,841) $ (89,841) $ (89,841) $ (89,841) $ (89,841)
- - - - - - -
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Oct 19 Nov 19 Dec 19 Jan 20 Feb 20 Mar 20 Apr 20
$ 41.76 $ 41.76 $ 41.76 $ 42.80 $ 42.80 $ 42.80 $ 42.80
42.68 42.68 42.68 43.75 43.75 43.75 43.75
40.95 40.95 40.95 41.98 41.98 41.98 41.98
40.95 40.95 40.95 41.98 41.98 41.98 41.98
43.26 43.26 43.26 44.34 44.34 44.34 44.34
43.26 43.26 43.26 44.34 44.34 44.34 44.34
42.68 42.68 42.68 43.75 43.75 43.75 43.75
43.61 43.61 43.61 44.70 44.70 44.70 44.70
44.99 44.99 44.99 46.11 46.11 46.11 46.11
39.22 39.22 39.22 40.20 40.20 40.20 40.20
40.72 40.72 40.72 41.74 41.74 41.74 41.74
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.14 43.14 43.14 44.22 44.22 44.22 44.22
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.84 43.84 43.84 44.93 44.93 44.93 44.93
43.84 43.84 43.84 44.93 44.93 44.93 44.93
$ - $ - $ - $ - $ - $ - $ (3,932)
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - (16,938)
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ - $ - $ - $ - $ - $ - $ (20,870)
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(24,940) (24,940) (24,940) (25,563) (25,563) (25,563) (25,563)
(27,566) (27,566) (27,566) (28,255) (28,255) (28,255) (28,255)
(8,951) (8,951) (8,951) (9,175) (9,175) (9,175) (9,175)
(7,754) (7,754) (7,754) (7,948) (7,948) (7,948) (7,948)
(20,630) (20,630) (20,630) (21,146) (21,146) (21,146) (21,146)
- - - - - - -
$ (89,841) $ (89,841) $ (89,841) $ (92,087) $ (92,087) $ (92,087) $ (92,087)
- - - - - - -
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
May 20 Jun 20 Jul 20 Aug 20 Sep 20 Oct 20 Nov 20
$ 42.80 $ 42.80 $ 42.80 $ 42.80 $ 42.80 $ 42.80 $ 42.80
43.75 43.75 43.75 43.75 43.75 43.75 43.75
41.98 41.98 41.98 41.98 41.98 41.98 41.98
41.98 41.98 41.98 41.98 41.98 41.98 41.98
44.34 44.34 44.34 44.34 44.34 44.34 44.34
44.34 44.34 44.34 44.34 44.34 44.34 44.34
43.75 43.75 43.75 43.75 43.75 43.75 43.75
44.70 44.70 44.70 44.70 44.70 44.70 44.70
46.11 46.11 46.11 46.11 46.11 46.11 46.11
40.20 40.20 40.20 40.20 40.20 40.20 40.20
41.74 41.74 41.74 41.74 41.74 41.74 41.74
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.22 44.22 44.22 44.22 44.22 44.22 44.22
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.93 44.93 44.93 44.93 44.93 44.93 44.93
44.93 44.93 44.93 44.93 44.93 44.93 44.93
$ (3,932) $ - $ - $ - $ - $ - $ -
- - (12,156) - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(4,782) (4,782) - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ (8,714) $ (4,782) $ (12,156) $ - $ - $ - $ -
$ - $ - $ - $ - $ - $ - $ -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(25,563) (25,563) (25,563) (25,563) (25,563) (25,563) (25,563)
(28,255) (28,255) (28,255) (28,255) (28,255) (28,255) (28,255)
(9,175) (9,175) (9,175) (9,175) (9,175) (9,175) (9,175)
(7,948) (7,948) (7,948) (7,948) (7,948) (7,948) (7,948)
(21,146) (21,146) (21,146) (21,146) (21,146) (21,146) (21,146)
- - - - - - -
$ (92,087) $ (92,087) $ (92,087) $ (92,087) $ (92,087) $ (92,087) $ (92,087)
Dec 20
-
2.50%
2.50%
Dec 20
$ 42.80
43.75
41.98
41.98
44.34
44.34
43.75
44.70
46.11
40.20
41.74
44.93
44.22
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
Dec 20
$ 44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
Dec 20
$ -
-
-
-
-
-
-
-
-
(20,474)
-
-
-
-
-
-
-
-
-
-
-
Dec 20
$ -
-
-
-
-
-
-
-
-
-
-
-
-
-
-
(25,563)
(28,255)
(9,175)
(7,948)
(21,146)
-
Dec 20
$ -
-
-
-
-
-
-
-
-
-
(1,547)
-
(490)
-
-
-
-
-
-
-
-
Dec 20
$ 13,107
17,366
31,857
29,430
33,209
34,438
30,606
13,009
15,941
-
20,229
24,197
30,557
2,187
13,860
-
-
-
-
-
4,768
Dec 20
Dec 20
$ 44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
41.74
44.93
44.22
44.93
44.93
44.93
44.93
44.93
44.93
44.93
44.93
Dec 20
$ -
(17,366)
-
-
-
-
-
-
-
(20,474)
-
(24,197)
-
-
-
-
-
-
-
-
-
Dec 20
$ -
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Dec 20
$ -
-
-
-
-
-
-
-
-
-
-
-
-
-
-
(25,563)
(28,255)
(9,175)
(7,948)
(21,146)
-
Dec 20
$ -
-
-
-
-
-
-
-
-
-
(1,547)
-
(490)
-
-
-
-
-
-
-
-
Dec 20
$ 13,107
-
31,857
29,430
33,209
34,438
30,606
13,009
15,941
-
20,229
-
30,557
2,187
13,860
-
-
-
-
-
4,768
Dec 20
$ 13,107
17,366
31,857
29,430
33,209
34,438
30,606
13,009
15,941
20,474
21,777
24,197
31,048
2,187
13,860
25,563
28,255
9,175
7,948
21,146
4,768
$ 429,359
$ -
(5,210)
-
-
-
-
-
-
-
(6,142)
(1,547)
(7,259)
(490)
-
-
-
-
-
-
-
-
$ (20,649)
$ -
-
-
-
-
-
-
-
-
(14,332)
-
-
-
-
-
-
-
-
-
-
-
$ (14,332)
$ -
-
-
-
-
-
-
-
-
-
-
-
-
-
-
(25,563)
(28,255)
(9,175)
(7,948)
(21,146)
-
$ (92,087)
$ 13,107
12,156
31,857
29,430
33,209
34,438
30,606
13,009
15,941
-
20,229
16,938
30,557
2,187
13,860
-
-
-
-
-
4,768
$ 302,292
45 Milk Street - Investment Analysis Model - Tenant Improvements (TIs) and Leasing Commissions (LCs) - Scenario #1 - Base Ca
($ USD in $ as Stated, Unless Otherwise Noted)
CASE 1 - All Existing Tenants Renew (70.0% Renewal Probability) and New Tenants Move Into Certain Vacant Suites:
TIs and LCs for Renewal and New Tenants: Jan 15 Feb 15 Mar 15
2015 2015
1 1
- -
Apr 15 May 15
$ 7.25 $ 7.25
4.14 4.14
Apr 15 May 15
$ - $ -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
2015 2015 2015 2015 2015 2015 2015 2016 2016
1 1 1 1 1 1 1 2 2
- - - - - - - 1 -
TIs and LCs for Non-Renewal and New Tenants: Jan 15 Feb 15 Mar 15
Apr 15 May 15
$ - $ -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
Jun 15 Jul 15 Aug 15 Sep 15 Oct 15 Nov 15 Dec 15 Jan 16 Feb 16
$ - $ -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
$ - $ -
Jun 15 Jul 15 Aug 15 Sep 15 Oct 15 Nov 15 Dec 15 Jan 16 Feb 16
$ - $ - $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
$ - $ - $ - $ - $ - $ - $ - $ - $ -
Mar 16 Apr 16 May 16
$ - $ - $ -
- - -
- - -
- - -
- - -
- - -
- - -
(10,421) - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ (10,421) $ - $ -
Jun 16 Jul 16 Aug 16 Sep 16 Oct 16 Nov 16 Dec 16 Jan 17 Feb 17
$ - $ - $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
- - - - - - - - -
- (23,575) - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - (7,816) - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
$ - $ (23,575) $ - $ - $ - $ - $ (7,816) $ - $ -
Mar 17 Apr 17 May 17
$ - $ - $ -
- - -
- (26,157) -
- (18,123) -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ - $ (44,280) $ -
Jun 17 Jul 17 Aug 17 Sep 17 Oct 17 Nov 17 Dec 17 Jan 18 Feb 18
$ - $ - $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
- - - - - - - (20,108) -
- - - - - - - - -
- - - - - - - - -
- - - - - (28,276) - - -
- - - - (25,130) - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - (4,601)
- - - - - - - - (29,162)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - (10,031)
$ - $ - $ - $ - $ (25,130) $ (28,276) $ - $ (20,108) $ (43,794)
Mar 18 Apr 18 May 18
$ - $ - $ -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ - $ - $ -
Jun 18 Jul 18 Aug 18 Sep 18 Oct 18 Nov 18 Dec 18 Jan 19 Feb 19
$ - $ - $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- (27,949) - - - - - - -
- - (21,738) - - - - - -
- (19,318) - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
$ - $ (47,267) $ (21,738) $ - $ - $ - $ - $ - $ -
Mar 19 Apr 19 May 19
$ - $ - $ -
- - -
- - -
- - -
- (21,485) -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ - $ (21,485) $ -
Jun 19 Jul 19 Aug 19 Sep 19 Oct 19 Nov 19 Dec 19 Jan 20 Feb 20
$ - $ (11,307) $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - (13,751) - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
$ - $ (11,307) $ (13,751) $ - $ - $ - $ - $ - $ -
Mar 20 Apr 20 May 20
$ - $ (8,692) $ -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - (10,571)
- - -
- - -
- (21,395) -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ - $ (30,088) $ (10,571)
Jun 20 Jul 20 Aug 20 Sep 20 Oct 20 Nov 20 Dec 20
$ - $ - $ - $ - $ - $ - $ -
- (15,355) - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - (18,103)
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ - $ (15,355) $ - $ - $ - $ - $ (18,103)
Leasing Commissions (LCs) by Suite:
A - 110 $ - $ (1,967) $ (1,967)
A - 115 - (2,664) (2,664)
A - 120 - - -
B - 105 - - -
B - 120 - - -
B - 135 - - -
C - 110 - - -
C - 120 - - -
C - 130 - - -
D - 110 - - -
D - 120 - - (3,187)
D - 130 - - -
E - 110 - - -
E - 125 - - -
F - 105 - - -
F - 120 - - -
G - 110 - - -
G - 125 - - -
G - 135 - - -
H - 110 - - -
H - 120 - - -
Total Leasing Commissions (LCs): $ - $ (4,631) $ (7,819)
$ (1,967) $ (1,967)
(2,664) (2,664)
- -
- -
- -
- -
- -
- -
- -
- -
(3,187) (3,187)
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
$ (7,819) $ (7,819)
$ (1,967) $ (1,967) $ (1,967) $ (1,967) $ (1,967) $ (1,967) $ (1,967) $ (1,967) $ -
(2,664) (2,664) (2,664) (2,664) (2,664) (2,664) (2,664) (2,664) -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
(3,187) (3,187) (3,187) (3,187) (3,187) (3,187) (3,187) (3,187) (3,187)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
$ (7,819) $ (7,819) $ (7,819) $ (7,819) $ (7,819) $ (7,819) $ (7,819) $ (7,819) $ (3,187)
$ - $ - $ -
- - -
- - -
- - -
- - -
- - -
- - -
(1,485) (1,485) (1,485)
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ (1,485) $ (1,485) $ (1,485)
$ - $ - $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
- - - - - - - - -
- (3,359) (3,359) (3,359) (3,359) (3,359) (3,359) (3,359) (3,359)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
(1,485) (1,485) (1,485) (1,485) (1,485) (1,485) (2,758) (2,758) (2,758)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
$ (1,485) $ (4,844) $ (4,844) $ (4,844) $ (4,844) $ (4,844) $ (6,117) $ (6,117) $ (6,117)
$ - $ - $ -
- - -
- (3,727) (3,727)
(3,359) (6,311) (6,311)
- - -
- - -
- - -
(1,273) (1,273) (1,273)
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ (4,632) $ (11,311) $ (11,311)
$ - $ - $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
(3,727) (3,727) (3,727) (3,727) (3,727) (3,727) (3,727) (7,002) (7,002)
(6,311) (2,951) (2,951) (2,951) (2,951) (2,951) (2,951) (2,951) (2,951)
- - - - - - - - -
- - - - - (4,029) (4,029) (4,029) (4,029)
- - - - (3,581) (3,581) (3,581) (3,581) (3,581)
(1,273) (1,273) (1,273) (1,273) (1,273) (1,273) - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - (749)
- - - - - - - - (4,749)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - (1,634)
$ (11,311) $ (7,952) $ (7,952) $ (7,952) $ (11,533) $ (15,562) $ (14,289) $ (17,564) $ (24,696)
$ - $ - $ -
- - -
(7,002) (3,275) (3,275)
(2,951) - -
- - -
(4,029) (4,029) (4,029)
(3,581) (3,581) (3,581)
- - -
- - -
- - -
- - -
- - -
- - -
(749) (749) (749)
(4,749) (4,749) (4,749)
- - -
- - -
- - -
- - -
- - -
(1,634) (1,634) (1,634)
$ (24,696) $ (18,017) $ (18,017)
$ - $ - $ - $ - $ - $ - $ - $ - $ -
- - - - - - - - -
(3,275) (3,275) (3,275) (3,275) (3,275) (3,275) (3,275) - -
- - - - - - - - -
- (3,983) (3,983) (3,983) (3,983) (3,983) (3,983) (3,983) (3,983)
(4,029) (4,029) (7,570) (7,570) (7,570) (3,540) (3,540) (3,540) (3,540)
(3,581) (6,727) (6,727) (6,727) (3,146) (3,146) (3,146) (3,146) (3,146)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
(749) (749) (749) (749) (749) (749) (749) (749) -
(4,749) (4,749) (4,749) (4,749) (4,749) (4,749) (4,749) (4,749) -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
(1,634) (1,634) (1,634) (1,634) (1,634) (1,634) (1,634) (1,634) -
$ (18,017) $ (25,146) $ (28,686) $ (28,686) $ (25,105) $ (21,076) $ (21,076) $ (17,801) $ (10,669)
$ - $ - $ -
- - -
- - -
- - -
(3,983) (7,482) (7,482)
(3,540) (3,540) (3,540)
(3,146) (3,146) (3,146)
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ (10,669) $ (14,168) $ (14,168)
$ - $ (1,611) $ (1,611) $ (1,611) $ (1,611) $ (1,611) $ (1,611) $ (1,611) $ (1,611)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
(7,482) (3,499) (3,499) (3,499) (3,499) (3,499) (3,499) (3,499) (3,499)
(3,540) (3,540) - - - - - - -
(3,146) - - - - - - - -
- - - - - - - - -
- - (1,960) (1,960) (1,960) (1,960) (1,960) (1,960) (1,960)
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
$ (14,168) $ (8,650) $ (7,070) $ (7,070) $ (7,070) $ (7,070) $ (7,070) $ (7,070) $ (7,070)
$ (1,611) $ (3,027) $ (3,027)
- - -
- - -
- - -
(3,499) - -
- - -
- - -
- - -
(1,960) (1,960) (3,681)
- - -
- - -
- (3,049) (3,049)
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
- - -
$ (7,070) $ (8,035) $ (9,757)
$ (3,027) $ (1,416) $ (1,416) $ (1,416) $ (1,416) $ (1,416) $ (1,416)
- (2,188) (2,188) (2,188) (2,188) (2,188) (2,188)
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
(3,681) (3,681) (1,722) (1,722) (1,722) (1,722) (1,722)
- - - - - - (2,580)
- - - - - - -
(3,049) (3,049) (3,049) (3,049) (3,049) (3,049) (3,049)
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
$ (9,757) $ (10,334) $ (8,374) $ (8,374) $ (8,374) $ (8,374) $ (10,954)
45 Milk Street - Investment Analysis Model - Key Tenant and Lease Expiration Schedules
($ USD in $ as Stated, Unless Otherwise Noted)
Annual
Rentable Percent of In-Place Revenue
Year of Lease Expiration: Square Feet: Building: # Tenants: @ Current Rates:
Vacant 30,152.4 26.3% 8 $ -
Year 1 - - 0 -
Year 2 11,334.1 9.9% 2 410,351
Year 3 25,879.0 22.6% 3 949,361
Year 4 8,869.0 7.7% 1 332,586
Year 5 7,757.8 6.8% 2 292,754
Year 6 16,568.1 14.4% 3 603,077
Year 7 8,291.8 7.2% 1 310,113
Year 8 5,815.8 5.1% 1 205,299
Year 9 - - 0 -
Year 10 - - 0 -
Total: 114,668.0 100.0% 21 $ 3,103,541
on Schedules
Annual
% Total Potential Revenue % Total Year Calendar
In-Place Revenue: @ Market Rates: Potential Revenue: End Date: Year:
- $ - - 1900
- - - 2015-12-31 2015
13.2% 430,695 13.4% 2016-12-31 2016
30.6% 983,403 30.6% 2017-12-31 2017
10.7% 337,020 10.5% 2018-12-31 2018
9.4% 294,798 9.2% 2019-12-31 2019
19.4% 629,587 19.6% 2020-12-31 2020
10.0% 315,088 9.8% 2021-12-31 2021
6.6% 221,002 6.9% 2022-12-31 2022
- - - 2023-12-31 2023
- - - 2024-12-31 2024
100.0% $ 3,211,593 100.0%
45 Milk Street - Investment Analysis Model - Comparable Property Sales
($ USD in $ as Stated, Unless Otherwise Noted)