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A group of investors have formed a general partnership to invest in real estate. They want to add real estate to
their investment portfolios for their later years. Although additional income in the near future is not of great
concern, any investment they consider must “stand on its own” once the acquisition is made and must show a
good long-term return.
Rather than limiting themselves to the residential rental market or the passive investment market by acting
independently, the group has decided to form a syndicate in order to have sufficient equity to enter what they
feel is the more creative and higher yielding commercial investment market.
The maximum equity investment for the four partners is $1,000,000 each. Each member of the group earns
taxable income paying a marginal tax rate of 48% and would appreciate any tax advantages that the potential
investment offers. However, this factor is not their primary investment concern. The investors are considering
holding the property for five years, with a sale at the end of the fifth year. Closing costs on investments at time
of sales are assumed to be 4%. They are looking for a return on their investment of j 1 = 9.5%.
The Investment
The investors are considering Waterloo Plaza, a three-year old commercial building in a medium-sized
suburban community of approximately 120,000 people called Midtown. The Trans-Canada Highway runs
outside of Midtown, allowing Midtown to serve a large catchment area. Waterloo Plaza is located along
Richards Street, the main commercial strip, which provides east and westbound access to the property.
Secondary access is provided from 5th Avenue, which runs along the rear of the property.
Waterloo Plaza offers a mix of retail tenants and a stand-alone restaurant pad. The main building
comprises 17,500 square feet and is anchored by a liquor store at the western end (corner unit). Of the
remaining four retail units, three are leased to a pawn shop, a small pharmacy, and a barber shop. The eastern
corner unit (end cap) was recently vacated. A noodle restaurant occupies the 4,200 square feet stand-alone
building.
At a meeting with the listing agent, the investors learned that the developer of the property was selling to
free up equity for an office development nearby. Since being completed, Waterloo Plaza has been fully leased,
until recently when a three-year lease expired and the tenant vacated. There is strong interest in the 5,000
square foot vacant unit from a doctor and related integrated rehabilitation facility.
The investment is available at a price of $7,000,000.
The Market
Midtown has seen slow continual growth over the past eight years, with the energy and mining sectors
providing steady employment. Other strong sectors are the agricultural industry, post-secondary education
facilities, and a budding high-tech sector. The availability of a wide range of post-secondary learning
institutions and strong employment opportunities has made Midtown an attractive hub for young people and
families. Overall, Midtown is a balanced community and an attractive place for investors.
In terms of new development, a number of multi-family and single-family projects have recently
completed and are underway. Last month, the premier announced the approval of an expansion of the regional
hospital and a new assisted living facility adjacent to the hospital. Not only will these projects provide jobs
while under construction, but also the completed facilities will be able to provide improved service to the
growing community of Midtown and surrounding municipalities. A new office building is being planned in the
business district and a new, larger high school broke ground in the spring.
Retail vacancy for good quality premises with exposure, such as the subject offers, is at a low of 3.7%.
Market rents for newer retail space with good exposure and access is $28.00 per square foot for interior retail
units (non-corner) and $32.00 per square foot for prime end cap (corner) units.
Interest in retail investments is moderate, with sales supporting a market capitalization rate of 7%. In
consideration of current market expectations and in discussion with a number of local and institutional buyers
who would be interested in acquiring a property similar to the subject, it is appropriate to add a risk premium
Note: There is strong interest in the 5,000 square foot vacant unit from a doctor and related integrated
rehabilitation facility. The investors are confident that a lease can be secured in the first few months, with build
LONG-TERM FINANCING
Loan Value 60% of purchase price
Amortization Period 20 years
Term 5 years
Interest Rate (j2) 3.75%
Payments Monthly, rounded up to the next higher dollar
Minimum DCR 1.2
There are no prepayment penalties on the loan.
ALLOWANCES
Vacancy and Collection Allowance 3.7%
Structural Allowance 2.0% of effective gross income
Free Rent - Renewing Tenants 2 months’ net rent free at beginning of lease