Your boss has decided to assign you the task of analyzing two financing alternatives for a self-storage facility that is a potential investment for the company’s portfolio. Although your company usually develops and operates its own self-storage facilities, a competitor has decided to exit the industry and is selling their portfolio. Here is information on the self-storage facility.
The net operating income (NOI) is expected to be $200,000 per year the first year and will increase at a 3.5 percent rate per year. You can purchase the investment for $1,500,000. This price includes the value of the land and the building. An appraiser estimates that 80.0 percent of the purchase price be allocated to building and 20.0 percent to land. The building is in the 39-year depreciation class and will be depreciated straight-line to a zero-salvage value.
The property under consideration is expected to increase at a 4.0 percent annual rate over the four-year holding period. Because of recent tax law changes, your company is in the 21 percent tax bracket.
The lender has offered the following financing alternatives:
1. A 10.0 percent conventional, fixed rate, constant payment loan for $1,125,000 (75.0 percent of purchase price) with a 10-year term.
2. A sale-leaseback of the land to a third-party that specializes in land leases. The land is still valued at 20.0 percent of the purchase price and a conventional loan with the exact same terms as above. This means that the loan amount is now $900,000 = ($1,500,000 – $1,500,000*0.2)*0.75, instead of $1,125,000. The annual lease payments over the next four years will be $22,000.
Come up with a financial model that analyzes each of these financing alternatives and make a recommendation to your boss.
Here are some specific items your boss wants to see in your Excel financial model for each alternative.
1. Initial equity investment
2. A pro-forma income statement that includes annual before-tax cash flows, taxable income or loss, and after-tax cash flows.
3. After-tax cash flow from the sale of the property at the end of the fourth year.
4. Before-tax and after-tax internal rates of returns.
5. Effective cost of the sale-leaseback of the land.
6. Make a recommendation to your boss.