Income Approach Methods to Estimate
Appraised Value of a Commercial Property
Income Statement
GPI Gross Potential Income
-V & C Vacancy and Collection Losses
EGI
Effective Gross Income
-OE
Operating Expenses
NOI Net
Operating Income
-DS Debt
Service
BTCF Before
ax Cash Flow earned by developer
1. Mortgage-Equity Approach, Present Value (PV) Approach and
Direct-Capitalization Method for calculating the appraised value or Price of a
property that generates income. It is
the best approach to use when appraising a commercial real estate property.
Information:
GPI = $1,200,000
with a growth rate per year of 1.2 %
V&C = 3% of
GPI and Operating Expenses = 25% of
GPI
Loan terms are: 3%, 30 years (monthly
compounding), LTV=90% (Loan to Value)
Appreciation Rate
= 1.2% per year and the holding-period
is 2 years
BTIRR to the
developer is 20% (Before-Tax Internal Rate of
Return)
A. Present Value Approach:
(1) Calculate the WACC (Weighted-Average Cost of Capital):
WACC or r = %LTV (1/MPVIFA * 12) + (100-%LTV) BTIRR
r=90(1/MPVIFA.0025,
360 * 12) + 10(.2)
r=90(1/237.1893815 * 12) + 2%
r=90(.004216040 * 12)
+ 2% or 4.553% + 2% =6.553% take 3 places after decimal
(2) Calculate the Present Value of NOI:
n 1 2
GPI
1,200,000 (1.012)
1,214,400 growth rate in
GPI used
-V & C 3% 36,000 36,432
EGI
1,164,000
1,177,968
-OE 25% 300,000 303,600
NOI
864,000/(1.06553)^1
874,368/(1.06553)^2
PVNOI:
$ 810,864 + 770,128= $1,580,992
(3) Calculate the Present Value of the Reversion or
Resale Value:
(1 + g)n V / (
1 + r) ^ 2 The holding period in the problem is 2 years. Number can change per problem
(1.012)^2 V/ (1.06553)^2
= 1.024144V/1.135354 =
.90204803V
(4) Appraised Value
1V= PVNOI + PV Resale Price use WACC as the discount rate
1V=$1,580,992+.90204803V
V (1-.90204803) + $1,580,992
V = $16,140,482
B. Direct Capitalization Method: USES r=WACC
NOI year 1/ WACC- growth rate
The model requires that the growth rate (g)
for GPI and Resale
Value or Residual Value are the same: only
one g rate allowed
$864,000/.06553-.012 = $ 16,140,482
The answers for PV Approach and Direct Capitalization
Method should match.
Mortgage-Equity Appraised Value will differ due to
considering lending conditions.
C. Mortgage-Equity Approach: Uses BTIRR as the discount rate—WACC would
cause the double counting of interest expense
BTCF= NOI –DS. Interest expense
is part of Debt Service which causes the double-counting issue. This approach
is used by lenders worldwide. It is
considered better than a simple PV approach, because loan conditions and
interest rates are part of the analysis.
(1)
Calculate Max. Loan Amount assuming a DSCR of 1.25x:
Use the NOI calculated for year 1:
Debt-Service Coverage Ratio = NOI year 1 / DS =1.25
Debt Service is MP * 12 months
DS = NOI 1/ 1.25
or $
MP is DS / 12
Maximum Loan is:
MP (MPVIFA .03/12, 30 * 12) or .0025, 360
DS= $864,000/1.25 = $691,200
MP=$691,200/12= $57,600
Maximum Loan Lender
will approve: $57,600 (MPVIFA.0025,
360)=
$57,600(237.1893815) =
$13,662,108
(2)
Calculate the PVBTCF (Present Value of Before-Tax Cash Flow):
1
2
GPI
-V& C
See prior income statement
for numbers
EGI
-OE
NOI $864,000
$874,368
-DS 691,200
691,200
BTCF
172,800/(1.20)^1 183,168/(1.20)^2
PVBTCF $144,000+127,200=$271,200
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