Assignment_5_RE410_2023 (1)

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University of Wisconsin, Madison *

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410

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Finance

Date

Jan 9, 2024

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docx

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1

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Assignment #4 - REST 710 1. Suppose 4 years ago you borrowed an FRM for $2,000,000, 30-yr amortization, 8% annual rate, 10-yr maturity. Given the increase in your property value over the last four years, you are now eligible to obtain a $2,2000,000 loan, 30-yr amortization, 10- yr maturity. However, the new loan comes at a higher rate of 8.5%. Your refinancing costs will add up to $40,000. You are expecting to sell this property five years now, and you are planning to use the additional $200,000 as a downpayment towards a new project available to you now. What is the cost of (effective interest rate) of obtaining $200,000 through this cash-out refinancing option? Should you (cash out) refinance? 2. You and your classmate from UW years are considering investing in an apartment building opportunity. You project rents to be $8,000,000 during the first year and grow at 4 percent per year. Vacancies and collection losses are expected to be 10% of rents. Operating expenses will be 35 percent of effective gross income. You have been approved for a 20-year FRM (fixed rate mortgage) loan for 65 percent of the purchase price at 9 percent interest rate. The asking price is $100,000,000. The property is expected to appreciate in value at 3 percent per year (use n=4 years of appreciation) and is expected to be owned for five years and then sold. a. Write down the cash flows statement for years 1 through 5. b. What is the expected before-tax internal rate of return? Show your work. c. Re-do parts a. and b. with no borrowing (100% cash purchase). d. What is the impact of leverage on the IRR? 3. Suppose you are considering the following construction project. The construction phase is one year and all direct costs (excluding interest carry and loan fees) will be $4.8 million. The Second Avenue Bank will provide the construction loan for the project. The bank will finance all of the construction costs and interest carry at an annual rate of 13% plus a loan origination fee of 2.25%. The direct cost draws will be taken down in nine equal amounts commencing with the first month, with no draws in the last three months of the project (notice that the draws are at the beginning of each month!). The permanent financing for the project will come at the end of the first year from the Third Avenue Bank. You will fund the acquisition of land with your own equity. Estimate the 12-month construction draw schedule, interest carry (for each month), ending balance at the end of each month, and the total loan amount due to the construction lender at the end of the 12-month period. What is the yield to the lender?
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