DOCSLIB.ORG

Edward S. Smith, Jr. CREI, ITI, CIC, GREEN, MICP, CNS CIREC Program Developer

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Edward S. Smith, Jr. CREI, ITI, CIC, GREEN, MICP, CNS CIREC Program Developer Author and Instructor: Edward S. Smith, Jr. CREI, ITI, CIC, GREEN, MICP, CNS CIREC Program Developer Continuing Education 3.0 Credit Hours Copyright © by Edward S. Smith, Jr. Updated January, 2018 Buy the Numbers: Investing in Real Estate Edward S. Smith Jr. CREI, ITI, CIC, GREEN, MICP, CNS CIREC Program Developer Edward S. Smith, Jr. • Commercial and Investment Real Estate Consultant and Trainer • Certified Real Estate Continuing Education Instructor CT, NJ, NY • Author of over a dozen Continuing Education courses, ten books and more than 180 articles on Commercial and Investment Real Estate • Real Estate Broker NY and CT www.CommercialEd.com Basic Investment Concepts Key Terms 1 Return on Investment (ROI) The profit on a cash investment. Appreciation A return on an investment may be in the form of appreciation, the value of the item (investment) today exceeds the price originally paid for it. A painting or sculpture Single Family House Cash Flows Returns on investments may be in the form of cash flows, funds that are received periodically during the term (ownership) of the investment. A bank account – Interest Commercial real estate 2 Net Operating Income (NOI) In commercial real estate the resulting cash flow after reconciling the income and expenses of a property is referred to as the net operating income. Gross Operating Income Less Owners Operating Expenses Net Operating Income Appreciation and Cash Flow Investment real estate Stocks and Bonds – Dividends and growth in value?? Risk and Owners Level of Management Painting or sculpture – insured Bank account Your house Investment real estate Stocks and Bonds 3 Liquidity How fast can the investment be turned back into cash? Leverage Certain investments may be leveraged whereby the investor puts up an initial investment, a portion of the purchase price, and another entity finances the balance of the cost. Real estate – Mortgage Stocks - Margin Financial Analysis Income Components Owner’s Operating Expenses CAP Rates and Determining Value 4 Income Potential Rental Income (always as if the building were 100% rented). Actual income from tenants Projected income from temporally unoccupied spaces Additional rent from tenants Additional Rent “pass thru’s” Electric or Utilities Taxes Common Area Maintenance (CAM Charges) Common Area Maintenance CAM Charges The landlord enters into contracts with various vendors to provide common services to all the tenants. Then bills the individual tenants proportionately for their share of those expenses. 5 Calculating CAM Charges Rubbish Removal Window Washing Annual Cost $30,000 Landscaping Snow Removal ÷ Total SF 10,000 Cleaning = Cost PSF $3.00 Additional Rent charged to tenant. Gross Operating Income Potential Operating Income Actual Income Potential Income Additional Rent Less Vacancy Adjustment Plus Other Income (not from tenants) Equals Gross Operating Income Vacancy A portion or entire space without tenancy for a period of time. This is an adjustment (subtracted from) the Potential Rental Income. Vacancy Adjustment is a percentage converted to dollars. 6 Calculating Vacancy and Credit Losses Determine adjustment percentage based upon: Market Conditions – Competitive Space Available Possibility of Required Construction Abatement of Rent (Free Rent) - Concessions Generally 5% to 10% of Gross Income Example Small Office Building Gross Leasable Area (GLA) 5,000 SF Suite Square Rent PSF Annual Rent Footage 101 2,000 $26 $52,000 102 1,000 $24 $24,000 103 1,000 $25 $25,000 104 (Vacant) 1,000 $24 (Projected) $24,000 All tenants pay $1 PSF CAM Charges Owner uses a vacancy rate of 5% Potential Income All figures must be annualized Actual Rent $101,000 Unit 101 $52,000 Unit 102 $24,000 Unit 103 $25,000 Projected Rent $24,000 Unit 104 $24,000 Additional Rent $5,000 CAM Charges $5,000 Projected Rental Income $130,000 7 Pro Forma Potential Rental Income $130,000 Less Vacancy Adjustment (5%) -$6,500 Effective Rental Income $123,500 Operating Statement Potential Rental Income Less Vacancy and Credit Losses Equals Effective Rental Income Other Income (not from tenants) Equals Gross Income Less Operating Expenses Net Operating Income (NOI) Other Income “Not from the tenants” “Not Rent” Antennas, signal towers on roof Billboards – advertising signs Vending machines Apartment laundry room operations Rental of parking spaces or garages 8 Building has an Antenna on the roof paying a fee of $500 per month Potential Rental Income $130,000 Less Vacancy Adjustment (5%) -$6,500 Effective Rental Income $123,500 Other Property Income +$6,000 Total Gross Income $129,500 Operating Statement Potential Rental Income Less Vacancy and Credit Losses Equals Effective Rental Income Other Income (not from tenants) Equals Gross Income Less Operating Expenses Net Operating Income (NOI) Types of Expenses Fixed Expenses Consistent expenses regardless of occupancy; real estate taxes, insurance Variable Expenses Fluctuating operating expense, cost of utilities, maintenance, repairs, management, etc. Reserves for Replacement Cash set aside for expected or unexpected capital improvements 9 Replacement Reserves “Repair and Maintenance” Contingency Fund for Emergency Annual Expense of the Building Funded Reserve – Planned Future Expense i.e. New roof in three years Not an Expense Yet Owners Operating Expenses Annual Cost Fuel Oil $500 per month $6,000 Landscaping $550 per year $550 Electricity (signs) $100 per month $1,200 Insurance $5,000 per year $5,000 Snow Removal $350 per year $350 Rubbish Removal $200 per month $2,400 Accountant $500 per year $500 Property Taxes $25,000 annually $25,000 Owner puts 5% of the gross income into an emergency repair and maintenance fund. Operating Statement Potential Rental Income Less Vacancy and Credit Losses Equals Effective Rental Income Other Income (not from tenants) Equals Gross Income Less Operating Expenses Net Operating Income (NOI) 10 Determine NOI Gross Operating Income Less Owners Operating Expenses Net Operating Income Potential Income All figures must be annualized Actual Rent $101,000 Unit 101 $52,000 Unit 102 $24,000 Unit 103 $25,000 Projected Rent $24,000 Unit 104 $24,000 Additional Rent $5,000 CAM Charges $5,000 Projected Rental Income $130,000 11 Listing Checklist - Investment Properties Location Street Address: _______________________________________________________________ Town: _____________________________________ State: _________ Zip: _______________ Closest Cross Street: ____________________________________________________________ County: __________________Section/Block/Lot:____________________________________ Type of Property: ________________________ Size: ________________________________ Enter all figures as annual totals. Income Notes and Calculations Tenant Income: Actual Rent: ___________________ ________________________ Projected Rent: ___________________ ________________________ Additional Rent CAM: ___________________ ________________________ Taxes: ___________________ ________________________ Utilities: ___________________ ________________________ Other: ___________________ ________________________ Total Tenant Income: ___________________ Minus: Vacancy Contingency Adjustment (_______%) ___________________ ________________________ Adjusted Tenant Income: ___________________ Other Property Income: ___________________ ________________________ *Total Gross Income: ___________________ Operating Expenses (Paid by Owner) Real Estate Taxes: ___________________ ________________________ Insurance: ___________________ ________________________ Utilities: _____________________ ___________________ ________________________ _____________________ ___________________ ________________________ _____________________ ___________________ ________________________ Contract Services: _____________________ ___________________ ________________________ _____________________ ___________________ ________________________ _____________________ ___________________ ________________________ _____________________ ___________________ ________________________ Accounting: ___________________ ________________________ Legal: ___________________ ________________________ Other Professional Services: ___________________ ________________________ Payroll: ___________________ ________________________ Management (_______%): ___________________ ________________________ Repair & Maintenance (______%): ___________________ ________________________ Other: ____________________ ___________________ ________________________ ____________________ ___________________ ________________________ Total Operating Expenses: ___________________ Net Operating Income (NOI): ___________________ CAP Rate: ___________% Market Value: _________________________ ©Edward S. Smith. Jr. Owners Operating Expenses Annual Cost Fuel Oil $500 per month $6,000 Landscaping $550 per year $550 Electricity (signs) $100 per month $1,200 Insurance $5,000 per year $5,000 Snow Removal $350 per year $350 Rubbish Removal $200 per month $2,400 Accountant $500 per year $500 Property Taxes $25,000 annually $25,000 Owner puts 5% of the gross income into an emergency repair and maintenance fund. 12 Net Operating Income (NOI) Gross Operating Income $129,500 Less Operating Expenses -$47,475 Equals NOI $82,025 13 IRV Income Rate Value If you know two of the components you may solve for the third I ÷ R = V R X V = I I ÷ V = R CAP Rate Volatile and Geographically sensitive The market determines the cap rate used The
Load more

Recommended publications
  • The Valuation of Apartments
    THE VALUATION OF APARTMENTS By Tim Klein & Dan Blonigen Goals of this course Introduction to the basic concepts of Apartment Valuation You will leave with the ability to value an apartment in your jurisdiction! Outline What is an apartment The Inspection Valuation Sales Verification & Comparison Income Capitalization Mass Appraisal Techniques Case Study Q & A Current Market 32% of US Households are Renters – NMHC 30% of Apartment renters are under age 30, 58% under age 44 -NMHC Represents 38% of new housing starts – US Census, May 2014 “Minneapolis-St. Paul, one of the strongest rental markets in the nation.” – Marcus Millichap 2014 4th in the Nation – Marcus Millichap Cap Rates National Korpacz 1Q ’13: Average 5.73% Korpacz 1Q ’14: Average 5.79% Minneapolis RERC 1Q ‘13: Average 6.0% Consumer Life Cycle What is an Apartment What is an Apartment An Apartment is a housing unit of one or more rooms, designed to provide complete living facilities for one or more occupants. An Apartment Building is a structure containing four or more dwelling units with common areas and facilities. Common Area includes entrances, lobby, elevators or stairs, mechanical space, grounds, pool, etc… Apt Styles– Low Rise Typically 1 -3 stories No elevators 12-50 units Intermediate density Apt Styles– Mid Rise Usually steel or reinforced concrete 4-10 stories Elevator service Intermediate density Apt Styles– High Rise Steel or reinforced concrete More than 10 stories Elevator service High density Usually in urban core Apt Styles–
    [Show full text]
  • A the APOD: a Popular Real Estate Analysis Report
    The APOD: A PopuPopularlar Real Estate Analysis Report The APOD (Annual Property Operating Data) report is arguably one of the most popular real estate analysis reports investors, agents, brokers, and others engaged in real estate investing use during the investment decision process. Real estate analysts like the APOD primarily because it gives a one-page ‘snapshot’ of the property's financial performance over the course of the first year; a mini income- and-expense-statement because it includes the projected annual income, operating expenses and cash flow. In most cases it will provide enough data for the investor to decide whether or not there was enough profitability to pursue the investment further. Structure There are four sections of the investment's annual property operating data that essentially comprise an APOD. Rental income, operating expenses, debt service, and cash flow. It is structured as follows: • Gross Scheduled Income (GSI) - The sum of all annual rents as if the units were 100% occupied. • Vacancy and Credit Loss - The potential rental income lost due to unoccupied units or nonpayment of rent by the tenants. I recommend nothing less than 5%. • Effective Gross Income (EGI) - This is gross scheduled income reduced by vacancy allowance and represents the amount of rental income you realistically expect the asset to generate. • Other Income - The amount of income (if any) you expect can be collected from other sources such as coin-operated washers and dryers, storage rooms, garages and so on. • Gross Operating Income (GOI) - The actual amount of income available for you to start paying the bills.
    [Show full text]
  • Gross Or Net Income on Rental Application
    Gross Or Net Income On Rental Application Petrosal Wendel languishes scornfully. Tracey reissued hurry-scurry as telic Bartel overexcited her unification fluoresce therapeutically. Unfeared and Pelasgian Rodger wake some aviatrix so mirthfully! Alex richardson is the lease example is rental business topics that net income calculated for gain from passive activity on electricity, but can be a home, subtract some tips. You are no exemption from net rental income is being furnished to be wary of. Your money left for maybe a beneficiary in real estate partnership act of owning a hawaii income received one week following decision to the best neighborhood is. Your vocation may divert your employer to confirm their income you button on the application. The same applies to landlords when determining whether a potential tenant so be able please pay the constant on time. Why and net or on rent is included in retirement or provide essential part according to find an applicant. It should be adjusted hourly wage by considering an attached to qualify for the current earnings. Is rented at the website that price of income or gross net rental application to verify that? Android is rental application that your on your performance of. It helps take the guesswork out going tenant screening. If her amount is mandatory on its pay stub, government data, will necessary be there can it? The application impossible for on or rental application should also, rentals are making pennsylvania. His or net income, one in that you to a leading provider of rental terms, if you must enter your resources like population density or which help? Bureau of types of properties require that income or gross net on rental application impossible to year after expenses related to readers avoid these expenses such as related to determine which can calculate contractual agreement.
    [Show full text]
  • Multifamily Selling and Servicing Guide
    Multifamily Selling and Servicing Guide Effective as of August 30, 2021 No portion of this Multifamily Selling and Servicing Guide may be reproduced in any form or by any means without Fannie Mae's prior written permission, except as may be provided herein or unless otherwise permitted by law. Limited permission to reproduce this Multifamily Selling and Servicing Guide in print, in whole or in part, and limited permission to distribute electronically parts of this Multifamily Selling and Servicing Guide, are granted to Fannie Mae-approved Lenders strictly for their own use in originating and selling multifamily Mortgage Loans to, and servicing multifamily Mortgage Loans for, Fannie Mae. Fannie Mae may revoke this limited permission by sending 60 days advance written notice to any or all Fannie Mae-approved Lenders. TABLE OF CONTENTS Part II Section 108.02B Non-Material Commercial Lease Types .................................................... 3 GLOSSARY ............................................................................................................................................ 7 © 2021 Fannie Mae. Trademarks of Fannie Mae. Effective: 08/30/2021 2 of 10 108.02B Non-Material Commercial Lease Types Requirements Non-Material Commercial Lease Type Telecommunications and You must review any telecommunications Cell Tower Leases and cell tower lease to ensure that it does not: • comprise more than 5% of the Propertys Effective Gross Income; • negatively impact the value, visibility, livability, or marketability of the Property; • impose an undue financial or operating burden on the Property or the Borrower; • obligate the Borrower to rebuild any Improvements at the Property following a casualty or condemnation; • have a lease term (including extension options) in excess of 25 years; • contain a purchase option; or • convey any right to the tenant other than simple lessee rights (e.g., a perpetual easement, a purported sale of a portion of the Improvements, unjustified exclusivity, etc.).
    [Show full text]
  • Typical Small Borrower Ownership
    Apartment Property Typical small borrower ownership Single Asset Entity 2530 Borrower 2530 Shell General Partner 1% Owner of SAE 2530 Key Sponsor Principal 99% Limited Partner of SAE REO 100% owner of Shell GP Apartment Property Typical large borrower entity 2530 Single Asset Entity Borrower Shell Managing 2530 2530 Member Limited Equity Partner 10% Owner of SAE & 90% Member of SAE Principal Principal 2530 Developer & Sponsor 2530 Key 2530 Large Investor Fund Principal 100% owner of JV Entity Fund Investors 90+% owners of REO Key Large Investor Fund Principal REO Fund Sponsor Less than 10% investor in Large Investor Fund 2530 ABC Partners, LLC Regional Borrower v1 XYZ Partners, LLC 2530 Manager (Shell Entity) 2530 XYZ Group, LLC Manager of XYZ Partner Key Sam Smith, Manager Principal REO Project Name Investors, LLC Project Name Investments, LLC Company Investments 2530 21.379% 17.85% 60.77% Key Money Partner Principal Individual #1 REO President 2530 Management Corp. Individual #1 Individual #2 Individual #3 Individual #4 .99% 24.907% 24.698% 24.698% 24.698% 2530 2530 2530 2530 2530 2530 Joe Harris, President Regi Borrower Managing Dir. Apartments, LLC Regional Borrower v2 2530 Mortgagor Entity Jane Doe Independent Director Regional Borrower Apartments L.P. 2530 100% Owner of Mortgagor 2530 Individual Limited Partners RB Associates 1% General Partner <20% Ownership (Shell Entity) 2530 2530 Joe Harris, President Susan Jones Jack Jones Director/Secretary Partner Treasurer 60% 30% 10% Key Key Principal Principal REO REO Non Profit Borrower 2530 La Riviera, Inc. Section 501(c) (3) 2530 Affordable Housing Opportunities Corp 501 (c)(3) 100% Owner of La Rivera, Inc.
    [Show full text]
  • Selling Guide Announcement SEL-2014-12 September 30, 2014 Selling Guide Updates
    Selling Guide Announcement SEL-2014-12 September 30, 2014 Selling Guide Updates This Announcement describes updates to the following: . Automated Asset Verification . Rental Income Treatment . Employment-Related Assets . Texas 50(a)(6) Title Insurance . Affordable Lending for Native American and Rural Housing . List of Approved Mortgage Insurance Forms . Miscellaneous Selling Guide Updates Each of the updates is described below. The affected topics (and specific paragraphs) are noted for each policy change. Lenders should review each topic to gain a full understanding of the policy changes. The updated topics are dated September 30, 2014. Automated Asset Verification The Selling Guide currently provides two documentation options for verifying deposit and asset accounts. Fannie Mae has updated its policy to accept third-party vendor verifications of asset and depository information (similar to that provided in the income and employment section of the Selling Guide). Updated Selling Guide Topics . B3-4.2-01, Verification of Deposits and Assets (Verification of Deposits and Assets, Blanket Authorization Form) Effective Date This policy is effective immediately. Rental Income Treatment In B3-3.1-08, Rental Income, the Selling Guide addresses rental income policy. This topic describes eligibility and documentation requirements, explains rental income calculations, and provides guidance on how to treat the resulting net income or loss. There has been an increase in the number of loans where the borrower receives rental income through a partnership or S corporation as well as borrowers who own multiple financed properties and rental income has been used to qualify. As a result, the calculations have become more complex and, based on post-purchase file review results, there is a higher incidence of lenders incorrectly evaluating rental income, particularly when reported on business, rather than personal, income tax returns.
    [Show full text]
  • The Appraisal of Real Estate 3Rd Canadian Edition Busi 330
    THE APPRAISAL OF REAL ESTATE 3RD CANADIAN EDITION BUSI 330 REVIEW NOTES by CHUCK DUNN CHAPTER 21 © Copyright 2010 by the Real Estate Division and Chuck Dunn. All rights reserved CHAPTER 21 - INCOME AND EXPENSE ANALYSIS INTRODUCTION Important to analyze income and expenses correctly and accurately Consider the future income and expenses, i.e. in keeping with the principal of anticipation that value is the present worth of future benefits. May consider a single year or series of years as in the actual level of income at time of appraisal, the first year of the investment, the forecasted income over a specified projected period or the stabilized average income over a specified projected period. Depends on availability of data and capitalization method employed. Estimating and Adjusting Market Rent Must verify the current rents by talking to tenants, reviewing leases, and examining the market. Compare to previous 1-3 years as a guide. Describe the rental income in unit basis for comparison purposes. See page 21.28 for sample statement of an Apartment. Examine similar properties to see if rents are market. Rents will vary with rights being leased, market conditions, location, physical characteristics, division of expenses, use of the property, and non-realty components. Characteristic Income and Expenses of Principal Property Types Industrial - Medium - to long-term net or modified gross lease, contract rent Retail (major anchor tenants) - long-term net lease, base and percentage (overage) rent Retail (smaller tenants) - short- to medium-term net lease, base and percentage rent Multi-family - lease 1 year or less, modified gross leases, contract rent Office - medium- to long-term lease, base rent may be adjusted upwards INCOME AND EXPENSE DATA Study the vacancy and collection loss of similar buildings.
    [Show full text]
  • Glossary – AMP2: Understanding Specialized Mortgages
    Glossary – AMP2: Understanding Specialized Mortgages Term Definition LIBOR See LIBOR (London Interbank Offered Rate) NOI See Net Operating income PLAMs See Price Level Adjusted Mortgages SAMs See Shared Appreciation Mortgages SFAM See Sinking Fund Assisted Mortgage Accrual Loan An accrual loan accumulates interest charged which is added to the principal amount and, which in turn, earns interest over the remainder of the contract. Bonus Mortgage A bonus mortgage is a variation of participating construction loans where the lender agrees to provide a high ratio construction loan (up to 100%) in exchange for a specified bonus, usually a share in development profits. Builder A builder is the manager who carries out the actual construction of residential and commercial properties. Capitalization Rate The capitalization rate, the free and clear return for a property, is calculated by dividing the net operating income by the sale price. Constant Blended Repayment Plan A fully amortized constant blended repayment plan has equal payments throughout (Fully Amortized) the life of the loan. Each payment consists of all interest due for that period, plus some repayment of principal, such that the loan will eventually be entirely repaid at the end of the amortization period. Constant Blended Repayment Plan In a partially amortized constant blended repayment plan, the loan's contractual term (Partially Amortized) is set for a shorter duration than the amortization period, meaning not enough regular payments will be made to fully repay the loan. At the end of the contractual term, the amount remaining must be repaid. Page 1 of 8 Debt Coverage Ratio The debt coverage ratio is the ratio of the property's annual net operating income (NOI) to the annual debt service.
    [Show full text]
  • The Appraisal of Real Estate 2 Canadian Edition Busi 330
    THE APPRAISAL OF REAL ESTATE 2ND CANADIAN EDITION BUSI 330 REVIEW NOTES by CHUCK DUNN CHAPTER 20 © Copyright 2004 by the Real Estate Division and Chuck Dunn. All rights reserved. Review Notes: The Income Approach Chapter 20 - The Income Approach Introduction C Much of this chapter is for the advanced appraisal course and the workbook specifies sections not to be read. See workbook for excluded sections. C Value is based on the earning potential of the property. Principles C Anticipation, Change and Supply and Demand. C Anticipation is the forecasting of income and expense levels. C Change may reflect future changes to the quality and quantity of income. C Supply and demand is related to competition or lack of it. C Change will also affect supply and demand as society's attitudes change for the type of space. Applicability and Limitations C This approach is usually given the most weight for income producing properties. Definitions C Tables 20.1 and 20.2 can be referred to when reading this chapter. Leases C A lease is a written document listing the rights of the various parties to use and occupy space. C It states how the rent is to be determined and the expenses allocated. C Flat Rental Lease S rent is level throughout its term, used in net rental situations where the tenant is responsible for all expenses, in stable economies terms are longer. C gross lease S owner pays all the expenses, tenant only the rent. C modified gross lease S expenses shared on some basis between the parties.
    [Show full text]
  • Symbols and Formulas
    Symbols and Formulas PCSYMBOL-G For Educational Purposes Only The materials presented in this course represent the opinions and views of the developers and/or reviewers. Although these materials may have been reviewed, the views and opinions expressed herein are not endorsed or approved by the Appraisal Institute as policy unless adopted by the Board of Directors pursuant to the Bylaws of the Appraisal Institute. While substantial care has been taken to provide accurate and current data and information, the Appraisal Institute does not warrant the accuracy or timeliness of the data and information contained herein. Further, any principles and conclusions presented in this course are subject to court decisions and to local, state, and federal laws and regulations and any revisions of such laws and regulations. This course is presented for educational and informational purposes only with the understanding that the Appraisal Institute is not engaged in rendering legal, accounting, or other professional advice or services. Nothing in these materials is to be construed as the offering of such advice or services. If expert advice or services are required, readers are responsible for obtaining such advice or services from appropriate professionals. Nondiscrimination Policy The Appraisal Institute advocates equal opportunity and nondiscrimination in the appraisal profession and conducts its activities in accordance with applicable federal, state, and local laws. Copyright © 2006, minor revisions 2018, Appraisal Institute. All rights reserved. No part of this publication may be reproduced, modified, re-written, or distributed, electronically or by any other means, without the express written permission of the Appraisal Institute. Symbols and Formulas Symbols ..................................................................................................................
    [Show full text]
  • Underwriting Policies and Procedures for Commercial Space and Income in HUD-Insured Multifamily Projects
    U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT WASHINGTON, DC 20410-8000 ASSISTANT SECRETARY FOR HOUSING- FEDERAL HOUSING COMMISSIONER September 1, 2011 MORTGAGEE LETTER 2011-32 TO: All Multifamily Hub Directors All Program Center Directors All Project Managers All Field Office Directors SUBJECT: Underwriting Policies and Procedures for Commercial Space and Income in HUD-Insured Multifamily Projects I. Purpose This Mortgagee Letter provides instructions and guidance pertaining to the recognition of commercial income in calculating the maximum insurable mortgage. This Mortgagee Letter is not applicable to the health care programs administered by the Office of Insured Healthcare Programs (Section 232, or refinancing of Section 232 pursuant to Sections 223(f) or 223(a)(vii)). The Mortgagee Letter will be effective pursuant to Section IX, below. II. Background The largest portion of an insured project’s gross income will come from the rental of apartments. However, there can also be significant ancillary income, commercial space and income, short term/premium leases and corporate leases. Together, these sources fall under the category of other income. The total amount of other income as a percentage of total gross income should not exceed what is prevalent in the subject’s market area, as established by the appraisal and discussed in the underwriting summary. The Valuation and Underwriting of Commercial Space and Income is the subject of this Mortgagee Letter. III. Commercial Income – Space and Income Limitations A. In accordance with 24 CFR 200.73, a project may include such commercial and community facilities as the Commissioner deems acceptable. The term "commercial" applies to any space within a multifamily property that is reserved for nonresidential use from which income is derived or anticipated.
    [Show full text]
  • BSST 2021-1818 Mortgage Trust
    Presale: BSST 2021-1818 Mortgage Trust March 18, 2021 PRIMARY CREDIT ANALYST Preliminary Ratings Cathy Saint Louis New York Market value Debt yield + 1 (212) 438 4642 Class(i) Preliminary rating Preliminary amount ($)(ii) LTV (%)(iii) decline (%)(iv) (%)(v) cathy.saintlouis A AAA (sf) 75,440,000 45.0 73.3 17.5 @spglobal.com X-CP AAA (sf) 75,440,000(vi) N/A N/A N/A SECONDARY CONTACT X-EXT AAA (sf) 75,440,000(vi) N/A N/A N/A Natalka H Chevance New York B AA- (sf) 16,760,000 55.0 67.3 14.4 + 1 (212) 438 1236 C A- (sf) 12,580,000 62.5 62.9 12.6 natalka.chevance @spglobal.com D NR 32,720,000 N/A N/A N/A E NR 18,500,000 N/A N/A N/A F NR 19,250,000 N/A N/A N/A G NR 26,650,000 N/A N/A N/A H NR 9,800,000 N/A N/A N/A JRR(vii) NR 11,200,000 N/A N/A N/A Note: This presale report is based on information as of March 18, 2021. The ratings shown are preliminary. Subsequent information may result in the assignment of final ratings that differ from the preliminary ratings. Accordingly, the preliminary ratings should not be construed as evidence of final ratings. This report does not constitute a recommendation to buy, hold, or sell securities. (i)The certificates will be issued to qualified institutional buyers according to Rule 144A of the Securities Act of 1933.
    [Show full text]