Question 1.
Consider the following information for the first year of a proposed commercial property acquisition: effective gross income is estimated to be $1.8 million; total outgoings are $490,000; the investor has a 35% marginal tax rate. The asking price is $12.5 million. The property is going to be acquired with a 75% loan-to-value ratio mortgage, interest-only with a 10-year term and 6% p.a. interest rate. Depreciation is straight-line over 39 years. It is estimated that the depreciation expense is $320,000 in year 1.
What is the net income of the property in Year 1? (1 Mark)
Using an appropriate financial ratio, discuss the chances of loan approval for this investment.
(2 Marks)
Determine the first-year equity after-tax cash flow (ECF) if there are no capital improvement expenditures or reversion items in Year 1. (3 Marks)
See Question 2 in attached file
Question 3. A borrower obtained a fully amortising loan of $800,000 at 4% p.a. for 25 years. After 5 years, mortgage rates have dropped, so that a fully amortising 20-year loan can be obtained at 3.5% p.a. The early repayment (exit cost) and other refinancing costs will be $4,000.
- What is the current monthly payment and current total outstanding balance after 5 years? (2 Marks)
- Is refinancing desirable? (3 Marks)
- Due to Covid-19, the new lender offers interest-only mortgage payment for the next 12 months. Assuming the borrower agrees to refinance and accepts this offer from the lender, what is the interest-only mortgage payment of the first month on the loan balance after 5 years? (1 Mark)
- If interest-only mortgage payment is maintained for the entire 12 month period, explain how this would impact the loan balance? (2 Marks)
