Development Model Help
Hi!
I've been given a development model for a case study and the more I dive into it the more lost I get so turning to the community to see if anyone is willing to share a populated template/model. I don't have any experience modeling developments so it's been tough to learn as I go since I typically work with stabilized portfolios.
Main issues are:
1) Understanding the funding and timing of working capital (project entity cash). In my scenario, it comes from LP equity but does cash get funded before development starts or when LP drawdown begins?
2) How to consider capitalized interest. As the construction loans are drawn down, the asset isn't cash flowing yet so is the debt service (int + amort) added to the loan balance and accrue like PIK until the construction loan is taken out by permanent financing? Also, what should be done when the construction loans are completely drawn down but development isn't done? I think based on the assumptions I've been given, both equity and debt capital are all drawn before development is completed so how would you consider this capital shortfall?
Appreciate the help in advance!!
Equity goes in first, then debt. As soon as you incur costs, equity should be paying it off until that runs out then your construction loan will kick in. Construction loan debt will not accrue until it's drawn. If your debt is running out before the project is complete something in the model is broken. I think a.cre or some of the other modeling workshops give out a free model or two if you give them your email. Check there
Gotcha and thanks for the reminder! So I think in my case, the capitalized interest is accrued on a separate line item instead of further drawing on the construction loan. In the assumptions, the equity + debt sources matche the total development cost so the only way for things to tie is for an interest reserve line to exist.
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