My untrended YOC is out of control (too high) when assuming condo sales in addition to everything else (mixed-use project).
How do you accurately incorporate condo sale proceeds into your YOC? There’s no expenses associated (other than sale commissions/fees) so the net proceeds is large compared to NOI from MF, Retail, etc.
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So I don’t do condo’s so take this with a grain of salt, but I’m pretty sure you can’t have a yield on cost (defined as operating income divided by total project cost) in a condo deal. A condo doesn’t have traditional operating income or expenses as you sell out of units and than you have nothing to sell. (Which means both revenue and expenses are 0). A yield on cost assumes that the asset will continue to operate in perpetuity at that return level.
If this is an ‘operating’ asset where you will sell off a condo portion, you can do two things. Either 1) the condo sale can buy down your basis increasing your return on cost. Or 2) your condo sale can be included in your return on cost, but you probably don’t want to show your return on cost the year that the condo is sold. You will want to ‘normalize’ your numbers and show it the year before, after, or exclude it from the stabilized return on cost. You can show ROC as total capitalization needed to buildthe project as the denominator or exclude it from the denominator as I mention above.
Yield on Cost isn't a condo metric as there's no operating income. If the condos are a separate building (or just attached by a podium), break that building out into separate underwriting and calculate the yield on the other aspects of the project. Otherwise I would try to get a rough assumption of condo costs (i.e. if its rentals/condos mixed, just allocate X% of costs to condos based on the % of rentable or gross area) and take those out. Not perfect but its the best you've got. You'd have to normalize it somehow.
Your main condo metrics are profit/margin, IRR and equity multiple.
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