TI Buyout Deal
I have to calculate the $ for a tenant to buyout their TI vs rolling it into the lease rate.
This is a new development deal and the tenant has agreed to pay a higher rent for 20 years in order to get a turn key space. Now after the building is almost complete the tenant came back to us and wants to evaluate if its better for them to just pay off all the TI out of pocket and reduce their rent.
I calculated all the TI from their share of the building including the penalty that will be charged by the bank to pay down that amount from the loan, and architect fees associated with the TI. Here is the question - I need to add the carry costs using 8% rate compounded and cumulative rate of return. Not sure how to do this, can anyone help?
The total TI comes out to be $2,900,000.
Thanks!
I would think you could just set it up like this:
Beginning Balance: carry Costs: Accrued Interest: End Balance:
So period 1: Beg balance is 0. carry costs are whatever you incur that period. Accrued interest is Beg Balance * your rate, so it's zero in first period. End balance is the sum of the three lines above. Next period's beg balance is previous period's end balance. This way, interest keeps accruing on the compounding, cumulative total. Same way an equity waterfall works.
This is somewhat in-line with what RE Dev has stated. If you're trying to calc the carry cost associated with the TI's, you would use the beginning balance / ending balance methodology. If you can go back and figure out when the TI's were actually spent each month, that would help. See below:
Beginning Balance: 0 ----------Ending balance from prior month TI Investment: (for simplicity of this example, spread the $2.9 million evenly over X months) carry Cost: calculated each month as Beginning Balance x 8%/12 (to get monthly carry) Ending Balance: Beginning + TI Inv + carry each month
Hope this makes sense.
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