realnex investment analysis software · 1022 monterey street | san antonio, tx 78207 antun t domit...

3 Properties 

ANTUN DOMITTANIA VALENCIA

210­241­3260

Antun T DomitPresident+12102372200antun@domitrealestate.com

,  http://www.domitrealestate.com

PROPERTY HIGHLIGHTS

58 UNITS ●

3 LOCATIONS SAN ANTONIO TX ●

GARDEN STYLE●

GRANADA APARTMENTS●

MONTEREY APARTMENTS ●

SIERRA MADRE APARTMENTS ●

Antun T DomitPresident

+12102372200

antun@domitrealestate.com

The calculations and data presented are deemed to be accurate, but not guaranteed. They are intended for the purpose of illustrative projections and analysis. The informationprovided is not intended to replace or serve as substitute for any legal, accounting, investment, real estate, tax or other professional advice, consultation or service. The user of thissoftware should consult with a professional in the respective legal, accounting, tax or other professional area before making any decisions.

TABLE OF CONTENTSExecutive Summary   3

Unit Mix Report   4

Unit Rent Roll   5

Cash Flow Analysis   6

Cash In Cash Out   7

Detailed General Expenses   8

Investment Return Analysis   9

Cumulative Analysis   10

Loan Analysis   11

Financial Indicators   12

Equity vs. Debt   13

Cumulative Wealth Analysis   14

Operating Income Analysis   15

Location Map   16

Aerial Map   17

Regional Map   18

Demographics   19

Demographics   20

EXECUTIVE SUMMARYSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

ACQUISITION COSTS

Purchase Price, Points and Closing Costs $6,098,560

Investment ­ Cash $1,322,560

First Loan $4,856,000

INVESTMENT INFORMATION

Purchase Price $5,990,000

Price per Unit $103,276

Price per Sq. Ft. $149.38

Income per Unit $10,725

Expenses per Unit ($3,166)

INCOME, EXPENSES & CASH FLOW

GROSS SCHEDULED INCOME $622,044

  Total Vacancy and Credits ($29,784)

  Operating Expenses ($183,608)

NET OPERATING INCOME $408,652

  Debt Service ($288,371)

CASH FLOW BEFORE TAXES $120,281

FINANCIAL INDICATORS

Cash on Cash Return Before Taxes 9.09%

Debt Coverage Ratio 1.42

Capitalization Rate 6.82%

Gross Rent Multiplier 9.63

Gross Income / Square Feet $15.51

Gross Expenses / Square Feet ($4.58)

Operating Expense Ratio 31.00%

Page 03

UNIT MIX REPORTSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Units Type Approx. SqFt Avg. Rents Monthly Mkt Rents Monthly

26 2+1 707 $850 $22,100 $850 $22,100

9 2+1 707 $800 $7,200 $800 $7,200

3 1+1 480 $700 $2,100 $700 $2,100

2 2+1 707 $900 $1,800 $900 $1,800

1 2+1 707 $902 $902 $902 $902

1 2+1 707 $999 $999 $999 $999

1 2+1 707 $912 $912 $912 $912

1 2+1 707 $960 $960 $960 $960

1 2+1 707 $848 $848 $848 $848

1 2+1 707 $993 $993 $993 $993

1 2+1 707 $943 $943 $943 $943

1 2+1 707 $912 $912 $912 $912

1 2+1 707 $843 $843 $843 $843

1 2+1 707 $1,026 $1,026 $1,026 $1,026

1 2+1 707 $1,020 $1,020 $1,020 $1,020

1 2+1 707 $875 $875 $875 $875

1 2+1 707 $950 $950 $950 $950

1 2+1 707 $885 $885 $885 $885

1 2+1 707 $956 $956 $956 $956

1 2+1 707 $750 $750 $750 $750

1 1+1 480 $716 $716 $716 $716

1 2+1 707 $950 $950 $950 $950

58 40,098 $49,640 $49,640

Page 04

UNIT RENT ROLLSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Unit Description Comments

Page 05

CASH FLOW ANALYSISSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Description Year 1 Year 2 Year 3 Year 4 Year 5

GROSS SCHEDULED INCOME $622,044 $640,705 $659,926 $679,724 $700,116

  Turnover Vacancy ($29,784) ($30,678) ($31,598) ($32,546) ($33,522)

  Total Operating Expenses ($183,608) ($189,116) ($194,789) ($200,633) ($206,652)

NET OPERATING INCOME $408,652 $420,912 $433,539 $446,545 $459,942

  Loan Payment ($288,371) ($288,371) ($288,371) ($288,371) ($288,371)

NET CASH FLOW (b/t)  $120,281 $132,540 $145,168 $158,174 $171,570

Cash On Cash Return b/t 9.09% 10.02% 10.98% 11.96% 12.97%

* b/t = before taxes; a/t = after taxes

Page 06

CASH IN CASH OUTSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Description Year 1 Year 2 Year 3 Year 4 Year 5

Income

  Rental Income $595,680 $613,550 $631,957 $650,916 $670,443

  Other Income  $26,364 $27,155 $27,970 $28,809 $29,673

GROSS SCHEDULED INCOME $622,044 $640,705 $659,926 $679,724 $700,116

  Turnover Vacancy ($29,784) ($30,678) ($31,598) ($32,546) ($33,522)

GROSS OPERATING INCOME $592,260 $610,028 $628,329 $647,178 $666,594

Expenses

  Property Management Fee ($37,323) ($38,442) ($39,596) ($40,783) ($42,007)

  Accounting ($8,077) ($8,319) ($8,569) ($8,826) ($9,091)

  Advertising ($2,400) ($2,472) ($2,546) ($2,623) ($2,701)

  Building Insurance ($14,480) ($14,914) ($15,362) ($15,823) ($16,297)

  General Supplies ($228) ($235) ($242) ($249) ($257)

  Pest Control ($2,669) ($2,749) ($2,832) ($2,916) ($3,004)

  Maintenance ($18,272) ($18,820) ($19,385) ($19,966) ($20,565)

  Dues and Subscriptions  ($472) ($486) ($501) ($516) ($531)

  Taxes ­ Real Estate ($66,016) ($67,996) ($70,036) ($72,137) ($74,302)

  Utilities ($30,287) ($31,196) ($32,131) ($33,095) ($34,088)

  Telephone ($720) ($742) ($764) ($787) ($810)

  Fire Sprinkler Alarm ($2,664) ($2,744) ($2,826) ($2,911) ($2,998)

TOTAL OPERATING EXPENSES ($183,608) ($189,116) ($194,789) ($200,633) ($206,652)

NET OPERATING INCOME $408,652 $420,912 $433,539 $446,545 $459,942

Debt Service

  Loan Interest ($207,221) ($203,662) ($199,947) ($196,069) ($192,021)

  Principal Payments ($81,150) ($84,710) ($88,425) ($92,303) ($96,351)

NET CASH FLOW (b/t)  $120,281 $132,540 $145,168 $158,174 $171,570

Cash Flow IRR N/A N/A N/A N/A N/A

Projected Property Value $8,173,047 $8,418,239 $8,670,786 $8,930,909 $9,198,837

  Resale Expenses ($245,191) ($252,547) ($260,124) ($267,927) ($275,965)

Proceeds b/f Debt Payoff $7,927,856 $8,165,691 $8,410,662 $8,662,982 $8,922,872

  Loan Principal Balance ($4,774,850) ($4,690,140) ($4,601,715) ($4,509,413) ($4,413,062)

Net Proceeds From Sale $3,153,006 $3,475,551 $3,808,947 $4,153,569 $4,509,810

Net Resale IRR N/A 69.78% 49.52% 40.18% 34.77%

* Cash Flow IRR based upon net cash flow and principal payments

Page 07

DETAILED GENERAL EXPENSESSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Description Year 1 Year 2 Year 3 Year 4 Year 5

Total Expenses ($183,608) ($189,116) ($194,789) ($200,633) ($206,652)

Property Management Fee ($37,323) ($38,442) ($39,596) ($40,783) ($42,007)

Accounting ($8,077) ($8,319) ($8,569) ($8,826) ($9,091)

Advertising ($2,400) ($2,472) ($2,546) ($2,623) ($2,701)

Building Insurance ($14,480) ($14,914) ($15,362) ($15,823) ($16,297)

General Supplies ($228) ($235) ($242) ($249) ($257)

Pest Control ($2,669) ($2,749) ($2,832) ($2,916) ($3,004)

Maintenance ($18,272) ($18,820) ($19,385) ($19,966) ($20,565)

Dues and Subscriptions  ($472) ($486) ($501) ($516) ($531)

Taxes ­ Real Estate ($66,016) ($67,996) ($70,036) ($72,137) ($74,302)

Utilities ($30,287) ($31,196) ($32,131) ($33,095) ($34,088)

Telephone ($720) ($742) ($764) ($787) ($810)

Fire Sprinkler Alarm ($2,664) ($2,744) ($2,826) ($2,911) ($2,998)

Page 08

INVESTMENT RETURN ANALYSISSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Description Year 1 Year 2 Year 3 Year 4 Year 5

Cash Flow ­ To Date $120,281 $252,821 $397,989 $556,163 $727,733

Net Resale Proceeds $3,153,006 $3,475,551 $3,808,947 $4,153,569 $4,509,810

Invested Capital ($1,322,560) ($1,322,560) ($1,322,560) ($1,322,560) ($1,322,560)

Net Return on Investment $1,950,727 $2,405,813 $2,884,376 $3,387,173 $3,914,983

Internal Rate of Return N/A 69.78% 49.52% 40.18% 34.77%

Modified IRR 147.50% 67.90% 47.07% 37.37% 31.69%

NPV (cash flow + reversion) $1,950,727 $2,405,813 $2,884,376 $3,387,173 $3,914,983

PV (NOI + reversion) $8,336,508 $8,995,256 $9,673,766 $10,372,631 $11,092,462

* a/t = after taxes;  Modified IRR = Modified Internal Rate of Return;  PV = Present Value;  NPV = Net Present Value;  NOI

Page 09

CUMULATIVE ANALYSISSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Description Year 1 Year 2 Year 3 Year 4 Year 5

Equity (appreciation) $2,183,047 $2,428,239 $2,680,786 $2,940,909 $3,208,837

Equity (loan reduction) $81,150 $165,860 $254,285 $346,587 $442,938

CASH FLOW (a/t)  $120,281 $252,821 $397,989 $556,163 $727,733

Totals ­ To Date $2,384,479 $2,846,920 $3,333,059 $3,843,660 $4,379,508

Invested Capital ($1,322,560) ($1,322,560) ($1,322,560) ($1,322,560) ($1,322,560)

ROIC ­ To Date 180.29% 215.26% 252.02% 290.62% 331.14%

* a/t = after taxes;  ROIC = Return On Invested Capital

Page 10

LOAN ANALYSISSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Description Year 1 Year 2 Year 3 Year 4 Year 5

LOAN 1

Debt Service Analysis

  Principal Payments $81,150 $84,710 $88,425 $92,303 $96,351

  Interest Payments $207,221 $203,662 $199,947 $196,069 $192,021

  Total Debt Service $288,371 $288,371 $288,371 $288,371 $288,371

Principal Balance Analysis

  Beginning Principal Balance $4,856,000 $4,774,850 $4,690,140 $4,601,715 $4,509,413

  Principal Reductions $81,150 $84,710 $88,425 $92,303 $96,351

  Ending Principal Balance $4,774,850 $4,690,140 $4,601,715 $4,509,413 $4,413,062

Page 11

FINANCIAL INDICATORSSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Description Year 1 Year 2 Year 3 Year 4 Year 5

Gross Rent Multiplier 13.14 13.14 13.14 13.14 13.14

Capitalization Rate 6.82% 7.03% 7.24% 7.45% 7.68%

Cash On Cash Return b/t 9.09% 10.02% 10.98% 11.96% 12.97%

Cash On Cash Return a/t 9.09% 10.02% 10.98% 11.96% 12.97%

Debt Coverage Ratio 1.42 1.46 1.50 1.55 1.59

Gross Income per Sq. Ft. $15.51 $15.98 $16.46 $16.95 $17.46

Expenses per Sq. Ft. ($4.58) ($4.72) ($4.86) ($5.00) ($5.15)

Net Income Multiplier 20.00 20.00 20.00 20.00 20.00

Operating Expense Ratio 31.00% 31.00% 31.00% 31.00% 31.00%

Loan To Value Ratio 58.42% 55.71% 53.07% 50.49% 47.97%

* b/t = before taxes; a/t = after taxes

Page 12

EQUITY VS. DEBTSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Year 1 2 3 4 5

$490,00

$980,00

$1,470,0

$1,960,0

$2,450,0

$2,940,0

$3,430,0

$3,920,0

$4,410,0

$4,900,0

Legend

Equity Loan Principal Balance

Year Equity Loan Principal Balance

1 $3,478,198 ($4,774,850)

2 $3,808,099 ($4,690,140)

3 $4,149,070 ($4,601,715)

4 $4,501,497 ($4,509,413)

5 $4,865,775 ($4,413,062)

Page 13

CUMULATIVE WEALTH ANALYSISSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Year 1 2 3 4 5

$440,00

$880,00

$1,320,0

$1,760,0

$2,200,0

$2,640,0

$3,080,0

$3,520,0

$3,960,0

$4,400,0

Legend

Equity (loan reduction) Equity (appreciation) CASH FLOW (a/t) 

Year Equity (loan reduction) Equity (appreciation) CASH FLOW (a/t) 

1 $81,150 $2,183,047 $120,281

2 $165,860 $2,428,239 $252,821

3 $254,285 $2,680,786 $397,989

4 $346,587 $2,940,909 $556,163

5 $442,938 $3,208,837 $727,733

Page 14

OPERATING INCOME ANALYSISSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Year 1 2 3 4 5

$67,000

$134,00

$201,00

$268,00

$335,00

$402,00

$469,00

$536,00

$603,00

$670,00

Legend

GROSS OPERATING INCOME NET OPERATING INCOME NET CASH FLOW (b/t) 

YearGROSS OPERATING

INCOMENET OPERATING INCOME NET CASH FLOW (b/t) 

1 $592,260 $408,652 $120,281

2 $610,028 $420,912 $132,540

3 $628,329 $433,539 $145,168

4 $647,178 $446,545 $158,174

5 $666,594 $459,942 $171,570

Page 15

LOCATION MAPSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Page 16

AERIAL MAPSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Page 17

REGIONAL MAPSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Page 18

DEMOGRAPHICSSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Population 1 Mile 3 Mile 5 Mile

Male 11,573 79,174 193,493

Female 11,517 79,243 197,722

Total Population 23,090 158,417 391,215

Age Breakdown 1 Mile 3 Mile 5 Mile

Ages 0­4 1,464 11,350 28,452

Ages 5­9 1,640 12,983 32,785

Ages 10­14 1,488 11,951 30,377

Ages 15­19 1,390 11,108 28,272

Ages 20­24 1,514 11,242 28,298

Ages 25­29 1,643 11,681 28,821

Ages 30­34 1,569 11,490 28,020

Ages 35­39 1,535 11,043 26,675

Ages 40­44 1,616 10,599 25,490

Ages 45­49 1,467 10,122 24,654

Ages 50­54 1,409 9,390 22,849

Ages 55­59 1,330 8,503 20,822

Ages 60­64 960 6,978 17,694

Ages 65­69 783 5,564 14,160

Ages 70­74 739 4,335 10,828

Ages 75­79 794 3,375 7,914

Ages 80­84 698 2,345 5,200

Ages 85+ 1,051 4,358 9,904

Household Income 1 Mile 3 Mile 5 Mile

Median $21,272 $27,049 $28,960

< $10000 1,674 9,180 20,053

$10000­$14999 838 5,753 13,828

$15000­$19999 540 4,331 11,206

$20000­$24999 495 4,893 11,531

$25000­$29999 628 4,389 9,986

$30000­$34999 525 3,484 9,156

$35000­$39999 412 2,851 8,018

$40000­$44999 220 2,440 6,605

$45000­$49999 249 2,250 5,820

$50000­$60000 394 3,809 9,427

$60000­$74000 236 3,003 8,514

$75000­$99999 182 2,930 7,487

$100000­$124999 41 1,062 3,674

$125000­$149999 30 563 1,616

$150000­$199999 133 601 1,475

> $200000 36 642 1,971

Housing 1 Mile 3 Mile 5 Mile

Total Units 7,810 62,833 152,335

Occupied 6,990 55,376 135,832

Owner Occupied 2,607 28,160 75,021

Renter Occupied 4,383 27,216 60,811

Vacant 820 7,457 16,503

Page 19

DEMOGRAPHICSSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Population 1 Mile 3 Mile 5 Mile

Male 11,573 (50.12 %) 79,174 (49.98 %) 193,493 (49.46 %)

Female 11,517 (49.88 %) 79,243 (50.02 %) 197,722 (50.54 %)

Total Population 23,090 158,417 391,215

Race Demographics 1 Mile 3 Mile 5 Mile

Population Non Hispanic White 17,372 120,185 290,666

Population Black 1,368 4,068 14,796

Population Am In/Ak Nat 92 422 903

Housing 1 Mile 3 Mile 5 Mile

Housing Units 7,810 62,833 152,335

Occupied Units 6,990 55,376 135,832

Owner Occupied Units 2,607 28,160 75,021

Renter Occupied Units 4,383 27,216 60,811

Vacant Units 820 7,457 16,503

Page 20

DEMOGRAPHICSSierra Madre ­ Granada­ Monterrey 1022 Monterey Street | San Antonio, TX 78207

Antun T DomitPresident+12102372200antun@domitrealestate.com

Household Income 1 Mile 3 Mile 5 Mile

Median Income $21,272 $27,049 $28,960

Less than $10,000 1,674 9,180 20,053

$10,000 ­$14,999 838 5,753 13,828

$15,000 ­ $19,999 540 4,331 11,206

$20,000 ­$24,999 495 4,893 11,531

$25,000 ­ $29,999 628 4,389 9,986

$30,000 ­ $34,999 525 3,484 9,156

$35,000 ­ $39,999 412 2,851 8,018

$40,000 ­ $44,999 220 2,440 6,605

$45,000 ­ $49,999 249 2,250 5,820

$50,000 ­ $59,999 394 3,809 9,427

$60,000 ­ $74,999 236 3,003 8,514

$75,000 ­ $99,999 182 2,930 7,487

$100,000 ­ $124,999 41 1,062 3,674

$125,000 ­ $149,999 30 563 1,616

$150,000 ­ $199,999 133 601 1,475

Greater than $200,000 36 642 1,971

Age Breakdown 1 Mile 3 Mile 5 Mile

Ages 0­4 1,464 (6.34 %) 11,350 (7.16 %) 28,452 (7.27 %)

Ages 5­9 1,640 (7.10 %) 12,983 (8.20 %) 32,785 (8.38 %)

Ages 10­14 1,488 (6.44 %) 11,951 (7.54 %) 30,377 (8.38 %)

Ages 15­19 1,390 (6.02 %) 11,108 (7.01 %) 28,272 (7.23 %)

Ages 20­24 1,514 (6.56 %) 11,242 (7.10 %) 28,298 (7.23 %)

Ages 25­29 1,643 (7.12 %) 11,681 (7.37 %) 28,821 (7.37 %)

Ages 30­34 1,569 (6.80 %) 11,490 (7.25 %) 28,020 (7.16 %)

Ages 35­39 1,535 (6.65 %) 11,043 (6.97 %) 26,675 (6.82 %)

Ages 40­44 1,616 (7.00 %) 10,599 (6.69 %) 25,490 (6.52 %)

Ages 45­49 1,467 (6.35 %) 10,122 (6.39 %) 24,654 (6.30 %)

Ages 50­54 1,409 (6.10 %) 9,390 (5.93 %) 22,849 (5.84 %)

Ages 55­59 1,330 (5.76 %) 8,503 (5.37 %) 20,822 (5.32 %)

Ages 60­64 960 (4.16 %) 6,978 (4.40 %) 17,694 (4.52 %)

Ages 65­69 783 (3.39 %) 5,564 (3.51 %) 14,160 (3.62 %)

Ages 70­74 739 (3.20 %) 4,335 (2.74 %) 10,828 (2.77 %)

Ages 75­79 794 (3.44 %) 3,375 (2.13 %) 7,914 (2.02 %)

Ages 80­84 698 (3.02 %) 2,345 (1.48 %) 5,200 (1.33 %)

Ages 85+ 1,051 (4.55 %) 4,358 (2.75 %) 9,904 (2.53 %)

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