real estate division welcome to the webinar! · real estate divisionwelcome to the webinar! real...
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REAL ESTATE DIVISION
Welcome to the Webinar!
Real Estate Division
The session will begin shortly. While you wait:
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Text chat: Feel free to chat to your classmates. Simply type in the box at the bottom
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Real Estate Division
Real Estate Finance in a Canadian
ContextBUSI 221: Project 2 Preparation
Sharon Gulbranson
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REAL ESTATE DIVISION
3UNIVERSITY OF BRITISH COLUMBIA
Topics
• Introduction
• Debrief Project 1
• Project 2 Preparation
• Questions
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REAL ESTATE DIVISION
4UNIVERSITY OF BRITISH COLUMBIA
Important Financial Calculations
and Formulation
• interest rate conversions
• payment calculations
• outstanding balance calculations
• Use of calculator steps
• Use of formulation—for example
PV = PMT x a[[N, jm]] + FV(1 + i)-N
FV = PMT x s[[N, jm]]
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REAL ESTATE DIVISION
Multiple choice question 1
The daily interest rate equivalent to an annual rate of 8% per annum, compounded quarterly is:
(1) 7.92191047445%
(2) 0.0225841534%
(3) 8.243216%
(4) 0.0217038643%
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REAL ESTATE DIVISION
Calculator Steps
8 shift NOM%
4 shift P/YR
shift EFF% 8.243216
365 shift P/YR
shift NOM% 7.92191047445
÷ 365 = 2.17038643E-2
ida = 0.0217038643%
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REAL ESTATE DIVISION
Multiple choice question 2
• If the maximum loan is $250,000 under LTV and $275,000 under GDSR, the overall maximum loan is:
(1) $250,000 because LTV takes priority
(2) $275,000 because GDSR takes priority
(3) $250,000 because the lender will choose the lowest value.
(4) $275,000 because the lender will choose the highest value.
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REAL ESTATE DIVISION
Question 1 and 2: Residential and
Commercial Qualification
• Interest rates: Brief explanation, state rate and compounding frequency
• Show work
• Overall max loan, compare LTV and GDSR
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REAL ESTATE DIVISION
Question 3: History of Rates
• Provide ample and detailed discussion
• Show graph and supporting table
• Look at general trends and specific blips in time
• Provide source explicitly and on table
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REAL ESTATE DIVISION
Question 4: Mortgage Products
• Identify and compare basic and uniqueproducts
• Compare products and provide some details
• Give reasons for similarities/differences
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REAL ESTATE DIVISION
Question 5: Mortgage Loan
Insurers
• Discuss all three mortgage loan insurers
• Include table
• Add some detail to list
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REAL ESTATE DIVISION
Question 6: Internet Research
Project
• Follow framework: overview, description, and analysis
• On topic: legal issue related to mtgfinance
• Use headings/sub-headings
• Sample text required
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REAL ESTATE DIVISION
Project 2: Chapters 9-12
• Part A: Short Answer Questions
60 marks
5 questions
mostly calculations (chapter 9/10 concepts)
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REAL ESTATE DIVISION
Project 2: Part B (40 marks)
Mortgage Case Study
• Residential Mortgage Underwriting Analysis
OR
Commercial Research Project
• 1,000 word term paper
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REAL ESTATE DIVISION
Part A: Question 1
Arrears and Default
• See lesson 8 review/discussion question 3
• Parts (a) and (b): pmt and OSB
• Use a time diagram for part (c)
• Several techniques to solve (c)
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REAL ESTATE DIVISION
Question 1: Arrears and Default
• Basic Formulation:
• OSB = FV of loan assuming no payments – FV of payments actually made
• OSB = PV(1 + i)N - PMT x s[[N, jm]]
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REAL ESTATE DIVISION
Multiple choice question 3
• With a loan amount of $550,000 and an interest rate of j2=10.7% over an amortization period of 20 years, calculate the monthly payment rounded up to the next higher $10.
(1) $5,480
(2) $5,500
(3) $5,565
(4) $5,570
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REAL ESTATE DIVISION
Calculator Steps
10.7 shift NOM%
2 shift P/YR
shift EFF% 10.986225
12 shift P/YR
shift NOM% 10.4689935707
550000 PV
240 N
0 FV
PMT -5,479.63884134
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REAL ESTATE DIVISION
Time Diagram
April 1: Loan
Begins
May-Nov: Pmts
of $5480/mo for
7 months
Dec 20th:
late pmt
Jan 1st:
50% pmt
Feb and
March: no
pmts
Mar 1st:
OSB = ??
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REAL ESTATE DIVISION
Lesson 8:
R/D Question 3 (Part (c))
• Option 1: FV of loan (no payments) - FV of payments actually made
• First, find the FV of loan (no payments) as at March 1
• NB: Loan begins April 1 of previous yr
• FV = $550,000(1+imo)11
• FV = $605,144.86
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REAL ESTATE DIVISION
R/D Lesson 8, Question 3
• Deduct the FV of first 7 payments (made in full and on time)
• May 1 – Nov 1 payments
• Use a two step process to solve:
• FV= $5,480 x s[[7, j12]](1+imo)4
• FV= $39,378.70(1+imo)4
• FV= $40,770.97
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REAL ESTATE DIVISION
R/D Lesson 8, Question 3
• Deduct the FV of Dec 20th payment
• FV=(Dec 1 equivalent pmt)(1+imo)3
• where Dec 1 equivalent pmt =
• PV = $5,480(1+ida)-19
• PV = $5,450.35; therefore,
• FV = $5,450.35(1+imo)3
• FV = $5,594.25
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REAL ESTATE DIVISION
R/D Lesson 8, Question 3
• Deduct the FV of Jan 1st payment
• Jan 1st payment = 50%($5,480) = $2,740
• FV = ($2,740)(1+imo)2
• FV = $2,788.02
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REAL ESTATE DIVISION
R/D Lesson 8, Question 3
• Summary: OSB as at March 1
• FV of loan (no payments ) – FV of all payments made
• FV = $605,144.86 – ($40,770.97 + $5,594.25 + $2,788.02)
• FV = $605,144.86 - $49,153.24
• FV = $555,991.62
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REAL ESTATE DIVISION
25UNIVERSITY OF BRITISH COLUMBIA
R/D Lesson 8, Question 3
• Option 2: Find OSB as you go through time (current balance) and adjust payment as required
• i.e., find the OSB7 with regular payment
• then adjust payment to December 1st equivalent and find OSB one period later etc.
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REAL ESTATE DIVISION
R/D Lesson 8, Question 3
• Option 3: Find OSB at end assuming all payments are made (in full and on time). To this OSB, add the FV of shortfall in payments
• OSB = OSB regular + Pmt x s[[n, j12]] AND/OR + PV(1+i)N where PMT and PV are the shortfall amounts
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REAL ESTATE DIVISION
Question 2: Extra Payments
Part (a): find payment and OSB on regular terms
Part (b): impact on OSB if Katie makes additional payments of $100/month
Part (c): impact on OSB if Katie makes $100/month additional payment AND a lump sum payment at end of 2nd year
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REAL ESTATE DIVISION
Question 2, Part (c)
• = OSB from part (b) – FV of lump sum payment
• Use following formula for FV calculation:
FV = PV(1+imo)N
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REAL ESTATE DIVISION
Part (d)-accelerated biweekly
vs monthly payment
• Find interest savings over term and over amortization period
• Summarize results in a table and briefly comment
• HINT: Solve for all monthly calculations (term and amortization) and then switch to accelerated bi-weekly
• Use of INPUT and AMORT keys
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REAL ESTATE DIVISION
Multiple choice question 4
Of the following repayment schemes, which one of the following is best for addressing interest rate risk?
(1) Straight line principal reduction loans
(2) Variable rate mortgages
(3) Participation mortgages
(4) Interest only loans
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REAL ESTATE DIVISION
Variable Rate Mortgages (VRMs)
• What is it?
Change in interest rate on regular basis throughout the term of the mortgage
• Why have VRM?
Reduced interest rate risk for lender (however, increased borrower uncertainty)
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REAL ESTATE DIVISION
Variable Rate Mortgage (VRM)
• Changes in rates can be reflected as changes in amortization, payments, amortization and payments, or OSB
• VRM can be “open” or “closed”
• Mortgage rate typically changes in line with the prime rate over the term of the mortgage
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REAL ESTATE DIVISION
Question 3:
Variable Rate Mortgage (VRM)
• Year 1: with chosen rate, find pmt and OSB12
• Year 2: yr 1 rate + 0.5%, PV is OSB12
• With yr 1 pmt, solve for amortization and ensure <25 years
• If ok, solve for OSB at end of 2nd year
• If not, recalculate pmt, round up and then solve for OSB
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REAL ESTATE DIVISION
Question 3
• Year 3: with year 1 rate -1%, OSB at end of year 2 is new PV, and payment , solve for OSB at end of year 3
• Summarize results in a table
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REAL ESTATE DIVISION
Fixed or Variable?
• Borrowers have the advantage of lower interest costs if rates stay flat or decline, but risk of increased costs if rates rise
• VRMs allow lenders to better match assets and liabilities
• Choice for borrower depends on borrower’s risk preferences, beliefs about interest rate trends, and terms of loan
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REAL ESTATE DIVISION
Refinancing: When?
• pay off loan at the end of the term (mandatory refinancing)
• pay off loan during the term (voluntary refinancing)
Cost/Benefit Analysis
• Benefit: reduced rate
• Cost: renewal fees; legal, survey, and appraisal fees; prepayment penalty; inconvenience
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REAL ESTATE DIVISION
Why Refinance?
• Mandatory refinancing - term is up
• More attractive terms - reduced interest rate
• Release equity
• Improved financial leverage
• Enhance sales potential (if get reduced rate)
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REAL ESTATE DIVISION
Refinancing Options
• NEW FIRST MORTGAGE
• SECOND MORTGAGE
• BLENDED RATE MORTGAGE
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REAL ESTATE DIVISION
Question 4: Refinancing with 2nd
Mortgage
• Find max 2nd mtg and total financing subject to LTV and DCR constraints
• Find ANNUAL payment and OSB today on existing mortgage
• LTV: find max total financing and max additional financing
• Income: Calculate NOI, apply DCR to obtain max total payment
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REAL ESTATE DIVISION
Question 4
• Using max additional 2nd mortgage payment and 2nd mortgage rate, solve for maximum loan
• Compare max loan under LTV and DCR to determine overall additional funds and from that determine overall total maximum loan
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REAL ESTATE DIVISION
Multiple choice question 5
A SAM participation mortgage stands for:
(1) single annuity mortgage
(2) simple annual mortgage
(3) shared appreciation mortgage
(4) shared annuity mortgage
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REAL ESTATE DIVISION
Participation Mortgages
Participation helps hedge the risk associated with inflation
The lender participates in one of two ways:
• taking a portion of the income OR taking a part of the gain in value when the property is sold
How does it work? The lender normally charges a lower interest rate than on a std first mtgor increased amortization in exchange for some participation
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REAL ESTATE DIVISION
Why Offer Participation Loans?
• pressure to increase yields
• strong competition for available investment funds
• lender’s desire for protection (hedge) against the impact of unexpected inflation on LT fixed yield instruments
• opportunity to improve mortgage yields
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REAL ESTATE DIVISION
Question 5: Participation Mtg
(Income and SAM)
• Participation in two ways: in income and appreciation of property
• Calculate the payment and OSBterm for base loan
• Calculate the shared NOI amount and add to payment
• Calculate the shared appreciation amount and add to OSBterm
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REAL ESTATE DIVISION
Question 5: Lender’s Yield for
Participation Mtg
• PV = PMT x a[[n, jm]] + FV(1+i)-n
• Where:
• PV is the original loan amount
• PMT is the sum of the regular payment + participation payment
• FV is the OSBterm + share in appreciation
• N is the term
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REAL ESTATE DIVISION
Part B: Mtg Case Study: Res’l
Mortgage Underwriting Analysis
Use of two primary websites to gather data:
www.canadamortgage.com
www.realtor.ca
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REAL ESTATE DIVISION
www.canadamortgage.com
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REAL ESTATE DIVISION
canadamortgage.com
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REAL ESTATE DIVISION
www.canadamortgage.com
• Used to set parameters of affordability for case study
• Determines range of prices you can afford and is used to determine payment obligations with chosen property
• Include two documents from this site: part (b) and part (c) data
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REAL ESTATE DIVISION
www.realtor.ca
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REAL ESTATE DIVISION
www.realtor.ca
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REAL ESTATE DIVISION
www.realtor.ca
• Pick residential property or condo for sale that you can afford (based on down payment)
• include a printout of the selected property
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REAL ESTATE DIVISION
Part (a)
• Calculate family income and cash reserves (using table at beginning of question)
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REAL ESTATE DIVISION
Part (b and c)
• Determines range of prices that you can afford and select property to purchase
• With chosen property, determine down payment, mortgage payments, and other fees
• Include attachments
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REAL ESTATE DIVISION
Part (d)
• What happens to pmt when term and amortization changes? Support with numbers.
• Determine % of income allocated to mtg payments and total pmt (before AND after tax)
• Comment on affordability
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REAL ESTATE DIVISION
Part (e)-Down Payment
• State % of down payment and thoroughly explain why you set it at this amount
• Discuss , in general, the purchaser’s preferences for the chosen down payment vs mortgage underwriter’s preferences
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REAL ESTATE DIVISION
Part (f)-
Mortgage Loan Insurance (MLI)
• Is MLI insurance required? Explain
• If MLI is required, state cost of mtginsurance
• How is MLI paid for?
• If MLI is not required, explain why and explain the benefits of not having it
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REAL ESTATE DIVISION
Part (g)
• Calculate total cash after costs
• Comment on impact, if any, on maximum purchase price
• Support with calculations, if possible
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REAL ESTATE DIVISION
Part (h)
• State and briefly explain four factors (other than household income) that a lender uses to determine the size of the loan
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REAL ESTATE DIVISION
Part B:
Commercial Research Project
• 1,000 word term paper on commercial financing,
commercial underwriting, development financing, or
leasehold financing
• More comprehensive than internet research paper in
Project 1
• Graded on writing ability, critical thinking, explanation
of main points, and in-depth analysis of topic
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REAL ESTATE DIVISION
Questions?
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