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Multifamily Real Estate Analysis Template

Global Inputs
Inflation rate
Vacancy rate
Purchase Inputs
Purchase price
Down payment
Depreciable basis
Closing costs

3.00%
5.00%

$ 625,000.00
$ 125,000.00
$ 500,000.00
$
5,000.00

25.00%
15.00%

Sales Exit Inputs


Exit cap rate
Exit selling costs

8.00%
5.00%

NPV Calculation Inputs


Pretax discount rate
Aftertax discount rate

Loan costs and cash flows


Loan fee
$ 10,000.00
Loan amount
$ 500,000.00
Loan interest rate
5.250%
Loan term
240
Mnthly loan payment

Taxation Inputs
Marginal tax rate
Cap gain rate

12.00%
9.00%

(3,369.22)

Part I - Forecast of Operating Income, Operating Expenses, and Operating Cash Flows
Operating Income
Rental Income
Studios
One bedrooms
Two bedrooms

$
$
$

Other Income
Laundry
Late Fees
Parking

$
$
$

2
2
2

Year 1
15,000.00
18,000.00
21,600.00

Year 2
15,450.00
18,540.00
22,248.00

Year 3
15,913.50
19,096.20
22,915.44

Year 4
16,390.91
19,669.09
23,602.90

Year 5
16,882.63
20,259.16
24,310.99

Year 6
17,389.11
20,866.93
25,040.32

Year 7
17,910.78
21,492.94
25,791.53

500
12
72

375.00
300.00
1,080.00

386.25
309.00
1,112.40

397.84
318.27
1,145.77

409.77
327.82
1,180.15

422.07
337.65
1,215.55

434.73
347.78
1,252.02

447.77
358.22
1,289.58

56,355.00

58,045.65

59,787.02

61,580.63

63,428.05

65,330.89

67,290.82

Vacancy Allowance

2,817.75

2,902.28

2,989.35

3,079.03

3,171.40

3,266.54

3,364.54

Forecasted Income

53,537.25

55,143.37

56,797.67

58,501.60

60,256.65

62,064.35

63,926.28

100.00
50.00
450.00
600.00

103.00
51.50
463.50
618.00

106.09
53.05
477.41
636.54

109.27
54.64
491.73
655.64

112.55
56.28
506.48
675.31

115.93
57.96
521.67
695.56

119.41
59.70
537.32
716.43

Monthly

Price

Total Potential Income

Operating Expenses
Advertising
Auto and travel
Cleaning and maintenance
Commissions

Units

625.00
750.00
900.00

0.75
25.00
15.00

Quantity

Copyright 2005 by Stephen L. Nelson, CPA PLLC www.stephenlnelson.com

Multifamily Real Estate Analysis Template


Insurance
Legal and other professional fees
Management fees
Repairs
Supplies
Taxes
Utilities
Other
Total Operating Expenses

1,100.00
500.00
3,600.00
500.00
1,200.00
3,000.00
300.00
125.00
11,525.00

1,133.00
515.00
3,708.00
515.00
1,236.00
3,090.00
309.00
128.75
11,870.75

1,166.99
530.45
3,819.24
530.45
1,273.08
3,182.70
318.27
132.61
12,226.87

1,202.00
546.36
3,933.82
546.36
1,311.27
3,278.18
327.82
136.59
12,593.68

1,238.06
562.75
4,051.83
562.75
1,350.61
3,376.53
337.65
140.69
12,971.49

1,275.20
579.64
4,173.39
579.64
1,391.13
3,477.82
347.78
144.91
13,360.63

1,313.46
597.03
4,298.59
597.03
1,432.86
3,582.16
358.22
149.26
13,761.45

Operating Income

42,012.25

43,272.62

44,570.80

45,907.92

47,285.16

48,703.71

50,164.82

Part II - Forecast of Pretax Cash Flows, Rate of Return, and Net Present Value
Total Annual Loan payments
Pretax Cash Flows
Initial Investment
Operating Income
Loan payments
Sales proceeds
Selling costs
Loan repayment
Total Pretax Cash Flows

(40,430.65)

(40,430.65)

(40,430.65)

(40,430.65)

(40,430.65)

(40,430.65)

42,012.25
(40,430.65)

43,272.62
(40,430.65)

44,570.80
(40,430.65)

45,907.92
(40,430.65)

47,285.16
(40,430.65)

48,703.71
(40,430.65)

50,164.82
(40,430.65)

1,581.60

2,841.97

4,140.15

5,477.27

6,854.51

8,273.06

9,734.17

(140,000.00)

(140,000.00)

Pretax IRR
Pretax NPV

(40,430.65)

12.95%
$

8,880.60

Part III - Forecast of Taxable Income and of Aftertax Cash Flows, Rate of Return, and Net Present Value
Taxable Income Forecast
Operating Income
Loan interest
Building depreciation
Loan fee amortization
Taxable Income (loss)
Tax expense (savings)

42,012.25
(25,903.75)
(18,181.82)
(500.00)
(2,573.32)

43,272.62
(25,122.47)
(18,181.82)
(500.00)
(531.67)

(643.33)

(132.92)

44,570.80
(24,299.17)
(18,181.82)
(500.00)
1,589.81
397.45

45,907.92
(23,431.58)
(18,181.82)
(500.00)
3,794.52
948.63

47,285.16
(22,517.34)
(18,181.82)
(500.00)
6,086.00

48,703.71
(21,553.93)
(18,181.82)
(500.00)
8,467.96

50,164.82
(20,538.71)
(18,181.82)
(500.00)
10,944.30

1,521.50

2,116.99

2,736.08

Copyright 2005 by Stephen L. Nelson, CPA PLLC www.stephenlnelson.com

Multifamily Real Estate Analysis Template


Aftertax operating cash flows
Other aftertax cash flows
Initial investment
Sales proceeds
Selling costs
Loan repayment
Capital gains tax
Aftertax all-inclusive cash flows
Aftertax IRR
Aftertax NPV

2,224.93

2,974.88

3,742.69

4,528.64

5,333.01

6,156.07

6,998.10

2,224.93

2,974.88

3,742.69

4,528.64

5,333.01

6,156.07

6,998.10

(140,000.00)

(140,000.00)
11.38%
$ 25,806.27

Copyright 2005 by Stephen L. Nelson, CPA PLLC www.stephenlnelson.com

Multifamily Real Estate Analysis Template

Year 8
18,448.11
22,137.73
26,565.28

Year 9
19,001.55
22,801.86
27,362.23

Year 10
19,571.60
23,485.92
28,183.10

Year 11
20,158.75
24,190.49
29,028.59

461.20
368.96
1,328.26

475.04
380.03
1,368.11

489.29
391.43
1,409.16

503.97
403.17
1,451.43

69,309.54

71,388.83

73,530.49

75,736.41

3,465.48

3,569.44

3,676.52

3,786.82

65,844.06

67,819.39

69,853.97

71,949.59

122.99
61.49
553.44
737.92

126.68
63.34
570.05
760.06

130.48
65.24
587.15
782.86

134.39
67.20
604.76
806.35
Copyright 2005 by Stephen L. Nelson, CPA PLLC www.stephenlnelson.com

Multifamily Real Estate Analysis Template


1,352.86
614.94
4,427.55
614.94
1,475.85
3,689.62
368.96
153.73
14,174.30

1,393.45
633.39
4,560.37
633.39
1,520.12
3,800.31
380.03
158.35
14,599.53

1,435.25
652.39
4,697.18
652.39
1,565.73
3,914.32
391.43
163.10
15,037.51

1,478.31
671.96
4,838.10
671.96
1,612.70
4,031.75
403.17
167.99
15,488.64

51,669.77

53,219.86

54,816.46

56,460.95

(40,430.65)

(40,430.65)

(40,430.65)

51,669.77
(40,430.65)

53,219.86
(40,430.65)

11,239.12

12,789.21

54,816.46
(40,430.65)
705,761.89
(35,288.09)
(314,024.36)
370,835.24

51,669.77
(19,468.88)
(18,181.82)
(500.00)
13,519.07

53,219.86
(18,341.52)
(18,181.82)
(500.00)
16,196.53

54,816.46
(17,153.52)
(18,181.82)
(5,500.00)
13,981.12

3,379.77

4,049.13

3,495.28
Copyright 2005 by Stephen L. Nelson, CPA PLLC www.stephenlnelson.com

Multifamily Real Estate Analysis Template


7,859.35

7,859.35

8,740.08

10,890.53

8,740.08

705,761.89
(35,288.09)
(314,024.36)
(33,343.80)
333,996.16

Copyright 2005 by Stephen L. Nelson, CPA PLLC www.stephenlnelson.com

Month
1
2
3
4
5
6
7
8
9
10
11
12
13
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18
19
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23
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25
26
27
28
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30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51

Payment
Interest
($3,369.22)
($2,187.50)
($3,369.22)
($2,182.33)
($3,369.22)
($2,177.14)
($3,369.22)
($2,171.92)
($3,369.22)
($2,166.68)
($3,369.22)
($2,161.42)
($3,369.22)
($2,156.14)
($3,369.22)
($2,150.83)
($3,369.22)
($2,145.50)
($3,369.22)
($2,140.15)
($3,369.22)
($2,134.77)
($3,369.22)
($2,129.37)
($3,369.22)
($2,123.94)
($3,369.22)
($2,118.50)
($3,369.22)
($2,113.02)
($3,369.22)
($2,107.53)
($3,369.22)
($2,102.01)
($3,369.22)
($2,096.47)
($3,369.22)
($2,090.90)
($3,369.22)
($2,085.30)
($3,369.22)
($2,079.69)
($3,369.22)
($2,074.05)
($3,369.22)
($2,068.38)
($3,369.22)
($2,062.69)
($3,369.22)
($2,056.97)
($3,369.22)
($2,051.23)
($3,369.22)
($2,045.46)
($3,369.22)
($2,039.67)
($3,369.22)
($2,033.86)
($3,369.22)
($2,028.01)
($3,369.22)
($2,022.15)
($3,369.22)
($2,016.25)
($3,369.22)
($2,010.33)
($3,369.22)
($2,004.39)
($3,369.22)
($1,998.42)
($3,369.22)
($1,992.42)
($3,369.22)
($1,986.40)
($3,369.22)
($1,980.35)
($3,369.22)
($1,974.27)
($3,369.22)
($1,968.17)
($3,369.22)
($1,962.04)
($3,369.22)
($1,955.88)
($3,369.22)
($1,949.70)
($3,369.22)
($1,943.49)
($3,369.22)
($1,937.25)
($3,369.22)
($1,930.98)
($3,369.22)
($1,924.69)
($3,369.22)
($1,918.37)
($3,369.22)
($1,912.03)
($3,369.22)
($1,905.65)
($3,369.22)
($1,899.25)

Principal
($1,181.72)
($1,186.89)
($1,192.08)
($1,197.30)
($1,202.54)
($1,207.80)
($1,213.08)
($1,218.39)
($1,223.72)
($1,229.07)
($1,234.45)
($1,239.85)
($1,245.28)
($1,250.72)
($1,256.20)
($1,261.69)
($1,267.21)
($1,272.76)
($1,278.32)
($1,283.92)
($1,289.53)
($1,295.18)
($1,300.84)
($1,306.53)
($1,312.25)
($1,317.99)
($1,323.76)
($1,329.55)
($1,335.36)
($1,341.21)
($1,347.07)
($1,352.97)
($1,358.89)
($1,364.83)
($1,370.80)
($1,376.80)
($1,382.82)
($1,388.87)
($1,394.95)
($1,401.05)
($1,407.18)
($1,413.34)
($1,419.52)
($1,425.73)
($1,431.97)
($1,438.24)
($1,444.53)
($1,450.85)
($1,457.20)
($1,463.57)
($1,469.97)

Balance
$498,818.28
$497,631.39
$496,439.30
$495,242.01
$494,039.47
$492,831.67
$491,618.59
$490,400.20
$489,176.48
$487,947.41
$486,712.95
$485,473.10
$484,227.83
$482,977.10
$481,720.91
$480,459.21
$479,192.00
$477,919.25
$476,640.92
$475,357.01
$474,067.47
$472,772.30
$471,471.45
$470,164.92
$468,852.67
$467,534.68
$466,210.93
$464,881.38
$463,546.01
$462,204.81
$460,857.73
$459,504.76
$458,145.87
$456,781.04
$455,410.24
$454,033.44
$452,650.61
$451,261.74
$449,866.79
$448,465.73
$447,058.55
$445,645.21
$444,225.69
$442,799.95
$441,367.98
$439,929.75
$438,485.22
$437,034.37
$435,577.18
$434,113.61
$432,643.63

52
53
54
55
56
57
58
59
60
61
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63
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65
66
67
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69
70
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79
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83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103

($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)

($1,892.82)
($1,886.36)
($1,879.87)
($1,873.35)
($1,866.81)
($1,860.24)
($1,853.63)
($1,847.00)
($1,840.34)
($1,833.65)
($1,826.94)
($1,820.19)
($1,813.41)
($1,806.61)
($1,799.77)
($1,792.90)
($1,786.01)
($1,779.08)
($1,772.12)
($1,765.14)
($1,758.12)
($1,751.07)
($1,743.99)
($1,736.88)
($1,729.74)
($1,722.56)
($1,715.36)
($1,708.13)
($1,700.86)
($1,693.56)
($1,686.23)
($1,678.86)
($1,671.47)
($1,664.04)
($1,656.58)
($1,649.09)
($1,641.56)
($1,634.00)
($1,626.41)
($1,618.79)
($1,611.13)
($1,603.44)
($1,595.71)
($1,587.95)
($1,580.16)
($1,572.33)
($1,564.47)
($1,556.58)
($1,548.65)
($1,540.68)
($1,532.68)
($1,524.65)

($1,476.40)
($1,482.86)
($1,489.35)
($1,495.87)
($1,502.41)
($1,508.99)
($1,515.59)
($1,522.22)
($1,528.88)
($1,535.57)
($1,542.28)
($1,549.03)
($1,555.81)
($1,562.62)
($1,569.45)
($1,576.32)
($1,583.21)
($1,590.14)
($1,597.10)
($1,604.09)
($1,611.10)
($1,618.15)
($1,625.23)
($1,632.34)
($1,639.48)
($1,646.66)
($1,653.86)
($1,661.10)
($1,668.36)
($1,675.66)
($1,682.99)
($1,690.36)
($1,697.75)
($1,705.18)
($1,712.64)
($1,720.13)
($1,727.66)
($1,735.22)
($1,742.81)
($1,750.43)
($1,758.09)
($1,765.78)
($1,773.51)
($1,781.27)
($1,789.06)
($1,796.89)
($1,804.75)
($1,812.64)
($1,820.57)
($1,828.54)
($1,836.54)
($1,844.57)

$431,167.23
$429,684.36
$428,195.01
$426,699.14
$425,196.73
$423,687.75
$422,172.16
$420,649.94
$419,121.06
$417,585.50
$416,043.21
$414,494.18
$412,938.37
$411,375.76
$409,806.31
$408,229.99
$406,646.77
$405,056.63
$403,459.53
$401,855.45
$400,244.34
$398,626.19
$397,000.96
$395,368.62
$393,729.14
$392,082.48
$390,428.62
$388,767.53
$387,099.16
$385,423.50
$383,740.51
$382,050.15
$380,352.40
$378,647.22
$376,934.58
$375,214.45
$373,486.79
$371,751.58
$370,008.77
$368,258.34
$366,500.24
$364,734.46
$362,960.96
$361,179.69
$359,390.63
$357,593.74
$355,788.99
$353,976.35
$352,155.78
$350,327.24
$348,490.70
$346,646.12

104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
154
155

($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)
($3,369.22)

($1,516.58)
($1,508.47)
($1,500.33)
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10

156
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167
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169
170
171
172
173
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