Bayleaf Plantation

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Print Preview - Final Application

Tax Credits, RPP Loans, and/or Tax Exempt Bond Loans
Project Name and Location

Project Name: Bayleaf Plantation Address: City: Cowell Farm Road Washington County: Beaufort Zip: 27889 Block Group: 4
Census Tract: 9904
Is project in Qualified Census Tract & Difficult to Develop area? Yes Does a community revitalization plan exist? No Political Jurisdiction: Jurisdiction Address: Jurisdiction City: Jurisdiction Phone: City of Washington Last: Rumley Title: Mayor PO Box 1988 Washington (252)975-9300 Zip: 27889
Jurisdiction CEO Name: First: L. Stewart
Site Latitude: Site Longitude:
35.55254 -77.03788
https://www.nchfa.org/Rental/RTCApp/(ckd2djz2ikgcdvfp3r4otn3d)/site/PrintApp.aspx?II... 1/14/2005
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Project Description
Project Type:* New Construction Rehab Adaptive Reuse
Is this project a follow-on (Phase II, etc) to a previously-awarded tax credit development project? No If yes, list names of previous phase(s): Will the project be receiving project based federal rental assistance? No If yes, provide the subsidy source: and number of units:
Target Population: Elderly (55) Indicate below any additional targeting for special populations proposed for this project: Mobility impaired handicapped: 5% of units comply with QAP Section IV(F)(3) (in addition to the units required by other federal and state codes.) Persons with disabilities or homeless populations: the greater of 5 units or 10% of the total units Remarks:
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Applicant Information
Applicant Name: Address: City: Contact: Telephone: Pendergrant Development, LLC PO Box 18863 Raleigh First: Marilyn (919)755-0558 State: NC Zip: 27619 Last: Hernandez Title: Development Coordinator
Alt Phone:
(919)861-6028
Fax:
(919)861-6068
Email Address:
mhernandez@thepencos.com
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Site Description
Total Site Acreage: 4.0 Total Buildable Acreage: 4.0 If buildable acreage is less than total acreage, please explain:
Identify utilities and services currently available (and with adequate capacity) for this site: Storm Sewer Water Sanitary Sewer Electric
Is the demolition of any buildings required or planned? No If yes, please describe:
Are existing buildings on the site currently occupied? No If yes: (a) Briefly describe the situation:
(b) Will tenant displacement be temporary? (c) Will tenant displacement be permanent? Is the site directly accessed by an existing, paved, publicly maintained road? Yes If no, please explain:
Is any portion of the site located inside the 100 year floodplain? No If yes: (a) Describe placement of project buildings in relation to this area:
(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:
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Site Control
Does the owner have fee simple ownership of the property (site/buildings)? No If yes provide: Purchase Date: If no: (a) Does the owner/principal or ownership entity have vaild option/contract to purchase the property? Yes (b) Does an identity of interest (direct or indirect) exist between the owner/principal or ownership entity with the option/contract for purchase of the property and the seller of the property? No If yes, specify the relationship:
Purchase Price:
(c) Enter the current expiration date of the option/contract to purchase: 10/31/2004 (D) Enter Purchase Price: 320,000
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Zoning
Present zoning classification of the site: R-MF Is mutifamily use permitted? Yes Are variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal? No If yes, have the hearings been completed and permits been obtained? If yes, specify permit or variance required and date obtained. If no, describe permits/variances required and schedule for obtaining them:
Are there any existing conditions of historical significance located on the project site that will require State Historic Preservation office review? No If yes, describe below:
Are there any existing conditions of environmental significance located on the project site? No If yes, describe below:
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Ownership Entity
Owner Name: Bayleaf Plantation, LLC Address: City: PO Box 18863 Raleigh State: NC Zip: 27619 (If assigned) 56-2195925 (If Not Assigned)
Federal Tax ID Number of Ownership Entity: Federal Tax ID Number of Managing GP or Member:
Entity Type: Limited Liability Company Entity Status: To Be Formed Is the applicant requesting that the Agency treat the application as Non-Profit sponsored? Is the applicant requesting that the Agency treat the application as CHDO sponsored?
No No
List all general partners, members,and principals. Specify nonprofit corporate general partners or members. Click [Add] to add additional partners, members, and principals.
Org:
Pendergrant Bayleaf, LLC Last Name: Pendergraph Function: Managing Member
First Name: Frankie Address: City: Phone: EMail: PO Box 18863 Raleigh (919)755-0558
State: NC
Zip: 27619
Fax: (919)861-6068 Nonprofit: No TaxID 999-99-9999
fpendergraph@thepencos.com
Org:
Pendergrant Bayleaf, LLC Last Name: Grant Function: Member
First Name: Charles Address: City: Phone: EMail:
5101 Unicon Drive, Suite A Wake Forest (919)556-9073 cgrant@grant-inc.com State: NC Zip: 27857
Fax: (919)556-9389 Nonprofit: No TaxID 999-99-9999
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Unit Mix
The Median Income for Beaufort county is $45,200. Low Income Units Type Gdn Apt Gdn Apt # BRs Net Sq.Ft. 1 2 771 1031 Total # Units 28 8 # Units 3 1 Monthly Rent 345 390 Electric Utility Allowance 65 88 Gas Other Mandatory Serv. Fees **Total Housing Exp. 410 478
Utilites included in rents:
Water/Sewer
Employee Units (will add to Low Income Unit total) Type # BRs Net Sq.Ft. Total # Units # Units Monthly Rent Electric Utility Allowance Gas Other Mandatory Serv. Fees **Total Housing Exp.
Water/Sewer
Market Rate Units Type # BRs Net Sq.Ft. Total # Units # Units Monthly Rent Utility Allowance Gas Other Mandatory Serv. Fees **Total Housing Exp.
Water/Sewer
Electric
Statistics All Units Low Income....... Market Rate....... Totals............... 36 4 12780 36 Gross Monthly Rental Income 12780
Units 4
Proposed number of residential buildings: 1 Project Includes:
Maximum number of stories in buildings: 2
Separate community building - Sq. Ft. (Floor Area): Community space within residential bulding(s) - Sq. Ft. (Floor Area): 2,671 Elevators - Number of Elevators: 1 Square Footage Information Gross Floor Square Footage: 43,863
Total Net Sq. Ft. (All Heated Areas): 43,450
Notes ** Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low income units are within established thresholds.
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Targeting
Specify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to create another row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.
# BRs 1 2 1 2 14 4 14 4
Units targeted at 50 targeted at 50 targeted at 60 targeted at 60
% percent of median income. percent of median income. percent of median income. percent of median income.
Total Low Income Units:
36
Note: This number should match the total number of low income units in the Unit Mix section.
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Funding Sources
NonAmortizing* Rate (%) Term (Years) Amort. Period (Years) Annual Debt Service
Source Bank Loan RPP Loan Local Gov. Loan - Specify: RD 515 Loan RD 538 Loan - Specify: AHP Loan Other Loan 1 - Specify: Other Loan 2 - Specify: Other Loan 3 - Specify: Tax Exempt Bonds State Tax Credit(Loan) State Tax Credit(Direct Refund) Equity: Federal LIHTC Non-Repayable Grant Equity: Historic Tax Credits Deferred Developer Fees Owner Investment Other - Specify: Total Sources**
Amount
1,018,831
30
30
2,068,258
12,116 207
3,099,412
* "Non-amortizing" indicates that the loan does not have a fixed annual debt service. For these items, you must fill in 20-year debt service below. ** Total Sources must equal total replacement cost in Project Development Cost (PDC) section. Estimated pricing on sale of Federal Tax Credits: $0. 77 Remarks concerning project funding sources: (Please be sure to include the name of the funding source(s)) Equity pricing is lower than normal due to no debt, investor is not able to generate higher equity due to no mortgage interest deduction.
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Development Costs
Item Cost Element 1 Purchase of Buildings (Rehab) 2 Demolition 3 On-site Improvements 4 Rehabilitation 5 Construction of New Building(s) 6 Accessory Building(s) 7 General Requirements 8 Contractor Overhead 9 Contractor Profit 10 Construction Contingency 11 Architect's Fee - Design 12 Architect's Fee - Inspection SUBTOTAL (lines 1 through 12) 13 Construction Insurance (prorate) 14 Construction Loan Orig. Fee (prorate) 15 Construction Loan Interest (prorate) 16 Construction Loan Credit Enhancement (prorate) 17 Construction Period Taxes (prorate) 18 Water, Sewer and Impact Fees 19 Survey 20 Property Appraisal 21 Environmental Report 22 Market Study 23 Bond Costs (specify) 24 Cost of Issuance 25 Placement Fee 26 Permanent Loan Origination Fee 27 Permanent Loan Credit Enhancement 28 Title and Recording SUBTOTAL (lines 13 through 28) 29 Real Estate Attorney 30 Other Attorney's Fees 31 Tax Credit App Fees 32 Engineering 10,000 18,900 80,140 25,000 324,000 13,500 25,000 324,000 8,500 33 Tax Opinion 34 Organizational (Partnership) 35 Tax Credit Monitoring Fee SUBTOTAL (lines 29 through 35) 36 Furnishings and Equipment 37 Relocation Expenses 38 Developer's Fee (max 15% lines 2-36, less 8 & 9) 39 40 42 43 Accounting Fees Other Basis Expense (specify) 20,400 Other Non-basis Expense (specify) Other Non-basis Expense (specify) SUBTOTAL (lines 36 through 43) 44 Rent up Reserve 382,900 21,600 10,339 164,313 25,000 6,500 19,740 20,000 6,500 19,740 9,000 6,500 9,000 4,000 9,000 6,500 9,000 4,000 99,036 34,993 139,971 57,738 45,000 9,335 2,069,673 3,200 21,104 91,220 5,450 4,500 3,200 21,104 91,220 5,450 4,500 99,036 34,993 139,971 57,738 45,000 9,335 1,365,600 1,365,600 318,000 303,000 TOTAL COST Eligible Basis 30% PV 70% PV 0
41 Rent-up Expenses
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45 Operating Reserve 46 47 Other Reserve (specify) Other Reserve (specify)
60,786
48 DEVELOPMENT COST (lines 1-47) 49 Less Federal Financing 50 Less Disproportionate Standard 51 Less Nonqualified Nonrecourse Financing 52 Less Historic Tax Credit (residential) 53 TOTAL ELIGIBLE BASIS 54 Applicable Fraction (percentage of LI Units) 55 Basis Before Boost 56 Boost for QCT/DDA (if applicable, enter 130%) 57 TOTAL QUALIFIED BASIS 58 Tax Credit Rate 59 Federal Tax Credits at Estimated Rate 60 Federal Tax Credits at 8.5% or 3.75% 61 Federal Tax Credits Requested 62 Land Cost 63 TOTAL REPLACEMENT COST Comments:
2,779,412
2,612,387
0 2,612,387 100.00% 2,612,387 3,396,103 268,631 288,668 0 320,000 3,099,412 0 100% 0 130.00% 0 7.91% 0 0 2,612,387 100% 2,612,387 130.00% 3,396,103 7.91% 268,631 288,668
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Market Study Information

Please provide a detailed description of the proposed project: Bayleaf Plantation is a 36-unit elderly housing development that will be located on Cowell Farm Road in the historic town of Washington, North Carolina. The complex will be an all-inclusive building consisting of twenty-eight one and eight two-bedroom units. The building will have one large common area and several smaller common areas to meet all the social needs of the residents. The building will have an elevator and all units will be able to comply with ADA requirements. The exterior will be nearly all brick with high quality vinyl siding and accents. The roof design will have a variety of large and small gables and hip gables. These design features will yield an aesthetically pleasing development. This particular architectural style was chosen because a two-story design will blend better with the community, the medical facilities nearby, and the existing single family and multifamily developments in the neighborhood. We have utilized this design in other areas and the communities, Town Officials, Lenders and Equity Partners have been very pleased with the curb appeal. The development will be irrigated, have sodded lawns and will be extensively landscaped. The interior of the units will have carpet throughout the living room area and the bedrooms. The kitchen and the bathrooms will have high quality VCT flooring. All interior doors will have a six-panel design. The cabinetry will be of solid wood styles and fronts. All of the units will have washer/dryer hook-ups, patios or balconies, walk-in closets, pantries and storage areas. The heating and cooling system will consist of high efficiency heat pumps. All exterior windows and doors, where applicable, will have energy efficient insulated glass. The site is very convenient to shopping, dining, banking, churches, schools, recreation and employment opportunities. Perhaps the most appealing aspect of the Bayleaf Plantation site is its proximity to the Beaufort County Hospital and other medical facilities which are within walking distance. We believe that in general the City of Washington is a place where seniors want and need to reside in decent, safe and affordable housing and that the specific location on Cowell Farm Road is desirable due to its proximity to health care, shopping and historic downtown Washington . Construction (check all that apply): Brick Vinyl Wood HardiPlank Balconies/Patios Sunrooms Front Porches
Front Gables or Dormers Other:
Wide Banding or Vertical/Horizontal Siding
Have you built other tax credit developments that use the same building design as this project? Yes If yes, please provide name and address: Loris Gardens, Loris, SC
Site Amenities (check all that apply): Community Bldg - Sq Ft: Laundry Rm Game/Craft Rm Chapel/Prayer Rm Irrigated Lawns Screened Porch Exercise Rm Picnic Area Security Gate Community Room - Sq Ft: 2,671 Resident Computer Center TV Rm Onsite Leasing Office Car Care Area Garages - Number: Exam Rm Beauty Salon Onsite Mgr Storage Units Reading Rm/Library Vending Rm Onsite Maint. Person Gazebos
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Walking Trails Pool
Garden Spots Fitness Stations
Basketball/Tennis Court Horseshoe Pit
Playground Shuffleboard
Ball Field Covered Drive Thru
Onsite Activities: A media, music and game room are also included in our development.
Landscaping Plans: The development will be irrigated, have sodded lawns and will be extensively landscaped. All trees will be a minimum of 2" calibar and shrubs 3 gallons containers. We have included hardscape items such as horseshoe pit, shuffleboard, gazebo and walking trails for resident use. The entrance sign will be lighted and heavily landscaped. Dumpster screen will be white vinyl fencing with landscape bed surrounding enclosure. A nicely landscaped back patio area with benches and gazebo will add additional outdoor seating and recreation for the residents.
Interior Apartment Amenities (check all that apply): Range W/D Hookups Flooring: Carpet Hood Mini-blinds Vinyl Central Air Dishwasher Pantry Wood Gas Heat Disposal Ceiling fans Wood Parquet Heat Pump Refrigerator (frost free) Walk-in closets Other VCT Storage interior/exterior
Ceramic Tile Electric Pump
Heating/Cooling:
Do you plan to submit additional market data (market study, etc.) that you want considered? No If yes, please make sure to include the additional information in your pre-application packet.
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Applicant's Site Evaluation

Briefly describe your site in each of the following categories: NEIGHBORHOOD CHARACTERISTICS Physical condition of buildings and improvements. Trend and direction of real estate development relative to the project. Area economic health (degree of decline or investment). Concentration of affordable housing. The Bayleaf Plantation site is located on Cowell Farm Road in a high growth area on the northeast side of Washington. The majority of the existing buildings and improvements in the area are new and their condition is excellent. The trend and direction of real estate development in Washington is definitely increasing in this area. Clifton Park, a 48-unit multifamily property developed by Pendergrant, will soon be under construction adjacent to the Bayleaf Plantation site. Also nearby is a new Doctors Vision Center. The City of Washington is revitalizing the entire downtown corridor. This site is an especially good site for an elderly population because of its proximity to the hospital, medical offices, shopping and other amenities. There are three affordable housing developments in the area; however, none compete with Bayleaf Plantation. Clifton Park, a 48-unit project targeting families, is soon to break ground. Glenview, a 40unit USDA-RD Section 515 property, was built in 1983 and targets low to very low income tenants. Shalom House, a new 24-unit LIHTC property, targets families with special needs and low to very low incomes. The Village Apartments, a USDA-RD project targeting low to very low income tenants, is located about a mile from the site. Suitability of surrounding development. Land use pattern is primarily residential (single and multifamily housing) with a balance of other uses (particularly retail and amenities). Amount and character of vacant, undeveloped land. Effect of industrial, large-scale institutional or other incompatible uses: wastewater treatment facilities, high traffic corridors, junkyards, prisions, landfills, large swamps, distribution facilities, frequently used railroad tracks, power transmission lines and towers, factories or similar operations, sources of excessive noise, and sites with environmental concerns (such as odors or pollution). The neighborhood is a true mixed-use area. In the immediate vicinity the land uses include the Beaufort County Hospital, the Britthaven Nursing Home, Lifestyles Medical Fitness Center, Doctors Vision Center, the mental health center, various other medical facilities, office parks, single-family homes and non-competing multifamily properties. Shopping and retail centers are all nearby. Restaurants, banks, gas stations, grocery stores, convenience stores and other retail stores are all less than one half mile from the site. Washington Corners shopping center is approximately 0.4 miles from the site. A new City park is being developed approximately one half mile from the site. It will include soccer, baseball and other athletic fields. The high school and middle school are approximately 1 mile from the site. There are many single family homes and churches disbursed throughout the greater neighborhood. The Beaufort County Community College is approximately 7 miles from the site. Historic downtown Washington, which has all of the amenities and conveniences of a medium sized North Carolina town, is less than 1.5 miles from the site. As the County seat for Beaufort County, Washington is home to many City and County offices and commerce. Downtown is also home to the Arts Council and Senior Center and various social services. Within the past two years, Washington has drastically revitalized its waterfront area. It has installed a new bulkhead along the Pamlico River which facilitates all sorts of boating, fishing and water activities. The waterfront area also boasts the N.C. Estuarium, several marinas and many seasonal festivals including the Holiday Music Festival, Riverfest and the Smoke on the Water BBQ Cook-off. There is a significant amount of activity in downtown Washington. There are no large vacant land areas that are not in the process of being developed. There is also a connector road that the City has proposed that will tie into a residential neighborhood. There are no incompatible uses or environmental concerns as it relates to this site. SITE SUITABILITY Adequacy of street(s) and/or access road(s) serving the proposed project and traffic controls (lights, stop signs, turning lanes). Access to mass transit (if applicable). The Bayleaf Plantation development will be serviced by Cowell Farm Road. Cowell Farm Road and the streets it feeds have the necessary traffic controls to accommodate the developments. It has connectors to Brown Street and Highland Avenue and it also connects to 15th Street via Lovers Lane. 15th Street is a major east-west connector in the City. The vacant land in the area is quickly being developed. Much of it is being used for Clifton Park and as out-parcels for additional medical offices and businesses.
Degree of on-site negative features and physical barriers that will impede project construction or
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adversely affect future tenants; for example: power transmission lines and towers, flood hazards, steep slopes, large boulders, ravines, year-round streams, wetlands, and other similar features. For adaptive re-use projects- suitability for residential use and difficulties posed by the building(s), such as limited parking, environmental problems or the need for excessive demolition. There are no on-site negative features or physical barriers that would impede project construction or adversely affect future tenants. The site is relatively flat and rolls gently towards the southeast. The site is at one of the highest elevations in the City of Washington.
Similarity of scale and aesthetics/architecture between project and surroundings. The neighborhood contains many multiple story buildings including multifamily housing developments, medical offices and the hospital. The Bayleaf Plantation property will be similar in scale to Clifton Park (soon to be under construction) and the other non-competing multifamily properties in the area. Additionally, because the neighborhood is a mixed use area, the proposed project will fit in nicely.
For each applicable neighborhood feature, enter distance from project in miles. .5 1 .5 1 1 Grocery Store Mall/Strip Center Outdoor Athletic Fields Day Care/After School Schools 1.5 .2 .2 .2 .2 Community/Senior Center Hospital Pharmacy Basic Health Care Medical Offices Bank/Credit Union Restaurants Professional Services Movie Theater Video Rental Public Safety (Fire/Police) Post Office
Public Transportation Stop .5 .5 .5 .5 .5 1.5 1 7 Convenience Store Basketball/Tennis Courts Public Parks Gas Station Library Fitness/Nature Trails Public Swimming Pools .5 1 1 1 1.2 1.5
Other facilities or services: The site is strategically located with conveniences to all major shopping, recreation, medical care, employment and services. The newly added downtown boardwalks to the historic district will be a beautiful walking and recreational service to the residents of our community.
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Development Team
Provide contact information for development team members below: Management Agent Company: Pendergraph Management, LLC Address: City: Phone PO Box 19691 Raleigh (919)755-0558 State: NC Zip: 27619 Email: fpendergraph@thepencos.com Last: Pendergraph
Contact Name: First: Frankie
Architect Company: Address: City: Phone
Planworx Architecture, PA 5711 Six Forks Road, Suite 100 Raleigh (919)846-8100 State: NC Zip: 27609 Email: mmills@planworx.com Last: Mills
Contact Name: First: Marc
Attorney Company: Address: City: Phone
Parker Poe Adams & Bernstein, LLP PO Box 389 Raleigh (919)828-0564 State: NC Zip: 27602 Email: jeffbandini@parkerpoe.com Last: Bandini
Contact Name: First: Jeff
Investor Company: Address: City: Phone
Raymond James 880 Carillon Parkway St. Petersburg (800)438-8088 State: FL Zip: 33716 Email: cdescalzi@rjtcf.rjf.com Last: Descalzi
Contact Name: First: Craig
Consultant/Application Preparer (if different from developer) Company: Address: City: Phone Contact Name: First: State: Email: Last: Zip:
Identity of Interest? General Contractor Company: To be determined Address: City: Phone TBD TBD (999)999-9999 State: NC Zip: 99999 Email: Last:
Contact Name: First:
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Project Team Experience

Development List number low-income/tax credit housing projects and units developed, operated, and maintained in compliance by the principal(s) between December 1, 1996 and January 1, 2003: North Carolina Other States Projects: Units: 11 482 3 160
Management List number of low-income housing tax credit units managed in the past 10 years: North Carolina Other States Projects: Units: 37 1,578 6 640
Has any owner, principal, or management agent been debarred or received a limited denial participation in the past 10 years by any federal or state agency? No Has any owner, principal, or management agent been involved in a bankruptcy, an adverse fair housing settlement, an adverse civil rights settlement, or an adverse federal or state government proceeding and settlement in the past 10 years? No Has any owner or principal been in a mortgage default or delinquency of three months or more within the last 5 years on a FHA-insured project, a Rural Development funded rental project, a tax-exempt funded mortgage, a tax credit project, or any other publicly subsidized project? Yes Has any owner or principal been involved within the last 10 years in a project which previously received an allocation of tax credits but failed to meet compliance standards of the tax credit allocation, including return of a reservation of tax credits to the Agency after the carryover agreement has been signed? No Has any owner or principal had a Form 8823 filed with the IRS for noncompliance on a project using low-income housing tax credits or received a letter of non-compliance from the Agency? No
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Financing Commitments
Does the project have a firm commitment for construction financing? Does the project have a letter of intent for private permenant financing? Does the project have a firm commitment for government financing? Does the project have a letter of intent from an investor? Is any portion of the eligible basis of new contruction or rehabilitation financed with federal subsidies other than CDBG funds or funds from the HOME program? If yes, indicate the type and amount below: Tax Exempt Financing: $ RD 515 Financing: Hope VI Financing: Other: $ $ $ Yes No No Yes No
If Other, specify the type of Federal subsidy:
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Projected Operating Costs

Project Operations (Year One) Administrative Expenses Advertising Office Salaries Office Supplies Office or Model Apartment Rent Management Fee Manager or Superintendent Salaries Manager or Superintendent Rent Free Unit Legal Expenses (Project) Auditing Expenses (Project) Bookkeeping Fees/Accounting Services Telephone and Answering Service Bad Debts Other Administrative Expenses (specify): SUBTOTAL Utilities Expense Fuel Oil Electricity (Light and Misc. Power) Water Gas Sewer SUBTOTAL Operating and Maintenance Expenses Janitor and Cleaning Payroll Janitor and Cleaning Supplies Janitor and Cleaning Contract Exterminating Payroll/Contract Exterminating Supplies Garbage and Trash Removal Security Payroll/Contract Grounds Payroll Grounds Supplies Grounds Contract Repairs Payroll Repairs Material Repairs Contract Elevator Maintenance/Contract Heating/Cooling Repairs and Maintenance Swimming Pool Maintenance/Contract Snow Removal Decorating Payroll/Contract Decorating Supplies Other (specify): Miscellaneous Operating & Maintenance Expenses SUBTOTAL Taxes and Insurance Real Estate Taxes Payroll Taxes (FICA) Miscellaneous Taxes, Licenses and Permits
1,500 9,000 750 0 12,835 0 0 500 3,600 0 900 0 0 29,085 0 3,600 6,900 0 6,900 17,400 0 0 0 864 0 3,888 0 9,500 0 0 8,000 1,000 1,000 4,500 1,000 0 0 4,000 0 0 0 33,752 23,038 1,530 0
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Property and Liability Insurance (Hazard) Fidelity Bond Insurance Workmen's Compensation Health Insurance and Other Employee Benefits Other Insurance: SUBTOTAL Supportive Service Expenses Service Coordinator Service Supplies Tenant Association Funds Other Expenses (specify): SUBTOTAL Reserves Replacement Reserves SUBTOTAL TOTAL OPERATING EXPENSES ADJUSTED TOTAL OPERATING EXPENSES (Does not include taxes, reserves and resident support services) * TOTAL UNITS (from total units in the Unit Mix section) PER UNIT PER YEAR
4,750 65 551 0
29,934 0 2,400 0 0 2,400 9,000 9,000 121,571 87,133 36 2,420
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Projected Cash Flow Year One

OPERATING INCOME Gross rental income (from Unit Mix - Total Monthly Rent) Stores and Commercial Laundry and Vending Other (specify): Laundry, Vending, Interest, and Tenant Charges Total Gross Income Potential at 100% Occupancy Seven Percent Vacancy Allowance NET RENTAL/OTHER INCOME TOTAL OPERATING EXPENSES (from Projected Operating Costs) NET OPERATING INCOME DEBT SERVICE (from Funding Sources Loans) NET CASH FLOW DEBT COVERAGE RATIO (Must not be less than 1.15) 3,154 156,514 10,955 145,559 153,360
121,571 23,988
23,988
20-Year Cash Flow

Year Net Rental/Other Income* Total Operating Expenses* Debt Service Net Cash Flow Debt Coverage Ratio Year Net Rental/Other Income* Total Operating Expenses* Debt Service Net Cash Flow Debt Coverage Ratio 11 195,621 179,954 0 15,667 0 1 145,559 121,571 0 23,988 0 12 201,490 187,152 0 14,338 0 2 149,926 126,434 0 23,492 0 13 207,535 194,638 0 12,897 0 3 154,424 131,491 0 22,933 0 14 213,761 202,424 0 11,337 0 4 159,057 136,751 0 22,306 0 15 220,174 210,521 0 9,653 0 5 163,829 142,221 0 21,608 0 16 226,779 218,942 0 7,837 0 6 168,744 147,910 0 20,834 0 17 233,582 227,700 0 5,882 0 7 173,806 153,826 0 19,980 0 18 240,589 236,808 0 3,781 0 8 179,020 159,979 0 19,041 0 19 247,807 246,280 0 1,527 0 9 184,391 166,378 0 18,013 0 20 255,241 256,131 0 -890 0 10 189,923 173,033 0 16,890 0
* Net Rental Income escalated at annual rate of 3% and expenses escalated at a rate of 4% after the first year.
Calculations:
1. "Net Rental/Other Income" comes from 1st-year cash flow, then it is escalated by 3% per year. 2. "Total Operating Expenses" comes from 1st-year cash flow, then it is escalated by 4% per year. 3. "Debt Service" is the sum of "regular/amortized loan debt service + non-amortizing annual service" as entered by user from Funding Sources section. 4. "Net Cash Flow" is "Net Rental/Other Income" minus "Total Operating Expenses" minus "Debt Service". 5. "Debt Coverage Ratio" is ("Net Rental/Other Income" minus "Total Operating Expenses") divided by "Debt Service".
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Design Features
ITEM Foundation/Slab Components Primary Windows DESCRIPTION BLOCK PERIMETER, GRAVEL BASE, CONCRETE SLAB Make: SIMONTON/EQUAL Type/Construction: VINYL CLAD Exterior Doors Siding Type: METAL SIX PANEL Type: VINYL Warranty: LIMITED LIFETIME Exterior Trim Shingles WOOD Type: FIBERGALSS Warranty: 25+YEARS ANTIFUNGAL Sprinkler System Cabinets Heat Pump N/A MERIALLAT/HORIZON/EQUAL/SOLID WOOD STYLES AND FRONTS SEER: 11 Model: CPKJ24 Air Conditioner SEER: N/A Model: Other Heat Systems SEER: N/A Model: Make: Make: Make: GOODMAN/EQUAL Weight: 226-231 Frames: WOOD Grade/Thickness: .044MIL Model: PROFINISH
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Costs - Construction
This is a detailed breakdown of rehabilitation or construction costs you summarized in the Development Costs table (Rehabilitation and Construction of New Building(s)). The total should match those roll-up values. ITEM Concrete Footings Backfill-slab, Crawl Slab-concrete/Rebar/Gravel Waterproofing Masonry Foundation Brick Veneer Steel/Structure/Rails Framing/Lumber/Nails Trusses Crane Rental Windows/Grilles/Screen Exterior Doors Roofing Fencing Vinyl Siding/Trim/Box Gutters/Shutters Insulation Drywall Interior Doors Int. & Final/Stair/Trim/Shelves Cabinets & Tops Painting Marble - Tub/Shwr/Tops Plumbing Electrical Heating/Air Conditioning Floor Covering and Underlayment Wall Paper Mailboxes/Special Features/Signage Gypcrete Blinds/Shades/Art Work Light Fixtures/Fans Sprinkler System Security Alarm Hardwood Floors Elevator Ceramic Tiles Acoustical Ceilings LABOR 22,000 28,500 13,000 3,780 12,000 18,000 5,000 58,000 0 5,000 0 0 12,300 0 26,500 6,000 12,000 28,000 0 10,000 7,600 24,500 0 31,600 31,176 32,000 16,785 0 305 15,450 7,200 0 5,000 0 0 0 0 0 MATERIAL 10,000 18,000 21,000 2,520 26,000 45,000 10,000 107,598 78,000 0 21,500 29,000 21,600 0 46,500 6,000 25,000 49,000 38,000 13,000 28,480 8,600 0 32,000 31,750 32,000 39,165 0 2,751 36,050 10,800 27,750 9,000 0 0 0 0 0 TOTAL 32,000 46,500 34,000 6,300 38,000 63,000 15,000 165,598 78,000 5,000 21,500 29,000 33,900 0 73,000 12,000 37,000 77,000 38,000 23,000 36,080 33,100 0 63,600 62,926 64,000 55,950 0 3,056 51,500 18,000 27,750 14,000 0 0 0 0 0
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Mirror/Shower Door/Encls. Hardware/Bath Access. Appliances Playground Equipment Interior Clean Exterior Clean/Dumpster Rental Other 1 (specify in Remarks) Other 2 (specify in Remarks) Total Cost Remarks:
3,375 5,100 0 2,000 18,351 11,670 0 0 472,192
3,375 7,650 40,500 6,000 2,039 7,780 0 0 893,408
6,750 12,750 40,500 8,000 20,390 19,450 0 0 1,365,600
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Costs - General
This is a detailed breakdown of the General Requirements cost element you summarized in the Development Costs table (General Requirements). The total should match that roll-up value. ITEM Supervision Job Site Office/Trailer Rental Office Supplies Security/Watchman Project Signage Tools and Equipment Gas, Oil, and Maintenance Temporary Water, Electric, and Telephone Storage/Hauling Driveway Access Permit Porta-John Rental/Dumping Builders Risk Insurance Re-inspection Fees Extra Plans and Specifications Miscellaneous, Casual Labor Equipment Rental Other 1 (specify in Remarks) Other 2 (specify in Remarks) Total Cost Remarks: TOTAL 30,200 2,000 2,000 0 9,000 3,340 3,350 4,000 21,060 0 1,850 6,330 456 1,600 9,350 4,500 0 0 99,036
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Costs - Improvements
This is a detailed breakdown of the Site Improvements cost element you summarized in the Development Costs table (On-site Improvements). The total should match that roll-up value. ITEM Subsurface Exploration/Perk Testing/Site Engineering Clearing/Grading/Final Grading/Excess and Borrow Demolition Earthwork/Excavation/Aerating Soil Treatment Pile Foundations Caissons Shoring/Bracing Site Drainage Site Utilities/Site Lighting Paving and Surfacing/Curb and Gutter Walkways Site Signage Parking Lot Painting Dumpster Pads/Fencing Fencing/Gates Landscaping/Topsoil Rock and Hardpan Excavation Site Supervision Personnel Other (specify in Remarks) Total Cost Remarks: Other: $15,000 in off-site improvements. This amount is deduced from the eligible basis amount on the Development Costs page. Included Engineering costs of $33,000 from line 32 of original application to Other. TOTAL 18,000 26,800 0 23,500 3,400 0 0 6,500 22,000 52,400 28,000 19,000 6,500 3,500 7,500 0 38,000 2,900 12,000 48,000 318,000
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Costs - Bond Costs

This is a detailed breakdown of the Bond Costs cost element you summarized in the Development Costs table (Bond Costs). The total should match that roll-up value. ITEM Letter of Credit Fee Credit Enhancement Underwriter Discount Capital Interest Fund Other 1 (specify in Remarks) Other 2 (specify in Remarks) Total Cost Remarks: TOTAL 0 0 0 0 0 0 0
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Costs - Bond Issuance

This is a detailed breakdown of the Bond Issuance cost element you summarized in the Development Costs table (Cost of Issuance). The total should match that roll-up value. ITEM Bond Counsel Issuer Counsel Credit Enhancement/LOC Counsel Underwriter Counsel Developer's Counsel Rating Agency Fee Printing Trustee Fee Trustee Counsel Issuer's Fee Other 1 (specify in Remarks) Other 2 (specify in Remarks) Other 3 (specify in Remarks) Total Cost Remarks: TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 0 0
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Minimum Set-Asides
MINIMUM REQUIRED SET ASIDES (No Points Awarded): Select one of the following two options: 20% of the qualified units are rent restricted and occupied by households with incomes at or below 50% of the median income (Note: No Tax Credit Eligble Units in the the project can exceed 50% of median income) 40% of the qualified units are rent restricted and occupied by households with incomes at or below 60% of the median income (Note: No Tax Credit Eligble Units in the the project can exceed 60% of median income) If requesting RPP funds: 40% of the qualified unit are occupied by households with incomes at or below 50% of median income.
State Tax Credit and QAP Targeting Points: Low Income County: At least forty percent (40%) of qualified units will be affordable to households with incomes at or below fifty percent (50%) of county median income. At least forty percent (40%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent (50%) of county median income.
Tax Exempt Bonds Threshold requirement (select one): At least ten percent (10%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent (50%) of county median income. At least five percent (5%) of qualified units will be affordable to and occupied by households with incomes at or below forty percent (40%) of county median income. Eligible for mortgage subsidy points (select one): At least twenty percent (20%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent (50%) of county median income. At least ten percent(10%) of qualified units will be affordable to and occupied by households with incomes at or below forty percent (40%) of county median income.
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Full Application Checklist

PLEASE indicate which of the following exhibits are attached to your application. Others may be required as noted. A Nonprofit Organization Documentation or For-profit Corporation Documentation B Current Financial Statements/Principals and Owners C Ownership Entity Agreement, Development Agreement or any other agreements governing development services D Management Agent Agreement E Development and manager multi-family experience & Management Questionnaire (Appendix C) F Letters from State Housing Agencies or designated monitoring agent verifying Out of State Management Experience G Completed IRS Form 8821 (Appendix I) H Letters from Local Utility Providers (original on letterhead, no fax or photocopies) I Local Government Letter or Letter from Certified Engineer or Land Surveyor Confirming Floodplain Designation with Map showing 100 year and 500 year floodplain (original on letterhead, no fax or photocopies)
J Local Government Letter Confirming Zoning (original on letterhead, no fax or photocopies) K Copy of certificate of occupancy or proof of placed-in-service date (Rehabs Only) L Site plan, floor plans and elevations M Hazard and structural inspection and termite reports (Renovation projects only) N Anticipated budget demonstrating how the project would meet the 10% test by November 14th. O Evidence of Architect's Errors and Omissions insurance (or equivalent). P Description of acquisition for existing/occupied projects or for projects with occupied buildings to be demolished. Q Description of proposed Relocation Plan & Relocation Budget, Etc. If any relocation is anticipated, reference Appendix F. R Targeting Plan and supporting documentation (Required for all projects) S Local Housing Authority Agreement (Reference Model in Appendix I) T Appraisal (for land costs greater than $5,000 and for buildings in rehab projects) U Evidence of Permanent Loan Commitment, other sources of funds, and project-based subsidies. V Statement regarding terms of Deferred Developer Fee and, if nonprofit, resolution of Board approving fee. W Inducement Resolution (Tax-Exempt Bond Financed Projects only) X Documentation to support estimated utility costs.

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Project Name and Location

Census Tract: 9904

Jurisdiction CEO Name: First: L. Stewart

Site Latitude: Site Longitude:

Is the demolition of any buildings required or planned? No If yes, please describe:

Pendergrant Bayleaf, LLC Last Name: Pendergraph Function: Managing Member

Fax: (919)861-6068 Nonprofit: No TaxID 999-99-9999

Pendergrant Bayleaf, LLC Last Name: Grant Function: Member

First Name: Charles Address: City: Phone: EMail:

Fax: (919)556-9389 Nonprofit: No TaxID 999-99-9999

Utilites included in rents:

Utilites included in rents:

Utilites included in rents:

Proposed number of residential buildings: 1 Project Includes:

Maximum number of stories in buildings: 2

Total Net Sq. Ft. (All Heated Areas): 43,450

Units targeted at 50 targeted at 50 targeted at 60 targeted at 60

Total Low Income Units:

45 Operating Reserve 46 47 Other Reserve (specify) Other Reserve (specify)

Market Study Information

Front Gables or Dormers Other:

Wide Banding or Vertical/Horizontal Siding

Walking Trails Pool

Garden Spots Fitness Stations

Basketball/Tennis Court Horseshoe Pit

Ball Field Covered Drive Thru

Ceramic Tile Electric Pump

Applicant's Site Evaluation

Contact Name: First: Frankie

Architect Company: Address: City: Phone

Contact Name: First: Marc

Attorney Company: Address: City: Phone

Contact Name: First: Jeff

Investor Company: Address: City: Phone

Contact Name: First: Craig

Contact Name: First:

Project Team Experience

If Other, specify the type of Federal subsidy:

Projected Operating Costs

29,934 0 2,400 0 0 2,400 9,000 9,000 121,571 87,133 36 2,420

Projected Cash Flow Year One

20-Year Cash Flow

3,375 5,100 0 2,000 18,351 11,670 0 0 472,192

3,375 7,650 40,500 6,000 2,039 7,780 0 0 893,408

6,750 12,750 40,500 8,000 20,390 19,450 0 0 1,365,600

Costs - Bond Costs

Costs - Bond Issuance

Full Application Checklist

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