Kuehner estimates that it can lease Parker Road Plaza for $19.00 per square foot (GLA) base rent with a 3 percent overage on gross sales in excess of $200 per square foot (GLA). The company expects rents to increase by 5 percent per year during the lease period and tenant reimbursements to run $8 per square foot (GLA) and to increase at the same rate as rents. Kuehner expects to have the shopping center 70 percent leased during the first year of operation After that, vacancies should average about 5 percent per year. The vacancy losses should be cal-culated on the entire gross potential income, which includes minimum rents, percentage rents and tenant reimbursements. Sales, which are expected to average $220 per square foot (GLA) for the first year of operation, should grow at 6 percent per year. The operating expenses are expected to average $14 per square foot of GLA for the first year and will increase at the same rate as the rents. Kuehner will collect an additional 5 percent of EGI as an annual management fee. The final sales price is expected to be $19.9 million and Kuehner will incur sales expenses of 2 percent. Two schedules provide necessary information about this phase of the project:
1. What cash flows would Kuehner Development Co. earn before and after taxes for Parker Road Plaza if it were operated for five years (assuming the marginal tax rate to be 35% for ordinary income, 20% capital gains, and 25% for depreciation recapture)?
2. What cash flows will Kuehner realize before and after taxes from the sale of the project after five years?
3. Assuming that Kuehner's before-tax required rate of return is 16 percent, should the company develop Parker Road Plaza? Also determine BTNPV and BTIRR.
