2280 East 7th Street Brooklyn, NY 11223
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- Beverley Anderson
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1 FEATURES Prime Detached 6 Family Building for sale Lot 32 X 100 / Built 23 X 84 5/2 Bedroom Apts and 1-1 Bedroom Apt Zoning R4 Gross Rent roll $85,200/ 916 Kings Highway (p) (f) Samuel Mizrahi samuelmizrahi3@gmail.com Century 21 Real Estate LLC. A Realogy Company. All Rights Reserved. Each Office is Independently Owned and Operated. CENTURY 21 Commercial and the CENTURY 21 Commercial Logo are registered service marks owned by Century 21 Real Estate LLC. Each agent and broker is responsible for complying with any consumer disclosure laws or regulations arising from participation in this or any program.
2 Real Estate Investment Details ANALYSIS Analysis Date: July 2013 PROPERTY Property: Property Address: Year Built: 1930 PURCHASE INFORMATION Property Type: MultiFamily Purchase Price: $1,500,000 Units: 6 Total Rentable Sq. Ft.: 5,796 FINANCIAL INFORMATION Down Payment: $450,000 Closing Costs: $30,000 LOANS Debt Term Amortization Rate Payment LO Costs Fixed $1,050, years 30 years 5.0% $5,637 INCOME & EXPENSES Gross Operating Income: $85,200 Monthly GOI: $7,100 Total Annual Expenses: ($25,150) Monthly Expenses: ($2,096) CONTACT INFORMATION Samuel Mizrahi Samuelmizrahi3@gmail.com page 2 of 12
3 Biography PROFESSIONAL BIO WE KNOW THE BOROUGHS SAMUEL I. MIZRAHI REAL ESTATE BROKER ASSOCIATE CENTURY 21 MIZRAHI REALTY PRESIDENT OF COMMERCIAL & INVESTMENT DIVISION Past President & Chairman of the Flatbush Real Estate Board Member of International Council of Shopping Centers Member of Brooklyn Board of Realtors Member of Multiple Listing Services - Brooklyn New York MLS Century 21 Commercial Advisory Board I have over 20 years experience in Brooklyn, Bronx, Queens and Manhattan Retail Markets. Tenant and Landlord Representation in Retail leasing and sales of Taxpayers and Mixed Use properties. Our Roster of tenants include the following CITIBANK, BANK OF AMERICA, PONCE DELEON FEDERAL BANK, KFC, BURGER KING, PIZZA HUT, TACO BELL, HEALTH PLUS, CARE PLUS, VIM, DANICE STORES, RENT A CENTER, BARGAIN HUNTERS, 99 CENTS DREAM, GOLDEN KRUST BAKERY, RADIO SHACK, CELL TECH, WEEKEND, SUBWAY, CLEAN RITE, JIMMY JAZZ, CHILDRENS PLACE, BERKSHIRE BANK, ASHLEY STEWART, RITE AID, SALVATION ARMY, SCORES LEARNING INSTITUTE, EASY PICKINS, S & A STORES, ALLSTATE, POPEYE'S, JEMBRO, LINEN KING, page 3 of 12 CARVER BANK, WEIGHT WATCHERS, COZI XANDO, CROWN CHICKEN, WOK N ROLL,
4 Property Description, Gravesend section of Brooklyn Detached 6 Family Brick Building for sale Excellent Condition, For further Details Contact Rachel Ingenito Phone page 4 of 12
5 Property Photos Prime 6 Family, Gravesend section of Brooklyn, NY page 5 of 12
6 Executive Summary ACQUISITION COSTS Purchase Price, Points and Closing Costs $1,530,000 Investment - Cash $480,000 First Loan $1,050,000 INVESTMENT INFORMATION Purchase Price $1,500,000 Price per Unit $250,000 Price per Sq. Ft. $ Income per Unit $14,200 Expenses per Unit ($4,192) INCOME, EXPENSES & CASH FLOW Gross Scheduled Income $85,200 Total Vacancy and Credits $0 Operating Expenses ($25,150) Net Operating Income $60,050 Debt Service ($67,640) Cash Flow Before Taxes ($7,590) FINANCIAL INDICATORS Cash on Cash Return Before Taxes -1.58% Debt Coverage Ratio 0.89 Capitalization Rate 4.00% Gross Rent Multiplier Gross Income / Square Feet $14.70 Gross Expenses / Square Feet ($4.34) Operating Expense Ratio 29.52% page 6 of 12
7 Pro Forma Summary INCOME Actual Per Unit Market Per Unit Gross Potential Rent $85,200 $14,200 $85,200 $14,200 Less: Vacancy $0 $0 $0 $0 Effective Gross Income $85,200 $14,200 $85,200 $14,200 OPERATING EXPENSES Actual Per Unit Market Per Unit Building Insurance $2,500 $417 $2,500 $417 Taxes - Real Estate $10,450 $1,742 $10,450 $1,742 Utility - Electricity $1,200 $200 $1,200 $200 Utility - Oil Heat $6,000 $1,000 $6,000 $1,000 Utility - Water & Sewer $5,000 $833 $5,000 $833 Total Expenses ($25,150) ($4,192) ($25,150) ($4,192) Net Operating Income $60,050 $10,008 $60,050 $10,008 page 7 of 12
8 Pro Forma Summary UNIT MIX & ANNUAL SCHEDULED INCOME Type Units Actual Total Market Total 2 Bedroom 1 $16,800 $16,800 $16,800 $16,800 1 Bedroom 1 $10,800 $10,800 $10,800 $10,800 2 Bedroom 1 $15,600 $15,600 $15,600 $15,600 2 Bedroom 1 $14,400 $14,400 $14,400 $14,400 2 Bedroom 1 $13,200 $13,200 $13,200 $13,200 2 Bedroom 1 $14,400 $14,400 $14,400 $14,400 TOTALS 6 $85,200 $85,200 INVESTMENT SUMMARY Price: $1,500,000 Year Built: 1930 Units: 6 Price/Unit: $250,000 RSF: 5,796 Price/RSF: $ Lot Size: 3,200 sf Floors: 3 ANNUALIZED INCOME Actual Market Gross Potential Rent $85,200 $85,200 Less: Vacancy $0 $0 Effective Gross Income $85,200 $85,200 Less: Expenses ($25,150) ($25,150) Net Operating Income $60,050 $60,050 Debt Service ($67,640) ($67,640) Net Cash Flow after Debt Service ($7,590) ($7,590) Principal Reduction $15,491 $15,491 Total Return $7,902 $7,902 APN: Cap Rate: 4.0% Market Cap Rate: 4.0% GRM: 17.6 Market GRM: 17.6 FINANCING SUMMARY Loan Amount: $1,050,000 Down Payment: $450,000 Loan Type: Fixed Interest Rate: 5% Term: 30 years ANNUALIZED EXPENSES Actual Market Building Insurance $2,500 $2,500 Taxes - Real Estate $10,450 $10,450 Utility - Electricity $1,200 $1,200 Utility - Oil Heat $6,000 $6,000 Utility - Water & Sewer $5,000 $5,000 Total Expenses $25,150 $25,150 Expenses Per RSF $4.34 $4.34 Expenses Per Unit $4,192 $4,192 Monthly Payment: $5,637 DCR:.89 page 8 of 12
9 Cash Flow Analysis Description Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 GROSS SCHEDULED INCOME $85,200 $86,904 $88,642 $90,415 $92,223 $94,068 $95,949 $97,868 $99,825 $101,822 Total Operating Expenses ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) NET OPERATING INCOME $60,050 $61,754 $63,492 $65,265 $67,073 $68,918 $70,799 $72,718 $74,675 $76,672 Loan Payment ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) NET CASH FLOW (b/t) ($7,590) ($5,886) ($4,147) ($2,375) ($566) $1,278 $3,160 $5,078 $7,036 $9,032 Cash On Cash Return b/t -1.58% -1.23% -0.86% -0.49% -0.12% 0.27% 0.66% 1.06% 1.47% 1.88% Footnotes: b/t = before taxes;a/t = after taxes page 9 of 12
10 Cash Flow Analysis Description Year 11 Year 12 Year 13 Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year 20 GROSS SCHEDULED INCOME $103,858 $105,935 $108,054 $110,215 $112,420 $114,668 $116,961 $119,301 $121,687 $124,120 Total Operating Expenses ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) ($25,150) NET OPERATING INCOME $78,708 $80,785 $82,904 $85,065 $87,270 $89,518 $91,811 $94,151 $96,537 $98,970 Loan Payment ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) ($67,640) NET CASH FLOW (b/t) $11,069 $13,146 $15,265 $17,426 $19,630 $21,878 $24,172 $26,511 $28,897 $31,331 Cash On Cash Return b/t 2.31% 2.74% 3.18% 3.63% 4.09% 4.56% 5.04% 5.52% 6.02% 6.53% Footnotes: b/t = before taxes;a/t = after taxes page 10 of 12
11 Equity vs. Debt $1,100,000 $990,000 $880,000 $770,000 $660,000 $550,000 $440,000 $330,000 $220,000 $110,000 Year Legend Equity Loan Principal Balance page 11 of 12
12 Operating Income Analysis $130,000 $117,000 $104,000 $91,000 $78,000 $65,000 $52,000 $39,000 $26,000 $13,000 Year Legend GROSS OPERATING INCOME NET OPERATING INCOME NET CASH FLOW (b/t) page 12 of 12
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