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Exhibit14-2:ExampleAfter-TaxIncome&CashFlowProformas
as
Exhibit 14-2
From Geltner and Miller – can we improve this?
Exhibit 142: Example AfterTax Income & Cash Flow Proformas . . .
as . . .
.
Property Purchase Price (Year 0): $1,000,000
Unlevered:
Levered:
Depreciable Cost Basis:
$800,000
Before-tax IRR:
6.04%
7.40%
Ordinary Income Tax Rate:
35.00%
After-tax IRR:
4.34%
6.44%
Capital Gains Tax Rate:
15.00%
Ratio AT/BT:
0.719
0.870
Depreciation Recaptur___________
_
25.00% __________________________________________________________________________________________________________________
________
Y
O
R
i
R
T t t l
Year:
Oper. Reversion
on
Rever.
Total
l
Operating:
1
2
3
4
5
6
7
8
9
Yr.10
Item:
Yr.10
Yr.10
Accrual Items:
NOI
$60,000
$60,600
$61,206
$61,818
$62,436
$63,061
$63,691
$64,328
$64,971
$65,621
Sale Price
$1,104,622
- Depr.Exp.
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091 - Book Val
$809,091
- Int.Exp.
$41,250
$41,140
$41,030
$40,920
$40,810
$40,700
$40,590
$40,480
$40,370
$40,260
=Net Income (BT)
($10,341)
($9,631)
($8,915)
($8,193)
($7,465)
($6,730)
($5,990)
($5,243)
($4,490)
($3,730)=Book Gain
$295,531
$291,801
- IncTax
($3,619)
($3,371)
($3,120)
($2,867)
($2,613)
($2,356)
($2,096)
($1,835)
($1,571)
($1,305)
- CGT
$73,421
N tI
(AT)
($6722)
($6260)
($5795)
($5325)
($4852)
($4375)
($3893)
($3408)
($2918)
($2424) G G i (AT)
$222111
$219686
=Net Income (AT)
T)
($6,722)
($6,260)
($5,795)
($5,325)
($4,852)
($4,375)
($3,893)
($3,408)
($2,918)
($2,424) =Gain (AT)
AT)
$222,111
$219,686
6
Adjusting Accrual to Reflect Cash Flow:
- Cap. Imprv. Expdtr.
$0
$0
$50,000
$0
$0
$0
$0
$50,000
$0
$0
+ Depr.Exp.
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091
$29,091 + Book Val
$809,091
-DebtAmort
$2,000
$2,000
$2,000
$2,000
$2,000
$2,000
$2,000
$2,000
$2,000
$2,000
-LoanBal
$730,000
=EATCF
$20,369
$20,831
($28,704)
$21,766
$22,239
$22,716
$23,198
($26,317)
$24,173
$24,667
=EATCF
$301,202
$325,868
$
$
$
$
$
$
$
$
$
$
$
+ IncTax
($3,619)
)
($3,371)
)
($3,120)
)
($2,867)
)
($2,613)
)
($2,356)
)
($2,096)
)
($1,835)
)
($1,571)
)
($1,305)
)
+ CGT
$73,421
1
=EBTCF
$16,750
$17,460
($31,824)
$18,898
$19,626
$20,361
$21,101
($28,152)
$22,601
$23,361
=EBTCF
$374,622
$397,983
_________________________________________________________________________________________________________________________________________________________
____________
CASH FLOW COMPONENTS FORMAT
Year:
Oper. Reversion
Rever.
Total
Operating:
1
2
3
4
5
6
7
8
9
Yr.10
Item
Yr.10
Yr.10
Accrual Items:
NOI
$60,000
$60,600
$61,206
$61,818
$62,436
$63,061
$63,691
$64,328
$64,971
$65,621
Sale Price
$1,104,622
- Cap. Imprv. Expdtr.
$0
$0
$50,000
$0
$0
$0
$0
$50,000
$0
$0
=PBTCF
$60,000
$60,600
$11,206
$61,818
$62,436
$63,061
$63,691
$14,328
$64,971
$65,621
=PBTCF
$1,104,622
$1,170,243
- Debt Svc
$43,250
$43,140
$43,030
$42,920
$42,810
$42,700
$42,590
$42,480
$42,370
$42,260
- LoanBal
$730,000
=EBTCF
$16,750
$17,460
($31,824)
$18,898
$19,626
$20,361
$21,101
($28,152)
$22,601
$23,361
=EBTCF
$374,622
$397,983
-taxNOI
$21,000
$21,210
$21,422
$21,636
$21,853
$22,071
$22,292
$22,515
$22,740
$22,967 taxMktGain
$693
$23,661
+ DTS
$10,182
$10,182
$10,182
$10,182
$10,182
$10,182
$10,182
$10,182
$10,182
$10,182
- AccDTS
($72,727)
($62,545)
+ ITS
$14,438
$14,399
$14,361
$14,322
$14,284
$14,245
$14,207
$14,168
$14,130
$14,091
$14,091
11
=EATCF
$20,369
$20,831
($28,704)
$21,766
$22,239
$22,716
$23,198
($26,317)
$24,173
$24,667
EATCF
$301,202
$325,868
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Avoid this.
(from a well‐known textbook).
Usually include
e
“period 0,” the
development or
investment
period.
Sale is in year 5,
so this stuff should
Generally,
,
sign “cash in”
as positive,
“cash out” as
be in column for
for
year 5
negative.  =SUM
positive and 
negative numbers.
Avoid subtraction.
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© 2010 S. Malpezzi
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Elements of Spreadsheet Style
yle
•Choose a suitable design and hold to it.
Choose a suitable design and hold to it.
o it.
.
•Use lots of comments and labels.  Make your 
spreadsheets self‐documenting.
p
g
•Use named ranges for inputs.  Make the names 
mnemonic.
•Be very careful about signs.
Cash in = +
Cash out = –
•Consider replacing complicated formulae with a
Consider replacing complicated formulae with a 
 a 
 
macro.
© 2010 S. Malpezzi
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More Elements of Spreadsheet Style
tyle
•Never use more than one font.
Never use more than one font.
font.
•Serif fonts (like Times Roman) are more formal, and 
easier to read in large blocks of text.  (The serifs aid 
g
(
recognition).
• Sans serif fonts (like Arial) are easier to read 
(
)
from a distance (e.g. overhead presentations in 
a large room).
•Use color, italics, etc. sparingly.
I–f for some reason you violate these rules, never
use more than two fonts.
© 2010 S. Malpezzi
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A Few Cool Things Most Spreadsheet 
Users Neglect
t
•Comments
Comments
•Named Ranges
•The Auditing Tool
The Auditing Tool
ol
•Scenario Manager
© 2010 S. Malpezzi
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User Friendly, Professional Models
els
•Subtly highlight input areas, and key output areas
Subtly highlight input areas, and key output areas
 areas
•Consider protecting cells containing formulas.
’t want anyone
Password protected cells if you don t want anyone 
anyone 
 
messing with them.
•Consider using the validation tools to limit data entry
Consider using the validation tools to limit data entry 
 entry 
 
ranges to valid values.
•Use lots of comments.  Make your spreadsheet self‐
y
p
documenting.
© 2010 S. Malpezzi
Comments
•Professional spreadsheets are clear and well‐documented.
•Sometimes you will document with text contained in cells.
•For major projects, a written user’s guide may be required.
•Another useful tool are commentswithincells.
Another useful tool are comments within cells.
cells.
•2003: Select the cell, then “INSERT, COMMENT”
–(To control default view – red triangles, full comment, or 
“TOOLS OPTIONS VIEW”)
nothing  TOOLS, OPTIONS, VIEW )
EW )
•2007: Select the cell, then “REVIEW tab of the Ribbon, NEW 
COMMENT” in the Comments Group.
© 2010 S. Malpezzi
© 2010 S. Malpezzi
The red triangles
mark cells containing
ing
g
comments
Here’s a comment
viewed in its entirety.
©2005, S.Malpezzi
Be cool: use the auditing tools
tools
•Trace Precedents shows which cells contain inputs to
Trace Precedents shows which cells contain inputs to 
s to 
 
the selected cell.
•Trace Dependents shows what cells are based on the 
p
data in the current cell.
•2003: TOOLS Menu
•2007: FORMULAS tab of the Ribbon
© 2010 S. Malpezzi
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