03/05/2012

CAPITALIZATION RATE (TINGKAT KAPITALISASI)

Murtaji, S.ST., M.Ec.Dev.

Direct Capitalization
Net Operating Income : Capitalization = Value Categories data needed: 1. Potential gross income 2. Effective gross income 3. Net operating income 4. Capitalization rate

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Example:

An investor paid $500,000 for a building that earns a net income of $50,000 per year. What is the capitalization rate of the investment?

How to determine Capitalization Rate

Study comparable properties that have recently sold and

assume that the capitalization rate of a comparable property would be approximately the same as that of the subject. Analyze the component parts of a capitalization rate and structure one for the subject property.

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Building a capitalization rate

Every good investment provides for a return on

the invested capital, called the interest or discount, and a return of the invested capital, called capital recapture.

Selecting recapture rate: straight line method of recapture

A building has useful life of 20 years. What is recapture rate?

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Selecting interest rate by the Market Extraction Method

Property X sold $200,000. The site is valued at $50,000 Remaining Economic/useful life of 40 years Total NOI $30,000

Recapture rate = 100%/ 40 = 2,5% NOI for building recapture = 2,5% * (200,000-50,000) =

$3,750 NOI for property = $30,000 3,750 $26 ,250 Interest rate = 26,250/200,000 = 0.13125 = 13,125% Capitalization rate = 15,625%

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Cap rate vs Risk Rate

Bagaimana hubungan antara risk rate, cap rate, value?

Capitalization Technique Using Residual Income

Two techniques by which net operating income (NOI) can be capitalized into value using residual income are: a. Building residual technique b. Land residual technique

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1. Building Residual Technique

To use the building residual technique, the appraiser must

know the value of the land, which is usually found by analyzing comparable sales. Example: A commercial property is being appraised. The land value has been estimated at $80,000 and the typical rate of return is 12%, so the land itself must earn $9,600. The property should yield a total NOI of $37,000 yearly. The residual income to the building is $27,400 ($37,000 $9,600). Remaining economic/useful life of building is 20 years. What is the value of property?

Solution:
Estimated land value $80,000 NOI $37,000 Interest on land value $9,600 Residual income to building $27,400 Capitalization rate for building 5% + 12% = 17% Building value $27,400/17% = $161,200 Total property value $241,200

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Exercise:
The property under appraisal is 25-year-old apartment building producing an NOI of $50,000 a year. Compute the value of the property, assuming remaining economic life of 40 years for the building, a 10.5% interest rate, and land value estimated at $100,000.

Land value $100,000 NOI $50,000 Interest on land value 10.5% x $100,000 = 10,500 Residual income for building = $39,500 Capitalization rate for building 10.5% + 2,5% = 13% Building value 89,500/13% = ? Property value?

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Conclusion
The building residual technique is most useful when land

values are stable and can be determined easily by recent sales of similar sites. This technique also used when the construction cost of the building and the amount of accrued depreciation are difficult to measure accurately because of the buildings age or unusual design.

2. Land Residual Technique

The land residual technique follows the same procedure as the building residual technique, but with the building and land calculations reversed. Example: Assume that the NOI for a commercial property is $45,000 annually and the value of the building has been estimated at $225,000. The appropriate interest rate for the building is 11 7/8 percent and the estimated recapture rate is 4 percent. What is the values of the property to the nearest $100?

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Solution:
Building value $225,000 NOI $45,000 Interest rate 11.875% Recapture rate 4% Capitalization rate for building: 15.875% NOI available for building ($225,000/15.875% = $35,700 Residual income to land $45,000 - $35,700 = 9,300 Land value $9,300/11.875% = 78,300 Total property value = $303,300

Exercise
A new office building valued at $300,000 produces an annual NOI of $53,000. A first 60% of capital mortgage can be obtained from a bank provided by a partner at 10 percent. Equity for this type of property requires a 12 percent return an the buildings remaining economic life is estimated at 50 years. Estimate the total property value by the land residual technique!

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Building value $300,000 NOI $53,000 Interest rate: 60% x 10.24% = 6.15% 40% x 12% = 4.8% (10.95%) Recapture rate 100%/50 = 2% NOI available for building = $300,000 x 12.95% = $38,850 Residual income to land = $14,150 Land value $14,100/10.95% = $129,200 Property value = $429,200

Conclusion
The land residual technique is used: (1) when the land value cannot be estimated from comparable sales; or (2) when the building is new or in its early life and represents the highest and best use of the land. When a building is new, value usually is assumed to be equal to reproduction cost.

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