Property Report :

Preston Manor Apartments - Int. Only

1400 Emerson, Dallas, TX 75205

Real Estate Analysis

Created on: Apr 14, 2025

Author: Rhonda Johnson

1400 Emerson, Dallas, TX 75205

Multifamily:

Year built: 1940,

Investment strategy: Rental Property

Purchase Price$ 2,000,000

Rent$ 15,000/mo

Monthly Cash Flow$ 4,767

Cash on Cash Return20.39 %

Financial Analysis

Cash on Cash Return	20.39 %
Internal Rate of Return (IRR)	44.43 %
Capitalization Rate	5.56 %
Gross Rent Multiplier (GRM)	11.11
Debt-coverage Ratio (DCR)	2.06
Operating Expense Ratio (OER)	34.97 %

Financial Breakdown

Purchase Price	$ 2,000,000
Purchase Costs	$ 80,500
Repair/Construction Costs	$ 0
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 2,080,500
Financing	$ 1,800,000
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 280,500
Cash at Closing Cash at Closing This number includes down payment and loan points. Cash at Closing This number includes down payment and loan points.	$ 200,000
Cash During Rehab Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction. Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction.	$ 80,500

Operating Analysis

Rent	$ 15,000/mo
Gross Operating Income (GOI)	$ 171,000
Total Expenses	$ 59,796
Net Operating Income (NOI)	$ 111,204
Annual Debt Service	$ 54,000
Cash Flow Before Taxes (CFBT)	$ 57,204
Income Tax Liability	$ 0
Cash Flow After Taxes (CFAT)	$ 57,204

Preston Manor Apartments, close to the Dallas Country Club, Highland Park Village & SMU. 12,150 sq ft of lease space, 1 & 2 BR apts. Electric is separately metered; water & gas are paid by the landlord; one garage per apartment. Excellent site for future redevelopment; 195 (Emerson) X 142 (Preston).

Purchase Price	$ 2,000,000
Address	1400 Emerson , Dallas, 75205, TX
Year Built	1940
Type	Multifamily
Number of Units	13

1400 Emerson Dallas, TX 75205

Multifamily

Bldg type

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	Property address	Distance	Beds	Baths	SqFt	Bldg type	Date sold	Sale price	$/SqFt	Notes	Edit
			Average:					$ 0	$ 0 /SqFt
			Estimated ARV: Projected ARV Estimated value based on the average Price/SqFt of the selected comps. Make sure to input the property size first. Projected ARV Estimated value based on the average Price/SqFt of the selected comps. Make sure to input the property size first.					$ 0

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Annual Property Operating Data

Incomes		% of GOI
Gross Scheduled Income Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents. Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents.	$ 180,000
Total Gross Income	$ 180,000
Vacancy loss Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants. Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants.	$ 9,000
Gross Operating Income Gross Operating Income (GOI) An actual income which is expected to be collected in the property. Gross Operating Income (GOI) An actual income which is expected to be collected in the property.	$ 171,000	100.00 %
Expenses Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation). Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation).
Repairs	$ 1,956	1.14 %
Accounting	$ 3,000	1.75 %
Utilities	$ 20,700	12.11 %
Prop_taxes	$ 15,600	9.12 %
Prop_insurance	$ 6,540	3.82 %
Management	$ 6,000	3.51 %
Miscellaneous	$ 6,000	3.51 %
Total Expenses	$ 59,796	34.97 %
Net Operating Income Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses. Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses.	$ 111,204	65.03 %

Cash Flow (Year 1)

Net Operating Income	$ 111,204	65.03 %
Annual Debt Service	$ 54,000	31.58 %
Cash Flow Before Taxes (CFBT) Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 57,204	33.45 %
Income Tax Liability	$ 0	0.00 %
Cash Flow After Taxes (CFAT) Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 57,204	33.45 %

Operating Ratios

Operating Expense Ratio Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI). Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI).	34.97 %
Break-Even Ratio Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less. Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less.	66.55 %

Financial Measures

Internal Rate of Return Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero. Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero.	44.43 %
Profitability Index Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0 Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0	5.01
Annual Depreciation	$ 58,182

Holding period of 5 years were used for calculation of NPV and IRR. The rest of the financial measures are for the 1st year only and therefore don't provide such an exact information.

Investment Return Ratios

Cash on Cash Return Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money. Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money.	20.39 %
Return on Investment Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year. Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year.	56.04 %
Capitalization Rate Capitalization Rate Calculated as ratio of the net operating income and the value of the property. Capitalization Rate Calculated as ratio of the net operating income and the value of the property.	5.56 %
Gross Rental Yield Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment. Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment.	9.00 %
Gross Rent Multiplier Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income. Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income.	11.11

Financing
Down Payment		$ 200,000
1. Loan		$ 1,800,000
2. Loan (Refinance)		$ 1,800,000
Loan to Value Ratio Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price. Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price.		90.00 %
Loan to Cost Ratio Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs). Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs).		90.00 %
Debt Coverage Ratio		2.06

1. Loan Financing of: Purchase price ($ 2,000,000)
Type	Interest-Only
Loan Amount	$ 1,800,000
Down payment (10%)	$ 200,000
Loan term	3 years
Interest Rate	3.00 %
Monthly Payment	$ 4,500.00

2. Loan (Refinance) Financing of: Refinance ($ 2,000,000)
Type	Amortized
Loan Amount	$ 1,800,000
Amortization	25 years
Interest Rate	5.00 %
Monthly Payment	$ 10,522.62

This chart shows the process of accumulation of investor's equity. There is some equity created right at the beginning with the rehab/construction and later investor's equity is rising by paying off the principal of the loan and also by appreciation over the years. All the green parts is the cummulative equity belonging to the investor and the red part belongs to the lender.

Year
Operational Analysis
Gross Scheduled Income
Vacancy Loss
Gross Operating Income
Expenses
Net Operating Income
1. Loan Payment
Payment Interest Part
Payment Principal Part
2. Loan Payment
Payment Interest Part
Payment Principal Part
Total Debt Service
Cash Flow
Repairs/Construction
Cash Flow Before Taxes
Depreciation	0
Taxes
Cash Flow After Taxes

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 5 years. Below is the resale price calculated using different methods.

Specific Resale Price	$ 3,105,000
Appreciation (5.00%)	$ 2,552,563
Cap Rate (3.26%) & NOI	$ 3,180,953
Gross Rent Multiplier	$ 1,999,800

Sale Proceeds

Projected Selling Price	$ 3,105,000
Costs of Sale (3.00%)	$ 93,150
Net Sale Proceeds Before Tax	$ 1,287,977

In the resale analysis we do not include any calculation for taxes that might be owed on sale of the property. The tax laws for the resale are rather complex and subjected to frequent changes.

Net Assets and Yield

Net Assets
Sale Proceeds Before Tax	$ 1,287,977
Investor Cash Outlay	$ 280,500
Net Assets	$ 1,007,477
Average Yield
Annual Net Assets	$ 201,495
Average Cash Flow (After Taxes)	$ 0
Average Annual Gain (After Taxes)	$ 0
Average Annual Yield (After Taxes)	0.00 %

This charts shows Net Present Value (NPV) when property is sold in various years, i.e. when sold in 5th year, the NPV is calculated from 5 years of Cash Flow (including the selling price) and this NPV is displayed in year 5. Optimal holding period can be estimated, using this method - when NPV is the highest. Please note that appreciation growth can change these numbers greatly. It sometimes makes sense to sell the property even before the end of the mortgage term.

Property Report: Preston Manor Apartments - Int. Only RENTAL

Property Report :

Preston Manor Apartments - Int. Only

1400 Emerson, Dallas, TX 75205

Executive Summary

1400 Emerson, Dallas, TX 75205

Financial Analysis

Financial Breakdown

Total Capital Needed

Total Capital Needed

Cash out of Pocket

Cash out of Pocket

Cash at Closing

Cash at Closing

Cash During Rehab

Cash During Rehab

Operating Analysis

Property Description

Multifamily

Bldg type

Projected ARV

Projected ARV

Operating Analysis

Annual Property Operating Data

Gross Scheduled Income (GSI)

Gross Scheduled Income (GSI)

Vacancy and Credit Loss

Vacancy and Credit Loss

Gross Operating Income (GOI)

Gross Operating Income (GOI)

Operating Expenses

Operating Expenses

Net Operating Income (NOI)

Net Operating Income (NOI)

Cash Flow (Year 1)

Cash Flow

Cash Flow

Cash Flow

Cash Flow

Operating Ratios

Operating Expense Ratio

Operating Expense Ratio

Break-Even Ratio (BER)

Break-Even Ratio (BER)

Financial Analysis

Financial Measures

Internal Rate of Return (IRR)

Internal Rate of Return (IRR)

Profitability Index

Profitability Index

Investment Return Ratios

Cash on Cash Return

Cash on Cash Return

Return on Investment

Return on Investment

Capitalization Rate

Capitalization Rate

Gross Rental Yield

Gross Rental Yield

Gross Rent Multiplier (GRM)

Gross Rent Multiplier (GRM)

Financing Overview

Loan to Value Ratio

Loan to Value Ratio

Loan to Cost Ratio

Loan to Cost Ratio

Long-term Cash Flow Forecast

Resale Analysis

Resale Price Evaluation Methods

Sale Proceeds

Net Assets and Yield

Photos

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