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{"sheet":"Sale-Lease-Back of 6000 sf","index":0,"n_rows":78,"n_cols":7,"rows_kept":78,"cut":false,"hidden":false,"merged":[[7,6,8,6],[12,4,12,5],[13,4,13,5],[14,4,14,5]]}
["9600 Main Street, Clarence 14031","71.15-1-6","Town Equalization Rate:",{"$f":"(B7/B8)","v":0.95000005163043755}]
["One story office building on 2.14 acres",null,"Current Village Taxes:",0]
[null,null,"Current County Taxes:",10000]
["Gross (\"Rentable\") plus basement sf:",10176,"Current School Taxes:",11727.67]
["Useable sf:",{"$f":"(B16)","v":9700},"Total Taxes:",{"$f":"SUM(D2:D4)","v":21727.67},{"$f":"(D5/B4)","v":2.1351876965408803},"per sf rentable"]
["Useable/Rentable:",{"$f":"(B5/B4)","v":0.95322327044025157},"Full Value Tax Rate:",{"$f":"(D5/B8)","v":2.2436182197618598E-2}]
["Current Assessment",920000,"Projected Assessment:",{"$f":"(D8*D1)","v":1384245.0752307104}]
["Full Value Equivalent:",968421,"Projected Tax Value:",{"$f":"(C44*F8)","v":1457100},"Part of Value Below:",0.9]
["Full Value Assessment per sf rentable:",{"$f":"(B8/B4)","v":95.167158018867923},"Projected Assessment/sf:",{"$f":"(D7/$B$4)","v":136.03037295899279}]
["Acres:",2.14]
["Land acres minus building:",{"$f":"((B10*43560)-(B4))/43560","v":1.9063911845730031}]
[]
["Projected Tenancies:","Useable sf:","Rent:","Per Useable sf:","Comments:",null,"Rent /Month:"]
["W. J. Cox",6000,{"$f":"(D14*B14)","v":126000},21,"Plus gas, electricity, escalations over base",null,{"$f":"(C14/12)","v":10500}]
["Tenant",3700,{"$f":"(D15*B15)","v":81400},22,"Plus gas, electricity, escalations over base",null,{"$f":"(C15/12)","v":6783.333333333333}]
["Total Income:",{"$f":"SUM(B14:B15)","v":9700},{"$f":"SUM(C14:C15)","v":207400},{"$f":"(C16/B16)","v":21.381443298969071},null,null,{"$f":"(C16/12)","v":17283.333333333332}]
[]
["Expenses:"]
["Taxes @:",{"$f":"(D6)","v":2.2436182197618598E-2},{"$f":"(-D5)","v":-21727.67},{"$f":"(C19/$B$5)","v":-2.2399659793814433},null,"current"]
["Insurance:",null,{"$f":"(0.3*-$B$4)","v":-3052.7999999999997},{"$f":"(C20/$B$5)","v":-0.31472164948453607},null,"estimate"]
["Common Electric",null,-800,{"$f":"(C21/$B$5)","v":-8.247422680412371E-2},null,"estimate"]
["Common Gas:",null,-500,-5.1546391752577317E-2,null,"estimate"]
["Inside Cleaning:",null,{"$f":"(1.25*-B5)","v":-12125},-1.25,null,"estimate"]
["Maintenance:",null,-1000,{"$f":"(C24/$B$5)","v":-0.10309278350515463},null,"estimate"]
["Snow Removal, Salting:",null,-1500,-0.15463917525773196,null,"estimate"]
["Landscaping & Lawn Care:",null,-1000,{"$f":"(C26/$B$5)","v":-0.10309278350515463},null,"estimate"]
["Legal, Accounting:",null,-1000,{"$f":"(C27/$B$5)","v":-0.10309278350515463},null,"estimate"]
["Total Operating Expenses:",null,{"$f":"SUM(C19:C27)","v":-42705.47},-4.4026257731958767]
["Proforma Expenses:"]
["Vacancy, Credit Loss @:",0.05,{"$f":"($C$16*-B30)","v":-10370},-1.0690721649484536]
["Structural Reserve:",0.05,{"$f":"($C$16*-B31)","v":-10370},{"$f":"(C31/$B$5)","v":-1.0690721649484536}]
["Property Management @:",0.05,{"$f":"($C$16*-0.05)","v":-10370},-1.0690721649484536]
["Proforma Total:",null,{"$f":"SUM(C30:C32)","v":-31110},{"$f":"SUM(D30:D32)","v":-3.207216494845361}]
["Total Expenses:",null,{"$f":"(C28+C33)","v":-73815.47},-7.6098422680412376,{"$f":"(C34/$B$4)","v":-7.2538787342767295}]
[]
["Net Operating Income:",null,{"$f":"SUM(C16,C34)","v":133584.53},13.771601030927835,{"$f":"(C36/$B$4)","v":13.127410573899372}]
["Value @:",{"$f":"(C36/C37)","v":8.9056353333333338E-2},1500000,154.63917525773195,{"$f":"(C37/$B$4)","v":147.40566037735849},"list price"]
[]
["Development Costs:"]
["Closing Costs @:",0.03,{"$f":"($C$37*B40)","v":45000},{"$f":"(C40/$B$5)","v":4.6391752577319592},{"$f":"(C40/$B$4)","v":4.4221698113207548},"Bank, Appraisal, etc.. Fees"]
["Tenant fix up money per sf @:",20,{"$f":"(B15*B41)","v":74000},{"$f":"(C41/$B$5)","v":7.6288659793814437},{"$f":"(C41/$B$4)","v":7.2720125786163523},"carpet, paint, etc."]
["Total:",null,{"$f":"SUM(C40:C41)","v":119000},{"$f":"(C42/$B$5)","v":12.268041237113403},{"$f":"(C42/$B$4)","v":11.694182389937106}]
[]
["Value + Development:",null,{"$f":"(C37+C42)","v":1619000},{"$f":"(C44/$B$5)","v":166.90721649484536},{"$f":"(C44/$B$4)","v":159.0998427672956}]
[]
["Sample Financing:"]
["First Mortgage:",null,null,"Second Mortgage:"]
["Annual Interest Rate:",6.7500000000000004E-2,null,"Annual Interest Rate:",0.06]
["Amortization Months:",240,null,"Amortization Months:",120]
[]
[]
[null,"Part of Value:",null,null,"Overall/Constant Rate:","per month:"]
["Bank Mortgage:",0.75,{"$f":"($C$44)*B53","v":1214250},{"$f":"-PMT(B48/12,B49,C53)*12","v":110792.63986257483},{"$f":"(D53/C53)","v":9.1243681171566671E-2},{"$f":"(D53/12)","v":9232.7199885479022}]
["Second Mortgage:",{"$f":"(C54/$C$44)","v":0},0,{"$f":"(F54*12)","v":0},0,{"$f":"PMT((E48/12),E49,C54)*-1","v":0}]
["Equity:",{"$f":"(C55/$C$44)","v":0.25},{"$f":"($C$44-(C53+C54))","v":404750},{"$f":"(C36-(D53+D54))","v":22791.890137425173},{"$f":"(D55/C55)","v":5.63110318404575E-2},{"$f":"(D55/12)","v":1899.3241781187644}]
["Total:",{"$f":"SUM(B53:B55)","v":1},{"$f":"SUM(C53:C55)","v":1619000},{"$f":"SUM(D53:D55)","v":133584.53},{"$f":"(D56/C56)","v":8.2510518838789376E-2},{"$f":"(D56/12)","v":11132.044166666667}]
[]
["debt coverage ratio:",{"$f":"(D56/(D53+D54))","v":1.2057166447671599}]
[]
["Average Annual Loan Amortization:",null,null,{"$f":"C53/(B49/12)","v":60712.5}]
["Combined Cash on Cash and Ave. Amortization/yr:",null,null,{"$f":"SUM(D60,D55)","v":83504.390137425173}]
["Combined Pretax Return on Equity:",null,null,null,{"$f":"(D61/C55)","v":0.20631103184045749}]
[]
["Tax Deductions:"]
["(1.) Average Interest per year (on average half loan)",null,null,{"$f":"(B48)*(C53/2)","v":40980.9375}]
[]
["(2.) Cost Recovery on Building:"]
["depreciation years:",39.5]
["Building part of value:",0.8]
["Initial Cost Recovery Basis on Building:",{"$f":"(C56*B69)","v":1295200}]
["Annual Cost Recovery Deduction:",null,null,{"$f":"(B70/B68)","v":32789.873417721516}]
[]
["Combined Average Interest, Cost Recovery Deduction:",null,null,{"$f":"SUM(D71,D65)","v":73770.810917721508}]
["Average US, NYS combined Tax Rate:",0.35]
["Average Income Tax Cash Value of Deductions per year:",null,null,{"$f":"(D73*B74)","v":25819.783821202527}]
[]
["Combined Pretax Return Plus Tax Deduction Cash Value: ",null,null,{"$f":"SUM(D75,D61)","v":109324.1739586277}]
["Average After Tax Return on Equity:",null,null,null,{"$f":"(D77/C55)","v":0.2701029622202043}]