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Finance: What is Capitalization Rate? 3 Views


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What is Capitalization Rate? For real estate investments, the Capitalization Rate is a calculation to determine the annual ROI rate on a property. The formula most often used is Net Operating Income divided by Current Market Value. As rental income is the primary revenue source for real estate properties, the Cap Rate is a quick way to compare different rental properties before deciding to engage in extensive due diligence to identify and analyze prospective risks.

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Transcript

00:00

Finance allah shmoop what is capitalization rate Or cap rate

00:09

and know it has nothing to do with the percentage

00:11

of people wearing hats Cabaret is a pricing tool in

00:15

the sale of commercial real estate Specifically it is calculated

00:19

as net operating income divided by the property value Essentially

00:23

kappa rate is like a price to earnings ratio or

00:26

multiple but just applied to the unique foibles peculiar to

00:30

real estate It doesn't necessarily apply to say a silicon

00:33

valley software company Totally different metrics there like if a

00:36

seller has a building that produces three hundred grand a

00:38

year in n O I and they're asking for a

00:41

five percent cap rate well it means that they're asking

00:44

for six million bucks to sell you the building That

00:47

five percent figure is like asking for twenty times and

00:51

earnings like number in anna why they're in real estate

00:54

land In essence this five percent figure implies the rate

00:58

of return that the buyer of the building would get

01:00

if they invested in everything else was held steady State

01:04

like clients didn't leave a renter's didn't leave and pricing

01:08

of rent didn't change And taxes and operations and maintenance

01:11

and all your stuff didn't change And so on And

01:13

the twenty times number that we just got there without

01:16

was by dividing one hundred percent by five percent in

01:19

that twenty So yeah no mystery here Anyway the figure

01:22

here leaves out a ton of things Obviously things like

01:25

how fully occupied the building is when you buy it

01:28

and whether the building can or could or would be

01:31

fully occupied versus some number less than they'll say that

01:34

one hundred percent theoretical maximum occupancy today It also leaves

01:39

out how much in upgrades and maintenance stuff the building

01:42

needs at the diversity of its tenants I eat If

01:44

the owner of the building's relying on one tenant to

01:47

rent the entire building it's really risky Or if it's

01:50

on one industry well it's really risky Versus having lots

01:54

of different tenants in different areas of one industry dies

01:57

or one company dies is not the end of the

01:59

lease situation for the building And it also depends on

02:02

the length of tenant lease is already in place in

02:05

the building Like if all the leases come up or

02:08

are finished in three months well you may have a

02:10

problem you may have you know eighty two units or

02:13

however big the building is too suddenly rent and it's

02:15

good odds and the building stays empty for a while

02:18

Italy certainly not one hundred percent capacity okay and also

02:21

matters a ton in the pricing of a building whether

02:23

the overall area like geographic area is appreciating in value

02:28

and that rents khun b raised steadily for a long

02:31

time or not Yeah chernobyl is a hot real estate

02:35

market but you know different kind of heat And note

02:38

The kappa rates are kind of an inverse bond ish

02:41

calculation That is when kappa rates are high It means

02:45

that the y multiple is low like an eight point

02:48

two percent cabaret implies a roughly twelve times in a

02:51

y price on the building A cap a rate of

02:53

twenty percent implies on ly a five x multiple I'ii

02:57

something is very very wrong with the building like it's

03:00

losing it Zoning rights or needs t remove the s

03:03

bestest in the roof Anyway the bigger the better idea

03:05

here is that commercial real estate investors use better models

03:10

than just this cabaret thing They also used discounted cash

03:13

flow analysis to calculate the value of a building which

03:16

totals the risk adjusted future stream of cash profits to

03:20

the investors when they risk their own capital In buying

03:24

the building that figure has to take into account the

03:27

risk free rate iii the u S Government bond rates

03:30

and then it adds risk or risk premium to those

03:32

rates So if safe bonds are yielding three and a

03:35

half percent today the added risk of buying that building

03:38

might add another four percent a year in needed returns

03:41

Such a cap rate needs to be at least seven

03:43

and a half percent for the buying of the building

03:46

Teo even make sense many many complications here So for

03:49

the sake of clarity let's start with a better definition

03:51

of eno iron net operating income You own this building

03:54

It has one hundred offices all the same size which

03:57

rent for ten grand a year each or rather one

03:59

hundred percent aki given See here you have a theoretical

04:02

maximum of a million dollars a year in rental income

04:06

but today you're only an eighty percent capacity so you're

04:09

only getting eight hundred grand and you have expenses Insurance

04:13

Fifty grand janitorial service thirty grand heat water gas horning

04:16

ran real estate taxes forty five grand and other service

04:19

See things like fixing crap and mopping up goop on

04:23

the ground when someone bet wrong on the stock market

04:25

and uh you know pays their debts a different way

04:28

you know twenty five grand So then on eight hundred

04:30

grand in revenues the building has one hundred seventy k

04:32

year in operating expenses so that's eight hundred minus one

04:36

seventy That's six hundred thirty grand in profits And we're

04:39

done right No Why Well because almost all of real

04:43

estate carrie's dead often lots of debt In any rational

04:46

wall street investment you'd include cash and debt on the

04:50

balance sheet That part of the valuation methodology here right

04:53

But why wouldn't you in real estate Well because the

04:55

depth of pockets varies so much among fires some will

04:59

pay all cash and then refinanced the optimized tax deductions

05:02

on their own Others will just assume debt already in

05:06

place on the existing building like they'll just take over

05:08

the payments to that bank that's already made alone So

05:11

in order to not cloud the value of the operating

05:14

cash flows of the building most real estate Investors use

05:17

cap rates just to figure out the operating part and

05:20

then they add in and back out the dead and

05:22

interest on that debt and other investor related costs subsequently

05:26

Yeah so yeah that's capitalization rate which in tax written

05:30

by a thirteen year old yeah is nearly always zero 00:05:33.705 --> [endTime] percent

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