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"#W4b$6^E%*\n8.b$ɘ\'\78.2$ZS]9lrLeR$뫢U3w2$R0&xa2$tS5cz茋CcTiR$d{im(U}; fAA1?@8w ʚ;ʚ;g4<d<d@ 0Bppp@ <4ddddlqt 0s<4BdBdlqt 0s80___PPT10 ?  %e    !Computing Value The Perfect Case!@"0& (Rents @ 95% occupancy $300,000 Expenses $100,000 (excludes depreciation & amortization) Net Operating Income $200,000 Divided by Buyer Minimum Return 8% (Cap Rate) Value $2,500,000 Other issues that affect Value: Land leases, easements, new construction, property tax increases, loan lock-in, property conditions, proposed sales taxes, excessive expenses  and the list goes on& nZ 'G        Impact of OverbuildingP  ` 3333ff3` 3333f33ff3` "3333̙ff3` Kf3̙` &e̙3g3f` f333̙po7` ___f3̙;/f9` ff3Lm` ff3LmNLm>?" dd@*?nAd@q<nAqFLK#M n?" dd@   @@``PR    M`2p>> &`(    Hٱ? ?" `}  X Click to edit Master title style!!  @  Hhܱ? ?" `  RClick to edit Master text styles Second level Third level Fourth level Fifth level!    S    6H #" `] `}  ^*     6 #" ``   d*       6 #" `] `}  d*       C @ABCDE FjJ@3"0`B  s *DjJ"0 `0H  0޽h ? ___f3̙;/f9___PPT10i.  +D=' = @B + Edge   p(    H@[? ?"@ [ X Click to edit Master title style!!    H,B[? ?"  [ [#Click to edit Master subtitle style$$    6F[ #" `] `} [ ^*     6J[ #" `]}  [ d*       6O[ #" `] `} [ d*       C @ABCDE F8c@3"@B  s *DjJ"  ,$0H  0޽h ? ___f3̙;/f9___PPT10i.  +ityD=' = @B +0 ZR (  @  Zߤuu1 ?9 f  RClick to edit Master text styles Second level Third level Fourth level Fifth level!     Sp  01 ?  B  s *ηo~ ? a(80___PPT10.3  00(  B  s *ηo~ ? a(80___PPT10.8 K0 @ (     # Z["` r&The Three Greatest Risks to Your Value0' &G<C<h  C 2AArgus4C-SSSN"`K L30  # `["` `  ~Michael L. McCune, President  Argus Self Storage Sales Network:@ C C$CH  0޽h ? a(___PPT10i.8+D=' = @B +:  :(   .  3 ["`x  \Cannons on the Deck Where they roll, no one knows! Interest Rates Cap Rates Overbuildingf3  )! G4C$)$^  S 6Aj0354554[1] f  C 0Aj0250887[1]"` H  0޽h ? ___f3̙;/f980___PPT10.e0$ε}  $q(  $ $ # ["` i!A Short History of Interest Rates," !G0~  $ C VA>Interest Rates 1962-2004 chartx H $ 0޽h ? ___f3̙;/f980___PPT10.f-| (|(  ( ( 3 <"``(HX VInterest Rates, G0 ( # "` LPerspective: How extraordinary are these times? The Federal Reserve has raised interest rates twice! Current rates are the lowest in 40 years. There have been only four years in the last 40 years when rates were between 2% and 4%: 1963, 2002, 2003, and 2005  a long run. What in 2006? Over the last 40 years rates were 3.5 times as likely to be in the 6% to 8% range as where they are today! Rates were equally likely to be in the 12% to 14% range as where they are today!f1  0 KZ H ( 0޽h ? ___f3̙;/f980___PPT10.fg$   d$(  dr d S  `}   r d S p `  H d 0޽h ? ___f3̙;/f980___PPT10.;j ,j(  , , 3 <"`x<D (Interest Rates So What ? This is What!!D) G0GV , C B, "`@ :Project Example Revenue $300,000 Expenses $100,000 NOI $200,000 Purchase Price @ 9.5 cap $2,100,000 Cash Flow Calculations Loan Interest: 6% 8% 10% NOI: $200,000 $200,000 $200,000 Debt Service: $122,000 $146,000 $172,000 Cash Flow: $78,000 $54,000 $28,000 Return on Equity: 14.9% 10.3% 5.3%v; 6,y , # "`8x  \Assumptions: Loan: 75% of value Amortization: 25 Years Equity: $525,000 Loan: $1,575,0002]  OH , 0޽h ? ___f3̙;/f980___PPT10.f0 }0(  0 0 # lU"`d S Cap Rates.   G08 0 C DZ0 #" ` 6Perspective: Relationship of Value to Income Why does the relationship change? Interest Rates Inflation Risk Perception (Overbuilding) Project Specific Characteristics Range over Q1 2003 to Q1 2006 was 9.45% to 8.27% Which Cap Rate to use Trailing Stabilized  Sounds Low  D ^ I $  D^I$  H 0 0޽h ? ___f3̙;/f980___PPT10.gh w 4(  4 4 3 ,i"`Fv k!What a Difference Cap Rates Make!." !G0 4 6|4 "` Back to our example: 3/1/03 3/1/05 3/1/06 NOI $200,000 $200,000 Your Cap Rate 9.45% 8.0% Guess? Value $2,116,000 $2,500,000 Increase in value solely because of change in Cap Rate (19% increase) Increase in equity: 76% increase Loan to Value Ratio Change: 75%, now 63%$.0 U  g &< 4 3 ,w"```8 Source: Self Storage Data Services, Inc.  Pasadena, CA Copyrighted$D CH 4 0޽h ? ___f3̙;/f9___PPT10i.h@+D=' = @B + @8(  8  8 C ~8"`n DOverbuilding  Plague on our House V#  G0GG^ 8 # Ę"`%x  Iron Rules of Real Estate High returns generate development Supply of real estate is often money driven, not demand driven Pent up demand is about gone  growth is based on more users not their new uses. N   f 8 C 0Aj0252547[1]"`h H 8 0޽h ? ___f3̙;/f980___PPT10.j@C P<(  < < C <"`` V Overbuilding. 0 G0N < 3 X<"`p  LSelf Storage Issues The  Learning Curve Demand is about over  Build it and they will come is over Information on Supply is poor Understanding of Demand is poor Prediction of markets is difficult The fastest growing MSA in the US (population) was growing 3.9%/year  the average was 1.3%/year.01f < S 0A j0089868"` :H < 0޽h ? ___f3̙;/f9___PPT10i.e+D=' = @B +D [Sp@(  @ @ C @#" ``c V Overbuilding. 0 G0 @ S LTÙ@. 1?K VNF___PPT9(  xTotal SF6 (" d#  @@``J D B|K1?VNF___PPT9(  rSF6(" d#  @@``N D BS1?kVNF___PPT9(  vNumber6(" d#  @@``R D BF1?kVNF___PPT9(  z Facilities6 (" d #  @@``TB  D c $1?STB !D c $1?STB "D c $1?TB #D c $1?SSH D 0޽h ? ___f3̙;/f9___PPT10i.ЫU+D=' = @B +b* y)q)37H )(  H H C `AHOverbuilding Chart for Presentationf8'p X ( 7H #""yzy X(( H <H3ff ? (F>6___PPT9 f" " d   @@``( H <`@H3ff ? F>6___PPT9 f" " d   @@``( H <oH3ff ?o  F>6___PPT9 f" " d   @@``(  H <Ј H3ff ? o F>6___PPT9 f" " d   @@``(  H <H H3ff ?  F>6___PPT9 f" " d   @@``(  H < H3ff ?X  F>6___PPT9 f" " d   @@``1  H < H3ff ?6( F>6___PPT9 o04(" d  @@``2  H <L H3ff ? 6 F>6___PPT9 p0%4(" d  @@``6 H <H3ff ?o 6 F>6___PPT9 t60,0004(" d  @@``6 H <H3ff ?6o F>6___PPT9 t60,0004(" d  @@``1 H <ßH3ff ? 6 F>6___PPT9 o14(" d  @@``3 H <8֟H3ff ?X6  F>6___PPT9 qNew4(" d  @@``) H <͟H3ff ?c (6F>6___PPT9 g211,200&(" d  @@``% H <<H3ff ? c 6F>6___PPT9 c88%&(" d  @@``) H <8H3ff ?o c 6F>6___PPT9 g240,000&(" d  @@``( H <4H3ff ?c o 6F>6___PPT9 f40,000&(" d  @@``# H <H3ff ? c 6F>6___PPT9 a6&(" d  @@``* H <(H3ff ?Xc 6F>6___PPT9 hExisting& (" d   @@``= H <H3ff ? (c F>6___PPT9 { Actual Demand4(" d   @@``Q H <X#H3ff ? c F>6___PPT9 Occp. %4(" d  @@``8 H <<.H3ff ?o c F>6___PPT9 vTotal SF4 (" d  @@``2 H <(8H3ff ? o c F>6___PPT9 pSF4(" d  @@``6 H <AH3ff ?  c F>6___PPT9 tNumber4(" d  @@``: H <p9H3ff ?X c F>6___PPT9 x Facilities4 (" d   @@``fB H 6o ?X  `B H 01 ?Xc (c `B  H 01 ?X6(6fB !H 6o ?X fB "H 6o ?X Xc fB #H 6o ?( (c fB $H 6o ?   fB %H 6o ?Xc X6fB &H 6o ? o fB 'H 6o ?o fB (H 6o ?  fB )H 6o ? ( fB *H 6o ?(c (6fB +H 6o ?X6X fB ,H 6o ?(6( fB -H 6o ?X XfB .H 6o ?( (fB /H 6o ? fB 0H 6o ?o fB 1H 6o ?o  fB 2H 6o ? fB 3H 6o ?(`B 4H 01 ?X (  5H s *S3ff  `@ `A Sample Market, cont..0GH H 0޽h ? ___f3̙;/f9___PPT10i.+D=' = @B +( ''/4LH'(  L L C `AHOverbuilding Chart for Presentation P $p X ( 4L #""| X( 1 L 6(Z3ff ?; (F>6___PPT9 u211,2004(" d  @@``/ L 6r3ff ? ; F>6___PPT9 s70.3%4(" d  @@``1  L 6|3ff ?P ;  F>6___PPT9 u300,0004(" d  @@``$  L 6$~3ff ?; P F>6___PPT9 h$ " d   @@``+  L 63ff ? ; F>6___PPT9 o74(" d  @@``3  L 63ff ?X; F>6___PPT9 w New Total4 (" d   @@``  L 63ff ?h (; F>6___PPT9 a0&(" d  @@`` L 6쭡3ff ? h ; F>6___PPT9 b0%&(" d  @@``" L 63ff ?P h  ; F>6___PPT9 f60,000&(" d  @@``" L 6,3ff ?h P ; F>6___PPT9 f60,000&(" d  @@`` L 63ff ? h ; F>6___PPT9 a1&(" d  @@`` L 6lˡ3ff ?Xh ; F>6___PPT9 cNew&(" d  @@``# L 6 ԡ3ff ? (h F>6___PPT9 g211,200&(" d  @@`` L 6ݡ3ff ? h F>6___PPT9 c88%&(" d  @@``# L 6,3ff ?P  h F>6___PPT9 g240,000&(" d  @@``" L 63ff ? P h F>6___PPT9 f40,000&(" d  @@`` L 63ff ?  h F>6___PPT9 a6&(" d  @@``$ L 63ff ?X h F>6___PPT9 hExisting& (" d   @@``7 L 603ff ? ( F>6___PPT9 { Actual Demand4(" d   @@``K L 63ff ?  F>6___PPT9 Occp. %4(" d  @@``2 L 60"3ff ?P  F>6___PPT9 vTotal SF4 (" d  @@``, L 6t23ff ? P F>6___PPT9 pSF4(" d  @@``0 L 6;3ff ?   F>6___PPT9 tNumber4(" d  @@``4 L 6>3ff ?X  F>6___PPT9 x Facilities4 (" d   @@``fB L 6o ?X  `B  L 01 ?X ( `B !L 01 ?Xh (h `B "L 01 ?X(fB #L 6o ?X X fB $L 6o ?( ( fB %L 6o ?   fB &L 6o ?X Xh fB 'L 6o ? P fB (L 6o ?P  fB )L 6o ?  fB *L 6o ? ( fB +L 6o ?( (h fB ,L 6o ?Xh X; fB -L 6o ?(h (; fB .L 6o ?X; XfB /L 6o ?(; (`B 0L 01 ?X; (;  1L 0pM3ffZ >Total demand has to rise 25.1% to get back to the same market.F?0  L s *dT3ff  ` `A Sample Market, cont..0GH L 0޽h ? ___f3̙;/f9___PPT10i.,+D=' = @B +  0-Vh(  hr h S  `}    `@  Vh #"."       h Bt1?c @  V $1,222,000  M h Bg1? c  V $1,822,000  M h Bhw1?  V $2,222,000  M h B y1?`   RValue**   M h B41?c @  M-0-M h B1? c  Q$53,000M h B1?  Q$89,000M h Bt1?`   Q Cash Flow  M h B1?c@  R$111,000  M h B1? c  R$111,000  M h B1?   R$111,000  M h B41?`  VDebt Service* M h B ʣ1?c@ R$110,000  M h Bڣ1? c R$164,000  M h B1?   R$200,000  M h B1?`  XOperating IncomeM h B|ޣ1?c@ T$100,000  M h BD1? c T$100,000  M h B\ 1?   T$100,000  M  h B1?`  PExpenses  M  h Bx1?c@ R$210,000  M  h B\%1? c R$264,000  M  h B'1?   R$300,000  M  h B71?`  LRentM h BP@1?c@ O70%M h BI1? c O88%M h BPR1?   P100%M h B\1?`  S Occupancy  M`B !h 0o ?`@ZB "h s *1 ?`@ZB #h s *1 ?`@ZB $h s *1 ?`@ZB %h s *1 ?`@ZB &h s *1 ?` @ ZB 'h s *1 ?` @ `B (h 0o ?` @ `B )h 0o ?`` ZB *h s *1 ?  ZB +h s *1 ?  ZB ,h s *1 ?cc `B -h 0o ?@@   Th <`1?   H* Value $1,822,000; 75% LTV, 6.5% INT, 25 year amort. ** Based on 9 CAP I0 2I/H h 0޽h ? ___f3̙;/f980___PPT10.6b#h 5-_(  X _ <TK1?\ TQuestion & Answer&0(2B _ <}1? YFor more information contact: Michael L. McCune Argus Self Storage Sales Network 1-800-55-STORE mccune@argus-realestate.com www.selfstorage.comL00(2`0`*`0`{H X 0޽h ? ___f3̙;/f9___PPT10i.Fؾ+D=' = @B +r`0!$% ) -/A8=B@I`NiTYo)06 Oh+'0 X`p Slide 1Amy HitchinghamEdgeitcAmy Hitchingham16 @۟@~d@g՜.+,0     hOn-screen Show Argus Real Estate Arial GaramondTimes New Roman WingdingsCalifornian FBEdgeSlide 1Slide 2Slide 3Slide 4"Computing Value The Perfect Case!Slide 6Slide 7Slide 8Slide 9 Slide 10 Slide 11 Slide 12 Slide 13 Slide 14Impact of Overbuilding Slide 16  Fonts UsedDesign Template Slide Titles'_Amy HitchinghamAmy Hitchingham  !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~      !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]_`abcdefghijklmnopqrstuvwxyz{|}~Root EntrydO)PicturesCurrent UserSummaryInformation(PowerPoint Document(^5DocumentSummaryInformation8