高盛關(guān)于房地產(chǎn)項(xiàng)目的概況說明

1、ASSET SUMMARY TEMPLATE資資產(chǎn)產(chǎn)概概要要模模板板Asset Summary Sheet v4.0Overall Summary總總體體概概況況Borrower #借款人EY013Seller:賣方Huarong AMC華融資產(chǎn)管理公司1Collateral #抵押品C14Pool:共有方B2Borrower Name(s)借款人姓名Beijing Oriental Night Club Co., Ltd.6Estimated Closing Date:預(yù)計(jì)結(jié)帳日Asset Name資產(chǎn)名稱Big Land(大宗土地)RE Vendor:物業(yè)代表人CCAFM5Property

2、 Type資產(chǎn)類型Raw Land11File Reviewer:評(píng)估人Prefecture/Branch轄區(qū)/地區(qū)/省Beijing7City城市Beijing北京8Secured or Unsecured:是否有抵押物業(yè)SecuredWard行政區(qū)Chuo-ku9Asset Type NPL,SPL,REO:資產(chǎn)類型Address地址123 Tokyo Avenue東京大街123號(hào)10Exchange Rate:匯率8.0VALUATION SUMMARY評(píng)評(píng)估估摘摘要要Legal Balance法定余額12,160,854,070Exit Strategy退出策略Market Value

3、市場(chǎng)價(jià)值Lien Position:是否行使留置權(quán)1Exit Timing （）推出時(shí)間(月)12Lien Amount:留置金額2,000,000,000Discount Rate折扣率13.0%Collateral Value抵押品價(jià)值4,667,500Est. Bid (before AM Fee)預(yù)計(jì)出價(jià)(AM稅前)4,130,531Recovery Value可回收價(jià)值3,967,375Bid as % of Legal Balance出價(jià)與法定余額之比0.0%Outstanding Issues關(guān)關(guān)注注問問題題此欄填寫權(quán)屬不明確，資料中缺少的權(quán)證、數(shù)據(jù)等以及需特別關(guān)注和向華融進(jìn)一步

4、核實(shí)的問題，如缺少土地證、物業(yè)不能確指、面積沒有或不實(shí)，物業(yè)已滅失、損毀、拆遷、出售或轉(zhuǎn)讓。66 Collateral Description擔(dān)擔(dān)保保事事項(xiàng)項(xiàng)描描述述Land土土地地Building建建筑筑物物Sq. Meter平方米Sq. Ft.平方英尺Sq. Meter平方米Sq. Ft.平方英尺Area面積5005,38512Gross (GBA)總建筑面積2,00021,52813Zoning區(qū)域用途Commercial15Net (NRA)實(shí)用面積0014Legal FAR法定容積率600%16Effective FAR有效容積率600%17Net/Gross(%)實(shí)用率Plot R

5、atio建筑密度80%18# of Units單位數(shù)21N北S南E東W西Year Built建造年份22Road Frontage (m)臨街距離(米)30.0Year of Rehab.修復(fù)年份Dvlpmnt Restrictions規(guī)劃限制Fire protection area, City view planning area防火區(qū)域,城市景觀區(qū)域Stories (up & below)層數(shù)(地上/地下)23 24Construction Type結(jié)構(gòu)類型Steel Reinforce Concrete鋼筋混凝土 25# of Parking Space停車位數(shù)量Property

6、 Manager物業(yè)管理人Type of Parking停車場(chǎng)類型Owner Occupied?業(yè)主入住?Y/NOwner所有人19Owner所有人26Borrower Land Use Right借借款款人人的的土土地地使使用用權(quán)權(quán)Sub-Lease Issues次次租租賃賃條條款款Type of Right權(quán)利類型Ground Lease 租賃土地20Type of Right權(quán)利類型Granted Land Use Right 出讓土地27Lumpsum Payment一次性付款(upfront)Lumpsum Payment一次性付款(upfront)Periodic Payment分

7、期付款(per mth)Periodic Payment分期付款(per mth)每月Expiration Date 到期日Start (Register) Date 開始(登記)日Currently Paid?近期正在支付?Y/NExpiration Date 到期日Paid by the Lender?貸款人支付?Y/NLong Term Lease?長(zhǎng)期租賃?Y/N (Operating Right Issue)28Mth Delinquent拖欠月數(shù)Renewal Provisions續(xù)租條款Comments on Collateral擔(dān)擔(dān)保保事事項(xiàng)項(xiàng)備備注注介紹物業(yè)所處的地理位置，各

8、層使用情況,例如地下為餐廳、底層有銀行及咖啡廳等。是否有租戶對(duì)擔(dān)保對(duì)象表現(xiàn)出購買興趣。周邊物業(yè)的情況，相鄰的是否為商業(yè)區(qū),繁華區(qū),是否為寫字樓,中小型零售網(wǎng)點(diǎn)或住宅區(qū)。該區(qū)域的交通情況（如有5條Bus經(jīng)過）。不用提及貸款的情況，不要使用經(jīng)緯度等過于科學(xué)的數(shù)據(jù)，只需直觀的專業(yè)描述。如果待估物業(yè)是整個(gè)建筑物或整個(gè)工程的一部分，請(qǐng)簡(jiǎn)述其他部分觀察到的情況。.64Accessibility to Subject交交通通情情況況Public Transportation公共交通Train火車Bus公共汽車Others其他交通工具Name of Station站名Distance to subject (

9、km)到物業(yè)距離(公里)0.7Driving time (minutes)駕車時(shí)間(分鐘)Walking time (minutes)步行時(shí)間(分鐘)11Comments on General Market一一般般市市場(chǎng)場(chǎng)情情況況Are there demand for this property type in the area?該地區(qū)對(duì)該類型物業(yè)有無需求?為什么？如由于尚未大規(guī)模開發(fā)，配套設(shè)施不完善、交通不便、競(jìng)爭(zhēng)激烈、當(dāng)?shù)刭徺I力弱等原因造成需求不旺。65 Cost Approach, Market Approach and Quick Exit Value成成本本法法,市市場(chǎng)場(chǎng)法法和和迅

10、迅速速變變現(xiàn)現(xiàn)價(jià)價(jià)值值1. COST APPROACH (Government Assessed Value)成成本本法法(政政府府定定價(jià)價(jià))Land Value土土地地價(jià)價(jià)值值RMB USD USD / sq ft RMB / m2Government Assessed Value政府基準(zhǔn)地價(jià)2,500,000312,500$58.045,000Building Value建建筑筑物物價(jià)價(jià)值值RMB USD USD / sq ft RMB / m2Building Replacement Cost建筑物重置價(jià)值5,000,000625,000$29.032,500Building Depre

11、ciation 建筑物折舊60.0%Building Value 建筑物評(píng)估價(jià)值2,000,000COST APPROACH VALUE成成本本法法價(jià)價(jià)值值4,500,0002. MARKET APPROACH (Sales Comparables)市市場(chǎng)場(chǎng)法法(售售價(jià)價(jià)對(duì)對(duì)比比)Map Identification #Comp 1比比較較實(shí)實(shí)例例1Comp 2比比較較實(shí)實(shí)例例2Comp 3比比較較實(shí)實(shí)例例3GS Est. on SubjectTransaction Date交交易易日日期期06/01/99Listing列表ListingAddress地地址址Property Type資資產(chǎn)產(chǎn)

12、類類型型Factory工廠FactoryFactoryTransport交交通通Nearest Station (if any)最近的車站Distance to subject (km)距該物業(yè)距離(公里)0.30.4Driving time (minutes)駕車時(shí)間(分鐘)520Walking Time (minutes)步行時(shí)間(分鐘)3060Land土土地地 2 平方米550400420- sq. ft.平方英尺5,9234,3084,523FAR容積率500%400%500%Land Rights土土地地使使用用權(quán)權(quán) Terms (expiry date)期限(到期日)Type of

13、 rights權(quán)利類型GrantedAllocatedLumpsum payment - upfront一次性支付-預(yù)付Periodic payment - per mth分期支付-月付Building建建筑筑物物 2平方米2,200.002,800.001,000.00- sq. ft.平方英尺23,69230,15410,769No. of Floors樓層211Year Built建造年代199519941987Price價(jià)價(jià)格格Total Price RMB (a)人民幣總價(jià)5,500,0005,000,0003,000,000Total Price USD美元總價(jià)687,500625

14、,000375,000分配到建筑物的評(píng)估價(jià)值 Appraisers allocated Bldg Price2,475,0002,500,0001,200,000Bldg price / m2每平米建筑物價(jià)格1,1258931,2001,000Bldg price USD / sq. Ft每平方英尺建筑物美元價(jià)格$13.06$10.36$13.93$11.61分配到土地的評(píng)估價(jià)值A(chǔ)llocated Land Price (a - b)3,025,0002,500,0001,800,000Land price / m2每平方米土地價(jià)格5,5006,2504,2865,500Land price

15、USD / sq. ft.每平方英尺土地美元價(jià)格$63.84$72.54$49.74$63.84Govt Official Land Price官官方方地地價(jià)價(jià)3,300,0002,000,0001,680,000 Land price / m2每平方米土地價(jià)格6,0005,0004,000 Land price USD / sq. ft.每平方英尺土地美元價(jià)格$69.64$58.04$46.43Price / Govt Price %與官方地價(jià)之比92%125%107%Comments:評(píng)評(píng)價(jià)價(jià)Comp has a better location andmore marketable tha

16、n subject.比待估物業(yè)有更好的位置和更好的市場(chǎng)No demand in the area. Propertyhas been on the market for over 6mths.該地區(qū)無需求,該物業(yè)已進(jìn)入市場(chǎng)超過6個(gè)月(仍無成交)Factory has no value due toits age. 工廠由于建成太久已無市場(chǎng)價(jià)值(comparison relative to subject)與比較實(shí)例的對(duì)比，交易雙方情況分組調(diào)整土地價(jià)格Adjustments to GS est. Land Price(+ / - %)Comments備注 Location位置-3.0% Size

17、面積0.0% Marketability市場(chǎng)需求情況5.0% Land Use Right土地使用權(quán)-5.0% Others其他0.0%Total Adjustments綜合調(diào)整系數(shù)-3.0%Adjusted Land price / m2調(diào)整后每平方米土地價(jià)格5,335MARKET APPROACH VALUE4,667,5003. QUICK EXIT VALUE快快速速變變現(xiàn)現(xiàn)價(jià)價(jià)格格Maket Approach Value市場(chǎng)法價(jià)格4,667,500 Discount Factor變現(xiàn)折扣系數(shù)25.00%Quick Exit Value快快速速變變現(xiàn)現(xiàn)價(jià)價(jià)格格3,500,625Brok

18、er Comments經(jīng)經(jīng)紀(jì)紀(jì)人人評(píng)評(píng)價(jià)價(jià)Describe the comps surrounding area?描述每個(gè)比較實(shí)例所在區(qū)域狀況? How does it compare to the subject - location, quality, marketability, etc? 在位置質(zhì)量市場(chǎng)可銷售性等因素上與待估物業(yè)相比如何? What are the local brokers saying?當(dāng)?shù)亟?jīng)紀(jì)人如何評(píng)價(jià)?RESIDUAL APPROACH (APARTMENTS)剩剩余余法法(公公寓寓住住宅宅)交易車站名建成年份地址平方米銷售價(jià)格每平方米Trade Stn Nam

19、eYr BuiltAddressm2Sales PricePer sq m日期距車站距離樓層平方英尺每平方英尺DateDist fm StnFlr #sq ftPer sq ftComments備備注注Apartment 15月-001997123 Beijing Road55750,00013,63610 min walk from the subject到待估物業(yè)步行10分鐘公公寓寓1195921,266Apartment 211月-00199513 Main Road50650,00013,000adjacent to subject到待估物業(yè)很近公公寓寓285381,207Apartm

20、ent 33月-012000453 East China Road60900,00015,0005 min walk from the subject到待估物業(yè)步行5分鐘公公寓寓3126461,393Valuation估估價(jià)價(jià)Sales Income:銷銷售售收收入入Total Land Area土地總面積500 sm5,385 sf Setbacks空置面積0 sm0 sf Effective Land Area有效土地面積500 sm5,385 sf Total FAR Bldg Area用容積率乘出的建筑面積3,000 sm32,308 sf 600%FAR容積率FAR Bldg Are

21、a /GBA Ratio100%用容積率乘出的建筑面積與總建筑面積之比Total Gross Bldg Area總建筑面積3,000 sm32,308 sf NRA/GBA Ratio實(shí)用率80%Total Net Rentable Area總凈可租面積2,400 sm25,846 sf Floor Area per Unit每單位建筑面積55 sm592 sf Number of Units Built (a)單位數(shù)44Sales Price for Each Unit (b)每單位售價(jià)742,50013,500 per sq m.$157 per sq. ftLength of Const

22、ruction(mth)建設(shè)期(月)12Total Sales Proceed (a * b)總總售售價(jià)價(jià)32,670,000Profit and Cost:利利潤(rùn)潤(rùn)與與成成本本Profit利潤(rùn)6,534,00020.00% of Total Sales Proceed占總銷售收入比重Constuction Cost建筑成本7,500,0002,500per GBA sm每平方米建筑面積Design Cost設(shè)計(jì)費(fèi)375,0005.00% of Construction Cost占建筑成本比重Management Fee管理費(fèi)375,0005.00% of Construction Cost占

23、建筑成本比重Property Taxes財(cái)產(chǎn)稅600,0001,200per Land sm每平方米土地Interest Paid利息1,790,8808.00% on all cost over the construction period (50% on bldg)占建設(shè)期內(nèi)總支出比重Marketing Cost銷售費(fèi)用3,267,00010.00% of Total Sales Proceed占總銷售收入比重Land Development Cost土地開發(fā)費(fèi)00per Land sm每平方米土地Other Cost其他成本費(fèi)用5,000,000Total Profit and Cos

24、t總總利利潤(rùn)潤(rùn)加加成成本本25,441,880Total Land Value總地價(jià)7,228,120Registration Tax登記稅0Acquisition Tax購置稅(所得稅)0Acquisition Cost購置成本0per sq mper sq ftRESIDUAL LAND PRICE剩剩余余法法土土地地價(jià)價(jià)值值7,228,12014,456$167.79Comments備備注注Complete this section if the site can be developed or re-developed for apartment complex? If so, why

25、 is this a viable option currently or in the near future? What are thelocal brokers comments for the area? What are the local government plans for the near future in the subjects surrounding area?如果該地塊可以開發(fā)或再開發(fā)為公寓大樓,完成該部分?如果可以,為什么這一選擇在現(xiàn)在或不遠(yuǎn)的將來是可行的?當(dāng)?shù)亟?jīng)紀(jì)人對(duì)該區(qū)的評(píng)價(jià)如何?當(dāng)?shù)卣趯?duì)周邊地區(qū)的發(fā)展計(jì)劃如何?RESIDUAL APPROACH (S

26、ingle Family Residential)剩剩余余法法(單單一一家家庭庭住住宅宅)交易車站名建造年代地址土地面積 建筑面積銷售價(jià)格土地總價(jià)土地每平方米單價(jià)建筑每平方米單價(jià)Trade Stn NameYr BuiltAddressLand m2 Bldg m2Sales PriceLand PriceLand /m2Bldg /m2日期距車站距離平方英尺 平方英尺建筑總價(jià)土地每平方英尺單價(jià) 建筑每平方英尺單價(jià)備注DateDist fm Stnsq ftsq ftBldg PriceLand /sfBldg /sfCommentsSF 11月-001997145 Beijing Road1

27、50851,350,000675,0004,5007,941住宅11,615915675,000$52.23$92.17SF 25月-001990445 Main Road7545750,000375,0005,0008,333住宅2808485375,000$58.04$96.73SF 311月-0019953 East China Road100601,050,000525,0005,2508,750住宅31,077646525,000$60.94$101.56Valuation估估價(jià)價(jià)Sales Income:銷銷售售收收入入Total Land Area土地總面積500 sm5,385

28、 sfSetbacks, Roads, etc.無法利用以及道路占地面積150 sm1,615 sfEffective Land Area有效利用土地面積350 sm3,769 sfFloor Area per SF Unit每住宅單位建筑面積60 sm646 sfNumber of SF Units Built (a)套數(shù)6Sales Price for Each Unit (b)每套售價(jià)1,000,00016,667 per sq m.$193per sq. ftLength of Construction(mth)建設(shè)期(月)12Total Sales Proceed (a * b)總總

29、銷銷售售收收入入6,000,000Profit and Cost:利利潤(rùn)潤(rùn)及及成成本本Profit利潤(rùn)1,200,00020.00% of Total Sales Proceed占總銷售收入比重Constuction Cost建造成本2,700,0007,500per GBA sm每平方米建筑面積$87per sq. ftDesign Cost設(shè)計(jì)費(fèi)135,0005.00% of Construction Cost占建筑成本比重Management Fee管理費(fèi)81,0003.00% of Construction Cost占建筑成本比重Property Taxes財(cái)產(chǎn)稅250,000500p

30、er Land sm每平方米土地Interest Paid利息276,0008.00% on all cost over the construction period (50% on bldg)占建設(shè)期內(nèi)總支出比重Marketing Cost銷售費(fèi)用300,0005.00% of Total Sales Proceed占總銷售收入比重Land Development Cost土地開發(fā)費(fèi)用00per Land sm每平方米土地Other Cost其他費(fèi)用500,000Total Profit and Cost總總利利潤(rùn)潤(rùn)及及成成本本5,442,000Total Land Value土地總價(jià)值5

31、58,000Registration Tax登記稅0Acquisition Tax購置稅(所得稅)0Acquisition Cost購置稅費(fèi)合計(jì)0per sq mper sq ftResidual Land Price剩剩余余法法土土地地價(jià)價(jià)值值558,0001,116$12.95Comment評(píng)評(píng)價(jià)價(jià)Complete this section if the site can be developed or re-developed into single family residential facilities. State why is this a viable option curr

32、ently or in the future. Why is the timing fordevelopment? What are the local government plans in the near future for the surrounding area (if any)?如果在該地塊上可以開發(fā)或改造為家庭住宅,請(qǐng)完成這部分問題?闡述為何該方案在目前和近期是可行的?為何選擇在這一時(shí)間開發(fā)?在最近的將來,政府對(duì)周邊地區(qū)作何規(guī)劃?RESIDUAL APPROACH (INCOME)剩剩余余法法(以以收收入入折折現(xiàn)現(xiàn)確確定定物物業(yè)業(yè)總總價(jià)價(jià))RENT COMPARABLES租租金

33、金比比較較實(shí)實(shí)例例序號(hào)Flr層數(shù)Space Type用途sq m平方米地址RENT (monthly)月月租租金金Rent/sqm每每平平米米租租金金CAM (monthly)每每月月一一般般收收費(fèi)費(fèi)CAM/sqmDeposit押押金金Comments備備注注#IDYr Built建成年份sq ft平方英尺AddressRent/sq ft每每平平方方英英尺尺租租金金CAM/sq ft#mth of rent租租住住月月數(shù)數(shù)15Office600111 Beijing Road300,000500200,0003334,000,0002月-976,462$5.80$3.871323Office

34、895145 Main Road500,000559280,0003133,000,0003月-959,639$6.48$3.63636Office1,100454 East China Rd.500,000455310,0002825,000,0006月-9811,846$5.28$3.2710Valuation估估價(jià)價(jià)Sales Income:銷銷售售收收入入Total Land Area土地總面積500 sm5,385 sfSetbacks占用/無法利用面積50 sm538 sfEffective Land Area有效土地面積450 sm4,846 sfTotal FAR Bldg A

35、rea以容積率計(jì)算的建筑面積2,700 sm29,077 sf600%FAR容積率FAR Bldg Area /GBA Ratio100%以容積率計(jì)算的建筑面積占總面積比重Total Gross Bldg Area總建筑面積2,700 smNRA/GBA Ratio實(shí)用率70%Total Net Rentable Area總凈可租面積1,890 sm20,354 sfINCOME BUILD-UP內(nèi)內(nèi)建建收收入入Comments備備注注% of PGIBase Rent基本租金11,340,00056.3%500per sqm - average monthly rent500/平方米-平均月

36、租Common Charges日常收費(fèi)6,804,00033.8%300per sqm - average monthly CAMOther income其他收入2,000,0009.9%Parking, Storage, Signage, etc.停車費(fèi),倉儲(chǔ)室等Potential Gross Income (PGI)可能總收入20,144,000100.0%Vacancy Factor空置率10.0%2,014,40010.0%Effective Gross Income (EGI)有效總收入18,129,60090.0%Management Fees管理費(fèi)906,4804.5%5.00%

37、 of EGIMaintenance Costs維護(hù)費(fèi)11,340,00056.3%500per sqm per monthReal Estate taxes房產(chǎn)稅2,268,00011.3%100per sqm per monthInsurance保險(xiǎn)費(fèi)1,134,0005.6%50per sqm per monthGround Lease Fees土地出租費(fèi)00.0%Other Costs其他費(fèi)用181,2960.9%1.00% of EGITotal Cost總成本15,829,77678.6%Net Operating Income凈運(yùn)營(yíng)收入2,299,82411.4%Cap Rate

38、年利率10.00%Per local brokers opinion. In the range of 9% - 11%.Property Value (A)財(cái)產(chǎn)價(jià)值22,998,240根據(jù)當(dāng)?shù)卮砩痰囊庖?范圍在9-11%之間.Length of Construction(mth)建設(shè)期(月)15Total Sales Proceed總總銷銷售售收收入入22,998,240Profit and Cost:利利潤(rùn)潤(rùn)和和成成本本Profit利潤(rùn)4,599,64820.00% of Total Sales Proceed占總銷售收入的比重Constuction Cost建造成本6,750,0002

39、,500per GBA sm每建筑平方米Design Cost設(shè)計(jì)費(fèi)202,5003.00% of Construction Cost占建造成本比重Management Fee管理費(fèi)337,5005.00% of Construction Cost占建造成本比重Property Tax財(cái)產(chǎn)稅600,0001,200per Land sm每土地平方米Interest Paid利息1,502,3598.00% on all cost over the construction period (50% on bldg)占建設(shè)期內(nèi)總支出比重Marketing Cost銷售費(fèi)用919,9304.00%

40、of Total Sales Proceed占總銷售收入比重Development Cost開發(fā)成本00per Land sm每土地平方米Other Cost其他成本2,000,000Total Profit and Cost總總利利潤(rùn)潤(rùn)加加成成本本16,911,937Total Land Value土地總價(jià)值6,086,303Registration Tax登記稅0Acquisition Tax購置稅0Acquisition Cost購置成本0per sq mper sq ftResidual Land Price剩剩余余法法土土地地價(jià)價(jià)值值6,086,30312,173$141.29Com

41、ment評(píng)評(píng)價(jià)價(jià)Complete this section if the site can be developed or re-developed as a commercial facitlity that could generate income. If so, state why is this a viable option for the site? What is thetiming to develop or re-develop? What are the future plans in the surrounding area?如果該地塊能被開發(fā)或改造成獲得收入的商業(yè)區(qū),

42、請(qǐng)完成該問題.請(qǐng)闡述為什么是一個(gè)可行性的選擇?開發(fā)或改造的時(shí)機(jī)是什么?周邊地區(qū)的發(fā)展規(guī)劃如何?INCOME APPROACH收收入入法法RENT COMPARABLES租租金金收收入入比比較較實(shí)實(shí)例例序號(hào)Flr樓樓層層Type of Space用用途途sq m平平方方米米R(shí)ENT(monthly)月月租租金金Rent /sm每每平平方方米米租租金金CAM(monthly)每每月月一一般般收收費(fèi)費(fèi)CAM /smDeposit押押金金#IDYr Built建建造造年年份份sq ft平平方方英英尺尺Address地地址址Rent /sf每每平平方方英英尺尺租租金金CAM /sf#mth ofrent

43、租租賃賃月月數(shù)數(shù)Superior/Inferior Comparing with Subject與與待待估估物物業(yè)業(yè)相相比比是是好好是是差差1000$0.00$0.000.02000$0.00$0.000.03000$0.00$0.000.0ACTUAL TENANT ROLL租租戶戶情情況況一一覽覽表表MARKED TO MARKET TENANT ROLL對(duì)對(duì)市市場(chǎng)場(chǎng)租租戶戶情情況況打打分分表表Flr樓樓層層Type of Space用用途途sq mTenantName租租客客名名稱稱Lease Start Date起起租租日日RENT(monthly)月月租租金金Rent /smCAM(

44、monthly)CAM /smDepositRENT(monthly)Rent/smCAM(monthly)CAM /smDepositCommentRm#房房間間號(hào)號(hào)sq ft Sr/Jr toLien先先取取得得留留置置權(quán)權(quán)Rent /sfCAM /sf#mth ofrentRent/sfCAM /sf#mth ofrent11商鋪70002,100300754$0.00$0.000.0$0.35$0.000.022商鋪1600024,00015001,723$0.00$0.000.0$1.74$0.000.0300000$0.00$0.000.0$0.00$0.000.0400000$0

45、.00$0.000.0$0.00$0.000.0500000$0.00$0.000.0$0.00$0.000.0600000$0.00$0.000.0$0.00$0.000.0700000$0.00$0.000.0$0.00$0.000.0800000$0.00$0.000.0$0.00$0.000.0900000$0.00$0.000.0$0.00$0.000.01000000$0.00$0.000.0$0.00$0.000.01100000$0.00$0.000.0$0.00$0.000.01200000$0.00$0.000.0$0.00$0.000.01300000$0.00$0.00

46、0.0$0.00$0.000.01400000$0.00$0.000.0$0.00$0.000.01500000$0.00$0.000.0$0.00$0.000.0Total2300000026,100113000按年計(jì)算,按年利率計(jì)算,轉(zhuǎn)化為年率 Annualized:00Annualized:313,2000PARKING INCOME停停車車收收費(fèi)費(fèi)樓樓層層Type of Lot停停車車場(chǎng)場(chǎng)數(shù)數(shù)量量ACTUAL RENT實(shí)實(shí)際際租租金金承承租租月月數(shù)數(shù)ESTIMATE RENT估估計(jì)計(jì)租租金金Flr停停車車場(chǎng)場(chǎng)類類型型# of LotTenant Name租租客客名名稱稱Mthly Re

47、ntPer Lot每每停停車車場(chǎng)場(chǎng)資資料料Deposit押押金金 #mth of rentMthlyRentPer LotDeposit#mth ofrentComment備備注注00.000.000.000.000.000.000.000.000.000.0Total0000000Annualized:按年計(jì)算0Annualized:按年計(jì)算0ACTUAL INCOME實(shí)實(shí)際際收收入入ESTIMATE INCOME估估計(jì)計(jì)收收入入% of PGI占可能總收入比重Comment備注% of PGIComment備注Base Rent基本租金00% Base Rent基本租金313,200100

48、% Common Charges日常收費(fèi)00% Common Charges日常費(fèi)用00% Other income其他收入00% Other income其他收入00% Potential Gross Income可能總收入00% Potential Gross Income可能總收入313,200100% Vacancy Factor空置率N/A Vacancy Factor空置率 5.0%15,6605% Effective Gross Income有效總收入00% Effective Gross Income有效總收入297,54095% Management Fees管理費(fèi)0% Ma

49、nagement Fees管理費(fèi)40,000#NAME? Maintenance Costs維護(hù)費(fèi)0% Maintenance Costs維護(hù)費(fèi)0% Real Estate taxes房產(chǎn)稅0% Real Estate taxes房產(chǎn)稅170,00054% Insurance保險(xiǎn)費(fèi)0% Insurance保險(xiǎn)費(fèi)0% Ground Lease Fees土地/場(chǎng)地租賃費(fèi)0% Ground Lease Fees場(chǎng)地租賃費(fèi)0% Other Costs其他費(fèi)用0% Other Costs其他費(fèi)用0% Total Cost總成本00% Total Cost總成本210,00067% Net Operati

50、ng Income凈運(yùn)營(yíng)收入00% Net Operating Income凈運(yùn)營(yíng)收入87,54028% Cap Rate年利率10.00% Cap Rate年利率12% Property Value (A)資產(chǎn)價(jià)值0Property Value (B)資產(chǎn)價(jià)值729,500Final Conclusion最終結(jié)論729,500BInput A or B / defaults to B填入A或B,確省值為BComments備備注注Please complete this section if the subject property is leaseable (ie. produce inco

51、me). Try to get an inplace tenant roll. Have any of the tenants been in arrears? Do some of the tenants have long leases? Isthe property owner occupied?如果待評(píng)估物業(yè)可用于出租,請(qǐng)完成以下問題,盡量獲得一份租客情況一覽表,看有無租客欠租?有無長(zhǎng)期租客?業(yè)主自己是否占用或入住?Please complete this section if the subject property is leaseable (ie. produce income)

52、. Try to get an inplace tenant roll. Have any of the tenants been in arrears? Do some of the tenants have long leases? Isthe property owner occupied?如果待評(píng)估物業(yè)可用于出租,請(qǐng)完成以下問題,盡量獲得一份租客情況一覽表,看有無租客欠租?有無長(zhǎng)期租客?業(yè)主自己是否占用或入住?DISPOSITION STRATEGY戰(zhàn)戰(zhàn)略略部部署署Disposition Strategy:戰(zhàn)略部署選擇Market Value 52Exit Strategy &

53、 Cash Flow Assumptions退退出出策策略略&假假設(shè)設(shè)現(xiàn)現(xiàn)金金流流Disposition StrategyWhy is the above strategy chosen? Any supporting facts? Provide key assumptions behind the strategy and the reasons for them.為何選擇以上策略?支撐的事實(shí)依據(jù)是什么?提供支持該策略的關(guān)鍵假設(shè)是什么,并說明原因?1Quick Sale42DPO3Credit Bid4Market ValueGS Final Collateral Value1A2

54、Valuation Results:評(píng)估結(jié)果Other Value Indicators:其他指導(dǎo)價(jià)格2BACost Approach成本法4,500,000Govt Official Land Price官方基準(zhǔn)地價(jià)2,500,0003CBMarket Approach市場(chǎng)法4,667,500Latest Auction Price最新拍賣價(jià)NA 不適用4DCQuick Exit快速變現(xiàn)價(jià)值3,500,625Seller Property Value賣方物業(yè)價(jià)值5,000,0005EDIncome Approach收入折現(xiàn)法00.0%Cap Rate50Seller Recovery Val

55、ue賣方重置價(jià)5,000,0006FEResidual (Condo)剩余法(公寓)7,228,120年利率7GFResidual (SF)剩余法(住宅)558,0008HGResidual (Income)剩余法(收入折現(xiàn))6,086,303HOther其他Final ConslusionGS Final Collateral Value最后抵押價(jià)4,667,500BFinal Valuation ApproachMarket Approach市場(chǎng)法A) Court Auction (Credit Bid) Scenario法院拍賣情況B) Market Value Scenario市場(chǎng)價(jià)值

56、情況GS Est. Collateral Value物業(yè)抵押價(jià)4,667,500GS Est. Collateral Value物業(yè)抵押價(jià)值4,667,500GS Est. Collateral Value4,667,500 53Change in RE Value轉(zhuǎn)換為售出償付價(jià)值的折扣率Change in RE Value轉(zhuǎn)換為RE價(jià)值A(chǔ)nnual Decline in RE Value0.00%Value after Change轉(zhuǎn)換后價(jià)值4,667,500Value after Change轉(zhuǎn)換后價(jià)值4,667,500Value Net of Future Decline4,667,5

57、00Discount factor折扣率30.0%Discount factor折扣率0.0%Discount factor0.0%Value Net of Discount折后價(jià)3,267,250Value Net of Discount折后價(jià)4,667,500Value Net of Discount4,667,500 54Costs at exit (costs a buyer may consider):變變現(xiàn)現(xiàn)成成本本(買買方方考考慮慮)Comment:備備注注Costs at exit (costs a buyer may consider):退退出出成成本本(買買方方考考慮慮)C

58、osts at exit (costs a buyer may consider):Deposit押金0Deposit押金0Deposit0Tenant Eviction / Buyout Fee驅(qū)逐租客/買斷剩余租期費(fèi)用0Tenant Eviction / Buyout Fee買斷租期費(fèi)用0Eviction/Buyout Fee0Borrower Relocation costs租借人重新布置費(fèi)用0Borrower Relocation costs租借人重新布置費(fèi)用Demoliton Fee拆除費(fèi)用0per GBA sqmDemoliton Fee拆除費(fèi)用00per GBA sqmDemol

59、iton Fee0Capital Improvements資產(chǎn)改良費(fèi)用0per GBA sqmCapital Improvements資產(chǎn)改良費(fèi)用00per GBA sqmCapital Improvements0Legal Fee法定費(fèi)用555,43317.0% of Value Net of DiscountLegal Fee法定費(fèi)用280,0506.0% of Value Net of DiscountLegal Fee280,050Jr Lien Payoff解除留置權(quán)費(fèi)用0NAPJr Lien Payoff解除留置權(quán)費(fèi)用0Jr Lien Payoff0Brokers Fee代理費(fèi)0N

60、APBrokers Fee代理費(fèi)93,3502.0% of Value Net of DiscountBrokers Fee93,350Other Misc. Costs其他雜費(fèi)，土地出讓金專欄0Other Misc. Costs其他雜費(fèi)，土地出讓金專欄0Other Misc. Costs0Asset Liquidation Proceed資產(chǎn)清理收入2,711,818Asset Liquidation Proceed資產(chǎn)清理收入4,294,100Asset Liquidation Proceed4,294,100 55Court Discount factor法院折扣率0.0%Court Discount factor法院折扣率NAKeibai D