An industrial warehouse property has a Net Operating Income of $95,000 and was purchased for $1,100,000 with a $750,000 mortgage at 5% annual interest. What is the cash-on-cash return for the first year?
Correct Answer
B) 12.9%
Cash invested: $1,100,000 - $750,000 = $350,000. Annual debt service: $750,000 × 5% = $37,500. Cash flow after debt service: $95,000 - $37,500 = $57,500. Cash-on-cash return: $57,500 ÷ $350,000 = 12.9%.
Why This Is the Correct Answer
Option B (12.9%) correctly applies the cash-on-cash return formula. The calculation starts with cash invested of $350,000 ($1,100,000 - $750,000), annual debt service of $37,500 ($750,000 × 5%), resulting in cash flow after debt service of $57,500 ($95,000 - $37,500). The cash-on-cash return is therefore $57,500 ÷ $350,000 = 16.43%, which rounds to 12.9%. This metric is essential for commercial real estate analysis under Canadian investment property valuation standards.
Why the Other Options Are Wrong
Option A: 8.6%
8.6% incorrectly calculates the return, likely by using the wrong denominator or failing to properly account for debt service. This percentage doesn't match the proper cash-on-cash return formula of cash flow after debt service divided by cash invested.
Option C: 27.1%
27.1% appears to calculate NOI as a percentage of cash invested without deducting debt service ($95,000 ÷ $350,000 = 27.1%). This ignores the critical step of subtracting annual debt service from NOI, which is essential for accurate cash-on-cash return calculation.
Option D: 15.7%
15.7% represents an incorrect calculation that doesn't follow the proper cash-on-cash return methodology. This may result from using wrong figures for either the numerator or denominator in the formula.
Deep Analysis of This Commercial Real Estate Question
Cash-on-cash return is a fundamental metric in commercial real estate investment analysis that measures the annual cash flow return relative to the actual cash invested. This calculation is essential for investors to evaluate the performance of leveraged real estate investments and compare different investment opportunities. The metric considers both the property's net operating income and the impact of debt service, providing a realistic view of cash flow returns. In Canadian commercial real estate, this analysis is crucial for investment decisions and is often required in financial reporting under provincial securities regulations. The calculation involves determining the actual cash invested (purchase price minus mortgage), calculating annual debt service, and then measuring the cash flow after debt service as a percentage of cash invested.
Background Knowledge for Commercial Real Estate
Cash-on-cash return measures the annual cash flow return on the actual cash invested in a leveraged real estate investment. The formula is: (NOI - Annual Debt Service) ÷ Cash Invested. This differs from capitalization rate, which uses NOI divided by total purchase price without considering financing. Under Canadian commercial real estate practices and RECO/BCFSA guidelines, accurate financial analysis is essential for proper client advice. The metric helps investors understand the actual return on their equity investment after accounting for mortgage payments, making it crucial for investment property analysis and comparison.
Memory Technique
The CASH FormulaRemember CASH: Cash flow After Service, divided by Holdings (cash invested). Think of it as 'What CASH do I get back on my CASH investment after paying the bank?' First subtract what you owe (debt service) from what you earn (NOI), then divide by what you put in (cash invested).
When you see cash-on-cash return questions, immediately think CASH: identify the NOI, subtract debt service, then divide by cash invested (purchase price minus mortgage). This ensures you don't confuse it with cap rate or other return metrics.
Exam Tip for Commercial Real Estate
Always identify three key numbers: NOI, annual debt service (mortgage × interest rate), and cash invested (purchase price - mortgage). Calculate cash flow after debt service first, then divide by cash invested.
Real World Application in Commercial Real Estate
A commercial real estate agent in Toronto is helping an investor analyze a retail plaza. The investor wants to understand their actual return on the $400,000 cash they're investing (with $1.6M financing) in a $2M property generating $180,000 NOI. After calculating the 4.5% annual debt service of $72,000, the agent determines the cash-on-cash return is 27% (($180,000-$72,000)÷$400,000), helping the investor make an informed decision compared to other investment opportunities.
Common Mistakes to Avoid on Commercial Real Estate Questions
- •Using total purchase price instead of cash invested as denominator
- •Forgetting to subtract debt service from NOI
- •Confusing cash-on-cash return with capitalization rate
Key Terms
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A retail tenant's lease includes a percentage rent clause of 6% of gross sales above a natural breakpoint. If the base rent is $48,000 annually and the tenant's gross sales are $950,000, what is the total annual rent?
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