Submit one excel file - do not attemt to upload a google docs file. Show all work by using formulae in all calculated cells. Do not forget to save your file before uploading it; click "submit" to complete.

You plan to purchase an office building for $4 million, selling it at the end of  year 5 at a cap rate of 12%. Selling cost will be $80,000 at the end of year 5.

Over the next year, its 10 suites will rent for $5,500 per month per suite. 

Assume vacancy and collection losses of 8%. Miscellaneous income is $4,000 per year, while operating expenses and capex together are 35% of EGI plus a fixed component of $40,000. The miscellaneous income, fixed costs, OE-ratio, and V&L-ratio will not change YoY.

A 25-year amortization, 5-year mortgage can be obtained for 7% at a wide range of LTVs, with no fees.

Your RE market analysis suggests the following outcomes for PGI growth over the next 6 years: -3% (10% probability), -1% (20%), 1% (40%), 4% (20%), and 6% (10%).

If the rf rate is 1%, what are the Sharpe ratios for an unlevered investment and an investment at 50% LTV? Which alternative is better assuming equity capital opportunity cost is not a concern?