PIA-2-bed-Class-B-Interest-only

Future Estate - Sydney PROPERTY INVESTMENT CASH FLOW ANALYSIS - FIRST YEAR 16-Jul-2013 Prepared for: Consultant: Property: Nelson Street, Blacks Beach Description: Class B - 2 Bedroom Unit (Retail) Investment Cost Purchase price Purchase costs Furniture package Loan costs Total investment cost Loan Details Initial cash invested Additional loan (if required) Initial loan amount (total cost + any additional loan – cash invested) Loan type Interest payments Total loan payments Closing loan balance

510,000 17,975 20,000 4,344 552,319

100,000 17,500 469,819 I/O (6.00%) 28,189 28,189 469,819

Property Income and Expenditure Rental income Rental expenses Net rental income (rent retained – expenses paid)

82,810 15,435 67,375

Pre-Tax Cash Flow (net rent – loan payments)

39,186

Tax Deductions Cash deductions Loan interest Rental expenses Non-Cash Deductions Depreciation – Building ($204,084 @ 2.50%) Depreciation – Furniture, fixtures & fittings Loan cost write-off ($4,344 over 5 yrs) Total Tax Deductions

28,189 15,435 5,102 15,868 869 65,463

Tax Credit Calculation Present taxable income Rental income Total income Total deductions New taxable income Present tax New tax Tax credit or rebate

95,000 82,810 177,810 65,463 112,347 16,550 22,365 -5,815

Annual after-tax surplus (pre-tax cash flow + tax credit) Weekly after-tax surplus

$33,371 $642

Disclaimer: Note that the computer projections listed above simply illustrate the outcome calculated from the input values and the assumptions contained in the model. Hence the figures can be varied as required and are in no way intended to be a guarantee of future performance. Although the information is provided in good faith, it is also given on the basis that no person using the information, in whole or in part, shall have any claim against Future Estate - Sydney, its servants, employees or consultants..

Future Estate - Sydney

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Tabulated breakdown of items contributing to first year cash flow INVESTMENT COST Purchase price Purchase costs Furniture package Loan costs Total investment cost

510,000 17,975 20,000 4,344 $552,319

Purchase Costs Conveyancing costs: Govt. Stamp duty: Total Purchase costs:

2,000 15,975 $17,975

Loan Costs Establishment fees (0.30% of loan): Mortgage insurance (0.25% of loan): Mortgagee's solicitor's fees: Valuation fees: Registration of mortgage: Registration of title: Search fees: Total loan costs:

1,409 1,175 940 300 230 115 175 $4,344

FINANCE Initial cash invested Additional loan (if required) Initial loan amount (total cost + any additional loan – initial cash) Loan type Interest payments Total loan payments Closing loan balance

100,000 17,500 469,819 I/O (6.00%) 28,189 $28,189 469,819

Initial Investment & Loan Amount

Property cost: Renovation costs: Purchase costs: Furniture costs: Loan costs: Additional loan: Totals:

Investment 100,000 0 0 0 0 $100,000

Loan 410,000 0 17,975 20,000 4,344 17,500 $469,819

Total Cost 510,000 0 17,975 20,000 4,344 $552,319

Loan Details Loan type: Interest rate (yr 1) (%) Loan amount($): Loan costs (written off over 5 yrs): Monthly payment: Annual payment:

I/O Yrs 1-40 6.00 $469,819 $4,344 $2,349 $28,189

Future Estate - Sydney

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PROPERTY INCOME & EXPENDITURE Rental income Gross yield (rental income/property value) Rental expenses Net rental income (rent retained – expenses paid) Net yield (net rental income/property value)

82,810 16.24% 15,435 67,375 13.21%

Rental Income Rent per week: Potential annual rent: Vacancy rate: Annual rent:

2,275 118,300 30.00% $82,810

Rental Expenses Regular Expenses: Agent's commission (10.50%): Letting fees: Rates: Insurance: Maintenance: Other expenses: Total regular expenses: Special expenses: Total expenses: Regular expenses as % of annual rent: Net yield or Capitalisation rate:

8,695 3,640 1,500 800 500 300 15,435 0 $15,435 13.05% 13.21%

PRE-TAX CASH FLOW Item Rental income Rental expenses Loan interest Principal payments Cash investments Pre-tax cash flow (year 1)

Cash Amount 82,810 15,435 28,189 0 0 39,186

TAX DEDUCTIONS Cash deductions Loan interest Rental expenses Non-Cash Deductions Depreciation – Building ($204,084 @ 2.50%) Depreciation – Furniture, fixtures & fittings Loan cost write-off ($4,344 over 5 yrs) Total Tax Deductions

28,189 15,435 5,102 15,868 869 $65,463

Depreciation on the building (Capital allowance) Property value: Depreciable amount: Depreciation allowance rate (%): Depreciation claim:

510,000 204,084 2.50 $5,102

Depreciation of fittings (prime cost method) Item Furniture package General fittings Low-value pool Total

Value 20,000 166,365 18,365 $204,730

Effective Life (yrs) 15.00 15.00 4.00

Depreciation 1,333 11,091 3,443 $15,868

Future Estate - Sydney

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TAX CREDIT CALCULATION Present taxable income Rental income Total income Total deductions New taxable income Present tax New tax Tax credit or rebate

95,000 82,810 177,810 65,463 112,347 16,550 22,365 -5,815

AFTER-TAX CASH FLOW Annual after-tax surplus (pre-tax cash flow + tax credit) Weekly after-tax surplus

$33,371 $642

CASH FLOW PROJECTIONS To estimate future cash flows, assumptions have been made with regard to change over time in rental income, rental expenses and taxable income. Rental income is assumed to increase at 4.00% per year from year 1. Rental expenses are assumed to increase at 4.00% per year from year 1.

Cash flow items Rental income Cash invested Principal payments Interest payments Rental expenses Pre-tax cash flow Tax deductions Tax credits After-tax cash After-tax cash flow Cost /(income) per week

Initial 100,000

-100,000

-100,000 -100,000

1yr 82,810 0 0 28,189 15,435 39,186

2yr 86,122 0 0 28,189 16,052 41,881

3yr 89,567 0 0 28,189 16,695 44,684

5yr 96,876 0 0 28,189 18,057 50,630

10yr 117,864 0 0 28,189 21,969 67,706

65,463 -5,815 33,371 33,371 (642)

68,232 -6,109 35,772 35,772 (688)

66,776 -8,210 36,474 36,474 (701)

66,007 -11,796 38,834 38,834 (747)

67,815 -19,732 47,974 47,974 (923)

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($) 200,000

Investment Property Cash Flows

100,000

0

-100,000 0

5

10

15

20

25

Year from purchase Pre-tax

After-tax

Cash flow projections over 25 years Year

1yr 2yr 3yr 4yr 5yr 6yr 7yr 8yr 9yr 10yr 11yr 12yr 13yr 14yr 15yr 16yr 17yr 18yr 19yr 20yr 21yr 22yr 23yr 24yr 25yr

Rental income

Loan payments

Rental expenses

$82,810 $86,122 $89,567 $93,150 $96,876 $100,751 $104,781 $108,972 $113,331 $117,864 $122,579 $127,482 $132,581 $137,885 $143,400 $149,136 $155,102 $161,306 $167,758 $174,468 $181,447 $188,705 $196,253 $204,103 $212,267

$28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189

$15,435 $16,052 $16,695 $17,362 $18,057 $18,779 $19,530 $20,311 $21,124 $21,969 $22,848 $23,762 $24,712 $25,700 $26,729 $27,798 $28,910 $30,066 $31,269 $32,519 $33,820 $35,173 $36,580 $38,043 $39,565

Pre-tax cash flow $-100,000 $39,186 $41,881 $44,684 $47,599 $50,630 $53,783 $57,062 $60,472 $64,018 $67,706 $71,542 $75,532 $79,680 $83,995 $88,482 $93,149 $98,003 $103,051 $108,300 $113,760 $119,438 $125,343 $131,484 $137,871 $144,513

Tax credit

$-5,815 $-6,109 $-8,210 $-10,056 $-11,796 $-13,815 $-15,317 $-16,759 $-18,227 $-19,732 $-21,285 $-22,892 $-24,539 $-26,247 $-28,303 $-36,784 $-39,465 $-42,253 $-45,152 $-48,168 $-51,303 $-54,563 $-57,955 $-61,481 $-65,149

After-tax cash flow $-100,000 $33,371 $35,772 $36,474 $37,543 $38,834 $39,968 $41,745 $43,713 $45,791 $47,974 $50,257 $52,640 $55,141 $57,748 $60,179 $56,365 $58,538 $60,798 $63,148 $65,592 $68,135 $70,780 $73,529 $76,390 $79,364

Future Estate - Sydney

Page 6 Who pays the cost (1st year)?

100% Tenant

Projections over 25 years Year

1yr 2yr 3yr 4yr 5yr 6yr 7yr 8yr 9yr 10yr 11yr 12yr 13yr 14yr 15yr 16yr 17yr 18yr 19yr 20yr 21yr 22yr 23yr 24yr 25yr

Interest costs

Rental expenses

Total cost

$28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189 $28,189

$15,435 $16,052 $16,695 $17,362 $18,057 $18,779 $19,530 $20,311 $21,124 $21,969 $22,848 $23,762 $24,712 $25,700 $26,729 $27,798 $28,910 $30,066 $31,269 $32,519 $33,820 $35,173 $36,580 $38,043 $39,565

$43,624 $44,242 $44,884 $45,551 $46,246 $46,968 $47,719 $48,501 $49,313 $50,158 $51,037 $51,951 $52,901 $53,890 $54,918 $55,987 $57,099 $58,255 $59,458 $60,708 $62,009 $63,362 $64,769 $66,232 $67,754

Rent (tenant) $82,810 $86,122 $89,567 $93,150 $96,876 $100,751 $104,781 $108,972 $113,331 $117,864 $122,579 $127,482 $132,581 $137,885 $143,400 $149,136 $155,102 $161,306 $167,758 $174,468 $181,447 $188,705 $196,253 $204,103 $212,267

Tax credit (taxman)

Cash (you)

$-5,815 $-6,109 $-8,210 $-10,056 $-11,796 $-13,815 $-15,317 $-16,759 $-18,227 $-19,732 $-21,285 $-22,892 $-24,539 $-26,247 $-28,303 $-36,784 $-39,465 $-42,253 $-45,152 $-48,168 $-51,303 $-54,563 $-57,955 $-61,481 $-65,149

$-33,371 $-35,772 $-36,474 $-37,543 $-38,834 $-39,968 $-41,745 $-43,713 $-45,791 $-47,974 $-50,257 $-52,640 $-55,141 $-57,748 $-60,179 $-56,365 $-58,538 $-60,798 $-63,148 $-65,592 $-68,135 $-70,780 $-73,529 $-76,390 $-79,364

Future Estate - Sydney

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(%)

Who pays the costs (10 years)

100.00 90.00 80.00 70.00 60.00 50.00 40.00 30.00 20.00 10.00 0.00 0

1

2

3

4

5

6

7

8

Year from purchase Tenant (100%) Taxman (0%) You (0%)

Average contribution (10 years)

100% Tenant

9

10