Delray Central OM

DELRAY CENTRAL | HISTORICAL EXPENSES

Square Feet:

175,719

2014 (2)

2015

2016

Pro Forma (1)

Operating Expenses

Total $

$ PSF

Total $

$ PSF

Total $ $ PSF Total $ $ PSF

EXPENSES

Real Estate Taxes (3)

$240,938 $57,252 $125,103 $27,546 $113,385 $144,421 $147,750 $119,886 $25,260 $43,104 $366,141 $25,606

$1.37 $0.33 $0.71 $0.16 $0.65 $0.82 $0.84 $0.68 $0.14 $0.25 $2.08 $0.15 $0.00

$243,036 $98,439 $63,445 $35,206 $127,323 $215,596 $102,216 $67,582 $18,457 $78,779 $238,384 $27,457

$1.38 $0.56 $0.36 $0.20 $0.72 $1.23 $0.58 $0.38 $0.11 $0.45 $1.36 $0.16 $0.03

$432,106 $2.46 $132,520 $0.75 $103,266 $0.59 $35,895 $0.20 $97,340 $0.55 $139,414 $0.79 $152,828 $0.87 $61,237 $0.35 $25,058 $0.14 $133,260 $0.76 $301,910 $1.72 $39,482 $0.22 $7,964 $0.05

$441,507 $132,528 $111,371 $37,579 $85,000 $107,497 $147,660 $55,500 $25,716 $126,044 $312,900 $33,120

$2.51 $0.75 $0.63 $0.21 $0.48 $0.61 $0.84 $0.32 $0.15 $0.72 $1.78 $0.19 $0.05

Insurance

Management Fee (4)

Administrative (5)

Payroll (6)

Repairs & Maintenance

Janitorial

Landscaping (7) Trash Removal

Contract Services (8)

Electric

Water & Sewer

$5,401

$9,060

$0

Non-Recoverable (9)

Total Expenses

$1,436,392

$8.17 $1,321,322 $7.52 $1,662,280 $9.46 $1,625,482 $9.25

NOTES: 1) Pro Forma based on 2017 budget expenses unless otherwise noted 2) 2014 Expenses based on previous ownerships's budget 3) Pro Forma taxes equal to 2016 taxes, inflated by 3% (with 4% early payment discount). It is the responsibility of the investor to reassess taxes in accordance with the projected purchase price. 4) Management Fee is 3% of Effective Gross Revenue 5) Administrative expenses include: management office expenses 6) Payroll includes half salary for property manager, assistant property manager, and maintenance engineer. Historically, payroll also included allocation for accounting and payroll personnel which are now included in the Management Fee above.

7) Landscaping category included some "Contract Services" in 2014 under prior ownership 8) Contract Services includes elevator, HVAC and other maintenance contract services 9) Non-recoverable includes marketing and tenant function expenses

A bors Portfolio Valuation - GTM - 32817

4/12/2017 3:51 PM

Delray Central // Page 44