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Commercial property due diligence investigation - Purchase or not?

Picture of building due diligence investigation A property investor had interest in purchasing a commercial building for rental purposes. The building had retail space on street level and multi-storey office space above.

Our assignment: The investor contracted us to perform a due diligence investigation on the business opportunity.

As part of our due diligence investigation, we compiled zero-based financial forecasts for the building and its foreseen incomes and expenditures. With no escalations on incomes and expenditures, the seller's price seemed to allow the project to be feasible.

However, when we drilled down into the prevalent and anticipated escalations of each of the incomes and expenditures, the project proved cash flow negative (not taking into account its resale value in future) over the medium term. As the escalation differences between the respective items took effect over time, the cash flows would be forced to become negative a number of years into the project. Interest rate expectations were also a significant negative factor at the time [an upward cycle in interest rates had just started].

Seeing the realities quantified and qualified, the property investor subsequently made a more realistic offer to the seller.


Note: Although these are extracts from actual projects we completed, the only intention for reciting them is to illustrate some aspects of the value we were able to offer.

ALL RIGHTS RESERVED. No part of this work, which is all covered by copyright, may be reproduced in any form without the written permission of the author.

Significant effort has been made to trace ownership of copyrighted material, and obtain permission(s) from them. If the copyright on any material is legitimately questioned, we are willing correct future prints of this work.
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            [HTTP_ACCEPT_LANGUAGE] => en-US,en;q=0.5
            [HTTP_ACCEPT_ENCODING] => br,gzip
            [HTTP_HOST] => from-first-principles.ca
            [HTTP_CONNECTION] => Keep-Alive
            [PATH] => /usr/local/sbin:/usr/local/bin:/usr/sbin:/usr/bin:/sbin:/bin:/snap/bin
            [SERVER_SIGNATURE] => 
            [SERVER_SOFTWARE] => Apache
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            [SERVER_PORT] => 443
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    [live] => 
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    [base_url] => http://www.from-first-principles.ca/
    [show] => y
    [dbci] => mysqli Object
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            [client_info] => mysqlnd 7.4.3
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    [onderwerp] => Besoeker "propdev.php" ec2-3-236-98-69.compute-1.amazonaws.com; Plaaslike tyd: Fri Jun 18 6:26:24 UTC 2021
    [subject] => "" from "" experienced an error on "mail_tasks_due.php". 
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    [line] => Line 113: 
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    [message] => 
propdev.php Line 113:

"INSERT INTO first1_principles.browsedata (bladsy_nm, ipadr, host_nm, dtstamp) VALUES ('propdev.php', '3.236.98.69', 'ec2-3-236-98-69.compute-1.amazonaws.com', '2021-06-18 06:26:24')"

mysqli_error():
"Field 'comments' doesn't have a default value";
[ua_exported] => array ( ) [eposAdr] => info@from-first-principles.ca [to] => info@from-first-principles.ca [from] => info@from-first-principles.ca [headers] => Array ( [0] => MIME-Version: 1.0 [1] => Content-Type: text/html; charset=ISO-8859-1 [2] => To: Program Administrator [3] => From: All users 24 hour activity ) [files_array] => Array ( [0] => abal.php [1] => abman.php [2] => agri.php [3] => boat.php [4] => bplan.php [5] => busbudget.php [6] => candle.php [7] => chiro.php [8] => coffee_mr.php [9] => contact.php [10] => corp.php [11] => data_analysis [12] => dd.php [13] => embroid.php [14] => farmbuild.php [15] => feas.php [16] => finfor.php [17] => hunt.php [18] => index.php [19] => innercity.php [20] => invic.php [21] => invico.php [22] => janitor.php [23] => labeq.php [24] => labhire.php [25] => lime.php [26] => mang.php [27] => media.php [28] => media_agency.php [29] => midb.php [30] => mine.php [31] => mr.php [32] => myfcast.php [33] => owa_mr.php [34] => prequity.php [35] => propdev.php [36] => pta_doctor.php [37] => quote.php [38] => register.php [39] => retreat.php [40] => rooibos.php [41] => stratplan.php [42] => tilap.php [43] => tissue.php [44] => transport.php [45] => tshare.php [46] => undert.php [47] => valve.php [48] => venture.php ) [dtstamp] => 2021-06-18 06:26:24 [ua] => Array ( ) [headers_str] => MIME-Version: 1.0, Content-Type: text/html; charset=ISO-8859-1, To: Program Administrator , From: All users 24 hour activity [emails_cart] => Array ( [0] => Task Assistant [1] => ) [mailto] => Task Assistant , )


propdev.php Line 113:

"INSERT INTO first1_principles.browsedata (bladsy_nm, ipadr, host_nm, dtstamp) VALUES ('propdev.php', '3.236.98.69', 'ec2-3-236-98-69.compute-1.amazonaws.com', '2021-06-18 06:26:24')"

mysqli_error():
"Field 'comments' doesn't have a default value";