Zero Cash Flow/Fully Amortized

I am trying to understand the zero cash flow properties and pros and cons of the same. This will help me to decide whether to buy this type of property v/s other retail. I am not including lease hold in this.
I see the following in this type of properties.
Pros
1. Low Down Payment
2. Interest rate is fixed for life of the lease.
3. Higher IRR because of high leverage
Cons
1. High risk becasue of single tenant like RiteAid/CVS/Walgreen
2. Long term lease with no room for rent increase.
3. Zero Cash flow
Please let me know your thoughts on the same.
In Buying Property - Asked by john P. - Aug 29, 2009
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Answer(s)

Gregory G.
Broker/Agent
San Francisco, CA

Where are you getting your information? These are pretty broad pros and cons.
http://www.gregorygarver.com

Sep 1, 2009
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Paul S.
Broker/Agent
Glendora, CA

During good times people purchase crazy things. I deal with lots of NNN leased single tenant investments. I have yet to figure out why someone would invest in a property that for 20 years has zero cash flow? Of course at the end of the 20 you own the building. But will it have the value it has today? What about inflation? Who knows? Since you initial value is established by the cash generated from the lease what happens 20 years from now when they leave? Now you own an old vacant building. Walgreens is another mystery? Most Walgreen leases are for an initial term of 25 years with no rent increases. Hum, do you think in 25 years we might have a period of high inflation? Even if the answer is no calculate what low inflation does to your equity value. At a 3% inflation rate your equity value will erode by around 50% due to inflation alone. But Walgreens is considered rock solid and many folks will accept a lower return for a very low perceived risk. Your worst nightmare with these type of properties is a vacancy. Now that the good times are over your next tenant will no doubt be paying lower rent? Lower rent equals lower NOI and lower price. I hope someone answers your question with a compelling reason to invest in a receive nothing for 20 year property or let my equity position be eroded by inflation property? By the way I do have a client that buys only Walgreens because he feels there is little or no risk and is willing to give up the inflation loss.
Paul Sylvester,CCIM

Sep 2, 2009
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john P.
Owner/Investor
Cupertino, CA

Thanks for response Paul.
If we don't beleive property worth in 20 years is better than what is it today, then I am not sure if any real estate investment is a good investment.
Assuming in the current market conditions, we need to put 40% down for walgreen with cash flow and 10% for zero cash flow with assumable financing.
If the CAP is same between a walgeen with zero cash flow and walgreen with 10% cash flow, which one would you buy and why?
Thanks in advance.

Sep 2, 2009
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Paul S.
Broker/Agent
Glendora, CA

Sorry John I didn't see your response to my answer. Please email me at pstoski@yahoo.com and I will send you a comparison based on you parameters.
I believe property will be worth more in years to come. However, the value of a NNN leased investment is based on the cash flow. If you lose the tenant along the line or in the end the value of the property will be greatly dimished. Leverage can greatly increase you return. It can also bite if the property goes dark for very long.

Sep 8, 2009
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Gregory G.
Broker/Agent
San Francisco, CA

Hi Farzana,
That's an excellent question because there is a good deal of confusion surrounding the topic.
SHORT ANSWER: depreciation and to protect equity against rising cap rates.
SIDE NOTE- NNN Brokers USA is currently marketing over 30 zero cash flow CVS deals.
LONG ANSWER: Zero cash flow deals, also known as “Zeros,” are structured so that all the rent paid by the tenant goes to the lender. These real estate deals are structured similar to bonds and usually take advantage of high debt to equity ratios (LTV’s in excess of 85%).
There are few zero products on the market because they must meet several criteria. The property must be leased by an investment grade tenant (BBB or higher), the base lease term must be for at least 20 years, and the lease has to be an absolute triple net lease (bond lease).
The main advantage of these zero cash flow deals, real estate bonds, or self-liquidating properties is leverage and depreciation. Zero cash flow properties are great options for various situations.
1) Historically capitalization rates have followed interest rates and it is fact that a property’s value is determined by its capitalization rate ( CAP = NOI/Value ). If interest rates rise, CAP rates follow. For example, say your property type is trading at a 6% CAP rate and CAP rates jump 200 basis points to 8%. Your property’s value just dropped 25%. If you had an LTV of 75% or greater you are now underwater (owing the bank more than your property is worth). Fluctuations in CAP rates and interest rates do not affect the value of zero cash flow deals. Being underwater can lead to foreclosure which often triggers a taxable gain. Keep in mind that even if the CAP rates rise and the property value drops below the debt, the owner is not in jeopardy because the lease payments will still satisfy the debt service (in a zero cash flow deal).
2) Maybe you are focused on growing your portfolio but want to do so with as little risk as possible. Zero cash flow transactions allow investors to leverage their tenant’s investment grade credit rating thus allowing them to purchase property with as little as 10% down. These debt structures can be non-recourse and have balloons of up to 20 years. Some are even self liquidating (you own the property free and clear at the end of the 20 year term).
3) Consider another scenario, it is 2008 and you just sold at the top of the market. You would rather invest in another business venture than buy back in an overpriced market. A zero cash flow deal enables you to cash out your gain and postpone your tax recognition. Basically a bond type of refinancing.
4) One last common scenario… Your corporation, LLC, or partnership needs a higher depreciable basis to offset current income. A zero cash flow deal as we previously mentioned, provides the ability to buy one of the most depreciable basis’ with the least amount of equity (other than leasehold interests ).
An example of a zero transaction is a CVS pharmacy with the following terms:
(1) Initial lease term 25 years, expiring on January 31, 2035.
(2) Loan term is 22 years
(3) Fully-amortizing, non-recourse loan.
(4) Interest rate is 7.507%
(5) Tenant has a 3 year rent holiday in the last 3 years of the initial lease
(6) Property may be acquired all cash (subject to paydown/readvance feature), or as debt assumption.
(7) Property is zero cash flow
(8) Absolute net lease; no landlord responsibilities.
http://nnnbrokersusa.com

Oct 25, 2010
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