Real estate development does not happen in a financial vacuum. The statement below presents a financial model for building an Industrial Campus in Silicon Valley. The project includes building a rail line that will be compatible with the BART system proposed for Silicon Valley. This line would run from Caltrain to the Guadalupe corridor light rail line on North First Street with stops at the San Jose Airport terminals, long term parking, and rental car facility.
The Industrial Campus and the rail line will not only provide a realistic alternative for Silicon Valley commuters, it will also provide much needed congestion relief at the San Jose Airport. It will make it possible for anyone living on the Peninsula from San Francisco to Gilroy to commute to the new Industrial Campus or the San Jose Airport in a fraction of the time it now takes to drive. Because the new transit line will also connect with the ACE line, commuters from the East Bay will see similar savings in time.
An important aspect of this plan is that it requires no public investment. By using our land so much more efficiently, the revenue derived from this asset in the form of lease payments produces the funds necessary to finance the plan.
This will lead to a new paradigm for funding transportation infrastructure. Instead of raising tax revenue, we can borrow money to redevelop the land more efficiently and repay the loans with the additional revenue this redevelopment generates.
| Assumptions | |||
| Land purchase price ($/sqft) | $145 | ||
| Office building cost($/sqft) | $95 | ||
| Garage building cost($/sqft) | $35 | ||
| Lease rate($/sqft/month) | $3.50 | ||
| Vacancy rate | 5% | ||
| Bond rate | 8.00% | ||
| Bond term (years) | 30 | ||
| Construction period (years) | 5 | ||
| Development Costs | |||
| Land purchased (acres) | 125 | $789,525,000 | |
| Office space (sqft) | 10,800,000 | $1,026,000,000 | |
| Garage space (sqft) | 9,186,560 | $321,529,600 | |
| Transil line | $500,000,000 | ||
| Total | $2,637,054,600 | ||
| Construction Expense | |||
| Bond interest accumulated during construction period | $1,054,821,840 | ||
| Monthly Revenue | |||
| Rent | $35,910,000 | ||
| Monthly Expenses | |||
| Bond Interest | $17,580,364 | ||
| Bond Principle | $7,325,142 | ||
| Construction expense | $3,516,073 | ||
| Operation and Maintenance factor for office buildings, parking structures, park, pedestrian malls, and rail line (% cost/year) | 1.50% | ||
| Operation and maintenance: ($/month) | $3,296,318 | ||
| Management factor for property management, taxes, insurance etc. | 1.75% | ||
| Property management | $3,845,705 | ||
| Total | $35,563,611 | ||
Monthly Cash Flow |
$346,389 | ||
Annual Income |
$4,156,664 | ||