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Starboard of Miami is a proposed single-phase construction project that would develop land currently leased to the PortMiami. The development partner is offering the PortMiami participation in the project's cash flows and capital events. Specifically, the partner would donate affordable housing valued at $57 million after 10 years and give 10% of leveraged cash flows to the PortMiami. Financial analysis shows the Starboard project would provide the PortMiami a net present value of $171 million over 75 years, representing a 21x better return than the PortMiami's existing land lease.
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Team_5_Presentation
- 2. 2
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- 9. 9
- 10. 10 Note: Starboard of Miami is a single-phase construction project.
- 11. 11
- 12. Specific Lease Terms A. Land Lease Evaluation Years Base Rent 2016 to 2020 $10/sf 2021 to 2025 $20/sf 2026 to 2035 $25/sf 2036 to 2091 $30/sf B. Land Lease Including Cash Flow and Capital Event Participation Cash Flow: Development Partner is offering 10% of their Leveraged Cash Flow share to PortMiami. Capital Event: Affordable Housing will be donated to PortMiami after a 10-year holding period. Using 7% cap rate, the value upon donation will be $57MM. Returns Discount Rate 6.3% NPV 75 year $ 171,047,290 NPV 18 year $ 103,062,574 Existing Financial Position MSRC Ground Lease Base Rent $ 1 Discount Rate 2.5% NPV 18 year $ 4,894,961 Years Escalation 2013 10% 2018 10% 2023 10% 2028 10% 2033 10% The Discount Rate is lower than Starboard of Miami’s rate due to MSRC’s minimized risk of their existing lease structure; Starboard of Miami is offering 21x better return* PortMiami Land Sale Option PortMiami Land Sales Land value $ 49,005,000 Investment return 6.8% Increase 2% NPV 75 year $67,316,549 NPV 18 year $39,082,839 The Investment return is 5% higher than the Starboard’s discount rate based on opportunity cost; Years Escalation 2018 5% 2014 5% 2031 10% 2041 10% 2051 10% 2061 10% 2071 10% 2081 10% 2091 10% Returns Discount Rate 6.3% NPV 75 year $ 142,654,495 NPV 18 year $ 74,669,780 Starboard of Miami is offering 2.6x better return* *Using 18 years holding period - 192,000 SF of open space yields opportunities for flexible Program and community outreach space - Immediate adjacency to transit plaza - Sustainable Development/ LEED Platinum Facility: water conservation, energy efficiency, site sensibility and connection to alternative transportation -- main cornerstones of the project. C. Intangible - Land Value Creation GROUND LEASE ANALYSIS *Using 18 years holding period 12
- 13. 13 FINANCIAL AND SENSITIVITY ANALYSIS General Note: Development Partner’s returns are generated after 10% reduction from ground land lease cash flow participation BASELINE ASSUMPTIONS
- 14. SOURCES AND USES 14 View towards the city (Financial Closing Cost)
- 15. 15 View From Port Miami STARBOARD OF MIAMI