On a 300,000 sf plaza that might mean 150k square feet is vacant.
If asking rent is $8 per square foot per year, that means the building has a "potential revenue" figure of of $2.4MM.
The wealthiest person I know prints millions out of thin air in the real estate business.
This is what he does...
A thread.
On a 300,000 sf plaza that might mean 150k square feet is vacant.
If asking rent is $8 per square foot per year, that means the building has a "potential revenue" figure of of $2.4MM.
They basically pay all of the landlord's expenses (except debt service on any loans he/she has, of course).
The equation is:
net operating income / (cap rate) = value
The cap rate is a %.
Think about it as the return on your money, annually, as a percentage, you spent to buy a property.
An 8% return would mean an 8 cap.
But the bottom line is this:
Commercial real estate is valued based on how much money it makes (Net Operating Income)
He's looking at a distressed asset. Half vacant. So there is some upside potential. That potential is baked into the cap rate he can buy it at.
So he makes an offer to buy at an in-place 6 cap.
The NOI = 1.2MM
Cap rate is 6
A quiz -> what is the value?
So my friend gets the property under contract for $20MM.
And while its under contract, before he buys it, he pulls an ace out of his sleeve.
So he prepares his plans to sign long term leases with both of these businesses the day he closes on the property.
And now the retail center is 100% full.
Bringing in $2.4MM a year in NOI.
The upside is gone, so the cap rate will go up slightly, and my friend generally achieves an 8 cap valuation here.
So my friend just bought a building for $20MM, signed two leases, and now its worth $30MM.
So he created $10MM of value out of thin air.
And he does this to two or three retail plazas a year.
https://t.co/FEt1sBoSWS
More from Nick Huber
How to get smarter very fast:
Interact with smart people here on Twitter who have different world-views than you do.
And let them change your mind on something.
Here are the 30 people you should follow (along with my favorite tweet from each)👇👇
Twitter can be terrible if you follow negative people.
It can also be more valuable than a college degree if you follow (and network with) the right people.
You get to look right into their brain and read a daily narrative of HOW they think.
Ok lets go:
#1: @ShaanVP
You know he's all about venture capital based entrepreneurship. I'm about small (non-sexy) business. We disagree on a lot of stuff.
But he's done it and he's won. Bonus follow: @theSamParr (@myfirstmilpod podcast
#2: @fortworthchris
He is where I want to be in 15 years. Has built a massive real estate private equity firm from the ground up. Super grounded with what the way he does business and his podcast @theFORTpodcast is top
#3: @Julian
I'm a scattered thinker and procrastinator.
Julian is a master of clear thinking and simple but effective writing. A world class example of content marketing and
Interact with smart people here on Twitter who have different world-views than you do.
And let them change your mind on something.
Here are the 30 people you should follow (along with my favorite tweet from each)👇👇
Twitter can be terrible if you follow negative people.
It can also be more valuable than a college degree if you follow (and network with) the right people.
You get to look right into their brain and read a daily narrative of HOW they think.
Ok lets go:
#1: @ShaanVP
You know he's all about venture capital based entrepreneurship. I'm about small (non-sexy) business. We disagree on a lot of stuff.
But he's done it and he's won. Bonus follow: @theSamParr (@myfirstmilpod podcast
10 years ago, Netflix spent $0 on original content.
— Shaan Puri (@ShaanVP) January 14, 2021
This year:
Netflix: $11B
Apple: $6B
Disney: $1B
+ amazon, hulu HBO etc.
=
$20B+
Here's a crazy startup idea to take a swing at this $20B+ content pi\xf1ata. \U0001f447 Here's a quick business plan \U0001f914
#2: @fortworthchris
He is where I want to be in 15 years. Has built a massive real estate private equity firm from the ground up. Super grounded with what the way he does business and his podcast @theFORTpodcast is top
When buying a deal, every day that goes by, the potential for tunnel vision grows.
— Chris Powers (@fortworthchris) January 7, 2021
Obsessing over executing detailed Due Diligence early and efficiently is paramount to limiting this.
#3: @Julian
I'm a scattered thinker and procrastinator.
Julian is a master of clear thinking and simple but effective writing. A world class example of content marketing and
THREAD: 10 significant lies you're told about the world.
— Julian Shapiro (@Julian) January 9, 2021
On startups, writing, and your career:
More from Business
I love Twitter.
It’s truly the Town Square of the Internet.
But finding the diamond in the rough voices can be tough.
Here are 20 of my favorite people to follow:
1. Alex Lieberman - @businessbarista
Alex writes extensively about the Founder journey.
The cool part is he’s lived everything he talks about - starting from $0 and selling for $75M with hardly any outside capital raised.
My favorite piece:
2. Ryan Breslow - @ryantakesoff
Ryan is a Top 1% founder.
This guy is a machine - he’s built 2 unicorns before the age of 27.
Ryan spells out lessons on fundraising, operating and scaling.
My favorite piece:
3. Jesse Pujji - @jspujji
Jesse is who I think of when I think “bootstrapping.”
He bootstrapped his company to an 8-figure exit and now shares stories about other awesome bootstrappers.
He’s also got great insight into all things growth marketing:
4. Post Market - @Post_Market
Post puts out some of the most thoughtful investment insights on this platform.
It’s refreshing because Post cuts through the hype and goes deep into the business model.
Idk who he/she/it is, but the insights are 💣.
It’s truly the Town Square of the Internet.
But finding the diamond in the rough voices can be tough.
Here are 20 of my favorite people to follow:
1. Alex Lieberman - @businessbarista
Alex writes extensively about the Founder journey.
The cool part is he’s lived everything he talks about - starting from $0 and selling for $75M with hardly any outside capital raised.
My favorite piece:
A life well-lived is a life-well planned.
— Alex Lieberman \u2615\ufe0f (@businessbarista) July 14, 2021
5 steps to build your own "Life Map" \U0001f9f5
2. Ryan Breslow - @ryantakesoff
Ryan is a Top 1% founder.
This guy is a machine - he’s built 2 unicorns before the age of 27.
Ryan spells out lessons on fundraising, operating and scaling.
My favorite piece:
The biggest lesson I\u2019ve learned in building a $4B company:
— Ryan Breslow \U0001f57a (@ryantakesoff) September 23, 2021
It\u2019s all about the people.
I\u2019m thrilled to announce today that Bolt is the first tech unicorn to officially shift to a 4 day work week.
Here\u2019s why we did it and how we came to the decision \U0001f447\U0001f447\U0001f447
3. Jesse Pujji - @jspujji
Jesse is who I think of when I think “bootstrapping.”
He bootstrapped his company to an 8-figure exit and now shares stories about other awesome bootstrappers.
He’s also got great insight into all things growth marketing:
Welcome new followers!!
— Jesse Pujji (@jspujji) September 16, 2021
Thanks for joining my entrepreneurial community.
To learn more about my journey, listen 2 my convo with @patrick_oshag.
I tell my story about bootstrapping, marketing, DTC and building a culture with conscious leadership. https://t.co/BSg6hCEE0L pic.twitter.com/gH4tAjfFBx
4. Post Market - @Post_Market
Post puts out some of the most thoughtful investment insights on this platform.
It’s refreshing because Post cuts through the hype and goes deep into the business model.
Idk who he/she/it is, but the insights are 💣.
Sweetgreen, ~$400M run-rate in sales (RLM% of 16% in 2019) and 140 units (+20-25 per year).
— Post M. (@Post_Market) October 25, 2021
Lets say 400 units by 2030 @ $3.5M AUV ($2.5M today) and 21.5% RLM. $300M RL EBITDA less $200M in G&A less $25M in maint. capex. is $75M in 'owners' EBIT
Last round at $1.6B. Yikes.
