713 West Palm Drive, Florida City, FL 33034 — Single Tenant NNN Educational Investment
GOCOMMERCIAL REAL ESTATE | BRAD KUSKIN | BKUSKIN@GOCOMMERCIAL.COM
Acquisition Inputs
Parcel 1 — School Building
Purchase Price$10,900,000
Remaining lease term: 4.00 years (lease expires June 30, 2030)
Include Parcel 2 — Expansion Land (1.47 Acres)INCLUDED
Parcel 2 Purchase Price$2,900,000
Current Lease (Fixed Terms)
Current Monthly Rent$47,503.88
Current Annual Rent$570,046.53
Lease ExpirationJune 30, 2030
Renewal Option15 Years (to ~2045)
Annual Escalation (Min %)3.0%
Renewal / Market Reset (2030)
Market Rent at Renewal ($/SF)$32.00
Tenant Executes Extension OptionYES
Vacancy / Re-Leasing Assumptions
Lease-Up Time (Months Vacant)6
Lease-Up Costs & Commissions$100,000
New Lease Term (Years)10
Post Renewal Annual Escalation3.0%
Exit Assumptions
Exit Cap Rate5.50%
Hold Period (Years)10
Closing / Transaction Costs (%)1.5%
Debt Assumptions
Use Acquisition FinancingYES
Acquisition Debt (Parcel 1)
Loan to Value (LTV %)75%
Interest Rate (%)6.00%
Amortization (Years)25
Interest Only Period (Years)0
Loan Term (Years)10
Construction / Development Financing (Parcel 2)
Loan to Cost (%)65%
Construction Interest Rate (%)7.50%
Interest Only Period (Months)24
Perm Loan Amortization (Years)25
Phase II Development
Phase II Building SF30,421
Construction Cost ($/SF)$400
Soft Costs (% of Hard Costs)15%
Phase II Lease Rate ($/SF NNN)$32.00
Phase II Construction Start (Year)2
Construction Duration (Months)18
Key Investment Metrics
$13,800,000
Total Acquisition Cost
5.23%
Going In Cap Rate (Parcel 1)
$358
Price / SF (Building)
$570,047
Year 1 NOI
$973,472
Projected NOI at 2030 Market Reset
8.93%
Yield on Cost at Market Reset
+70.8%
NOI Uplift at Renewal
$14.4M
Est. Replacement Cost (Building)
Projected Cash Flow Schedule — Parcel 1
Year
Period
Monthly Rent
Annual NOI
Cumulative NOI
Notes
Phase II Development Returns
$14,450,000
Hard Construction Costs
$19,517,500
Total Development Cost (Land + Build)
$973,472
Phase II Stabilized NOI
4.99%
Phase II Yield on Cost
Combined Campus (Parcel 1 + Phase II) at Stabilization
$1,946,944
Combined Campus NOI
5.86%
Combined Yield on Total Invested Capital
Financing Summary
$0
Acquisition Loan Amount
$0
Equity Required
$0
Annual Debt Service
$0
Monthly Debt Service
0.00x
Year 1 DSCR
0.0%
Year 1 Cash on Cash Return
0.00x
DSCR at 2030 Market Reset
0.0%
Cash on Cash at Market Reset
Construction / Development Financing (Parcel 2)
$0
Construction Loan Amount
$0
Developer Equity Required
$0
Interest Only (Annual)
$0
Perm Debt Service (Annual)
💰
All Cash Acquisition
No debt service. Unlevered and levered returns are identical.
Total Return Analysis
12.4%
Estimated Unlevered IRR
0.0%
Estimated Levered IRR
2.3x
Unlevered Equity Multiple
0.0x
Levered Equity Multiple
$0
Total Cash Flow (Hold Period)
$0
Estimated Exit Value
Year
NOI (P1)
NOI (P2 Dev)
Total NOI
Debt Service
Net Cash Flow
This Investment Analyzer is provided for illustrative purposes only. All projections, estimates, and financial metrics are hypothetical and based on user defined assumptions. Actual results may differ materially. Prospective investors should conduct independent due diligence and consult qualified legal, tax, and financial advisors prior to making any investment decision. GoCommercial Real Estate makes no representations or warranties regarding the accuracy or completeness of any projection herein. Prepared March 2026.
