Replacement Cost

This is the cost to build a brand new, similar, and competing project in the same location as an existing building.

When underwriting a property, it is important to understand the replacement cost.  If a brand new and almost identical building can feasibly be built for cheaper on a per square foot basis in a nearby location than what it would cost to buy the project being evaluated, then the replacement cost is lower than the cost to purchase and the investor should consider passing on the property and/or developing the new project.

Putting ‘Replacement Cost’ in Context

Summit Peak Partners, a boutique real estate investment firm specializing in Core-Plus opportunities, is evaluating the purchase of Alpine Office Plaza, a 100,000-square-foot suburban office property located in Boulder, Colorado. The property is well-situated with easy access to downtown Boulder and offers amenities such as structured parking, an on-site fitness center, and recently upgraded tenant suites. The purchase price is $32 million, equating to $320 per square foot.

Analyzing Replacement Cost

During the underwriting process, Summit Peak Partners carefully evaluates the replacement cost of the asset to determine whether acquiring the existing building makes financial sense. The analysis includes obtaining current construction cost estimates from local contractors and comparing them to the projected acquisition costs.

Replacement Cost Estimate

• Hard Costs (Construction, labor, materials): $240 per square foot
• Soft Costs (Design, permitting, legal, insurance): $60 per square foot
• Land Acquisition Costs: $20 per square foot (assuming a 3-acre parcel)
• Total Replacement Cost: $320 per square foot

Decision-Making Implications

With the replacement cost matching the acquisition price at $320 per square foot, Summit Peak Partners delves deeper into additional factors such as:

• Construction Timeline: The estimated time to build a new office plaza is 24 months. In contrast, Alpine Office Plaza is fully leased and generating income today, offering immediate cash flow.
• Lease-Up Risk: A new build would require a leasing strategy to attract tenants, while Alpine Office Plaza already enjoys a 90% occupancy rate with strong credit tenants.
• Market Dynamics: Current market data suggests Boulder is experiencing rising construction costs and tightening office vacancies, making future replacement costs likely to exceed $320 per square foot.

Conclusion

Given the parity between replacement cost and acquisition price, Summit Peak Partners decides that acquiring Alpine Office Plaza provides a favorable opportunity to capture stabilized cash flow without incurring development risk or delays. Additionally, projected market growth indicates that rents are likely to rise, offering long-term upside potential.

This hypothetical case highlights how understanding replacement cost is critical in assessing whether to acquire an existing property or pursue new development.