A.CRE

Municipal Bond

A municipal bond, colloquially referred to as a muni bond, is a debt instrument originated by a state or local government for financing public projects. These bonds are generally exempt from federal as well as state and local taxes, and as a result investors demand a lower yield relative to bonds that aren’t tax-exempt.

Municipal bond yields are often used in real estate analysis to determine the appropriate discount rate for valuing a property tax abatement.

Putting ‘Municipal Bond’ in Context

Jefferson Family Capital, a generational family office based in Chicago, is evaluating an investment opportunity in a new affordable multifamily development project in suburban Indianapolis, Indiana. The project, named Crossroads Village Apartments, will consist of 150 units designed to serve households earning 60% or less of the area median income (AMI).

The Role of Municipal Bonds

The Crossroads Village project has been approved for a 15-year property tax abatement from the local government to incentivize the development of affordable housing. The abatement significantly reduces the project’s annual operating expenses by eliminating a substantial portion of the property tax burden. However, Jefferson Family Capital must assess the present value of this tax abatement when calculating the overall investment return.

To estimate the appropriate discount rate for valuing the abatement, Jefferson Family Capital uses the prevailing yield on municipal bonds. Municipal bond yields are widely considered a benchmark for low-risk, tax-exempt cash flows, making them a suitable proxy for discounting tax abatements.

Case Study Details

  • Project Details: The total development cost for Crossroads Village Apartments is projected to be $18 million. The annual property taxes without the abatement are estimated at $150,000. With the abatement in place, the developer will pay a nominal fee of $5,000 annually.
  • Municipal Bond Yield: The yield on 15-year municipal bonds is currently 3.0%.
  • Net Savings from Abatement: $145,000 annually for 15 years.

Calculating the Present Value of the Tax Abatement

To determine the value of the property tax abatement, Jefferson Family Capital calculates the present value (PV) of the net annual savings of $145,000 using the municipal bond yield of 3.0% as the discount rate. The formula for the present value of an annuity is used:

PV = Net Savings × [(1 – (1 + r)-n) / r]

Where:

  • Net Savings: $145,000
  • r: 0.03 (3.0% yield)
  • n: 15 years

Using this formula, the present value of the tax abatement is approximately $1,731,001. This represents a significant incentive for Jefferson Family Capital, reducing the effective cost of the project and enhancing the investment’s overall returns.

Conclusion

Municipal bond yields play a crucial role in determining the discount rate for evaluating tax-advantaged real estate investments. In this case, Jefferson Family Capital uses the yield on 15-year muni bonds to value the property tax abatement associated with Crossroads Village Apartments. The $1.73 million present value of the abatement underscores the importance of this incentive in making the project financially viable while fulfilling the community’s need for affordable housing.

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