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The D.E.M.I. is a brand whose set of standards are adopted by the affiliated real estate professionals.

Clarifications


Most of The Entries Are

are standard boiler-plate, but operation expenses are budgeted at their highest anticipated levels:
  1. Utilities are budgeted at 25% above the average for one bedroom apartments in Philadelphia to account for the unsanctioned, but inevitable, “couch-surfing guests” who drift in and out of North Philadelphia housing ($0.204 / Sq. Ft. / Month for water, electricity and heat)
  2.  Not shown, but included in the 5% "Advertising" entry are “Rewards”. (2% discounts for tenants who pay their rent early or on time, with either cash or automatic bill paying.)
  3. The “Supported Valuation” level approximates what the building’s replacement cost would be in late 2017
Rents were calculated to qualify as both “affordable” and sufficient to carry a mortgage that would be available based on the building’s fair market value.

The floor plans were created to provide the maximum utility that can be provided for those rents. (Those rents are only possible in a three-story building)

“Dividends” are equivalent to “Debt Service”. Those dividends were calculated to equal a 5%, 30-year mortgage because, during the initial term of this project, rates are expected to rise to that level from the current interest rate of less than 4%.

When each project ends, The Initiative’s annual reports will become a five-year record of rental income and ownership expenses that are sufficient to carry a conventional mortgage, earn a profit and continue as a profitable business venture under new ownership.

Since the property’s new owner will probably want to raise the rents to an amount that more closely resembles market value, the Buyer proforma  provides inflation-adjusted figures  that unfreezes the rental income and expenses to provide a future owner with new, inflation-adjusted baselines that reflect higher, but still “affordable” rents. Of course, if they choose, they will be free to set the rents even higher than that when they take ownership

The Buyer Proforma also omits payments for services like advertising and building management that a new owner will probably handle as do-it-yourself. It also includes continued rental payments on the new owner’s personal unit, despite the likelihood that those payments will end or be significantly reduced.

No projections are made for what would happen if the new owner remodels the third floor into a single apartment (Each floor plan is designed to minimize the cost of eventual remodeling to create one, or more, one-bedroom apartments or apartments that occupy more than one floor)

 The Initiative is structured to simplify a traditional mortgage application process for a new owner. But the holding company framework in Rocky Roadz creates another possible financing option with ESOPs (Employee Stock Ownership Plans). New owners will need to decide which method best suits their circumstances and goals.

The average of rents for both DEMI models ($581.81) represents an affordable 29.96% of the average household income in North Philadelphia. (but 35.2% of the median household income) We can only target one and two-person households with rooms in shared housing or efficiency units.

 The first-floor room of the DEMI-1 is the smallest and prices out at $5.20 per square foot per month. The other four rooms in the building cost $4.16 per square foot per month. In the DEMI-2 model, the first floor units cost $4.00 per square foot per month and the four units in the upper floors cost $3.36 per square foot per month Within reason, tenants will have access to the basement for storage on a first come, first served basis, without storage units provided and without any guarantees against loss or damage. (That privilege will be cancelled immediately if a tenant stores any items that carry any insect or rodent infestation, present a fire or injury hazard or emit offensive odors) All tenants will be required to sign annual leases that are renewable at the initial rents outlined in these pro formas, until the building ownership is transferred from DEMI to its next owner.

At this time, no security deposits are anticipated There are hundreds of rentals in Philadelphia that are less expensive than DEMI units will be, but none that match their value. Offering highly marketable properties at “affordable” rates should limit the losses from vacancies and evictions, but, to keep estimates conservative, we used an eviction estimate that is the average for metropolitan Philadelphia.

 

 

 

 

How "Affordable"
Was Determined


DEMOGRAPHICS
Total Population   47,541
Male Population   22,194
Female Population   25, 345
Change Since 2000   5.1%
Change Since 2010   1.0%
Median Age   26.44
HOUSEHOLDS
Total Households   15,882
Family Households   10,346
Non-Family Households 5,537
Households With Children   6,276
Households w/o Children   9,609
Average Number /Household   2.69

OCCUPATIONS
White Collar   5,176 (66%)
Blue Collar   2,712 (34%)

MARITAL STATUS
Never Married   19,081
Married   5,195
Separated   1,779
Widowed   946
EDUCATION No High School   4,036
Some High School   6,056
Some College   2,827
Associate Degree   488
BA or BS Degree   1,531
Graduate Degree   585


INCOME
Median Income Under 25   $12, 288
Median Income 25-44   $19,097
Median Income 45-64   $18,432
Median Income Over 65   $16,341
Average Household Income   $23,303
Average Household Expenses $27,859
Median Household Income   $16,508
Income Change Since 2000   +4%
Income Change Since 2010   0%

https://www.point2homes/US/Neighborhood/PA/Philadelphia/North Philadelphia

 

 

 

 

DEMI 1

DEMI 1

DEMI 2

DEMI 2

DEMI 3

DEMI 3


DEMI Floor Plans

attempt to balance the needs of tenants within the restrictions imposed by the narrow parcels of land upon which rowhouses are built.

Each model is scaleable, with a basic DEMI 1 that can be built on lots as narrow as thirteen feet and a basic DEMI 2 on lots as narrow as fifteen feet.

Each model contains three floors because two floors can't support the financials that are necessary for satisfying the "affordable" portion of this program (We define "affordable" as rents that are less than 30% of the average neighborhood income.)

The DEMI 2 that is shown presents a row house with four efficiency apartments and a third floor apartment, but it will usually be constructed with two efficiency apartments on the third floor. The apartment is shown to illustrate how the option holder will probably remodel the units when that person purchases the building.

The DEMI 3 contains three identical efficiency apartments. It is scaleable for even the narrowest lots.



Special Features

DEMI blue prints contain several unusual features that appeal to tenants or lower operational costs. Many achieve both.

  • Roof Top “Yards” A properly designed “green roof” can save energy, mitigate runoff and provide a reasonable substitute for the lack of usable yard space. With space for tenant container gardening and seating, these green roofs, surrounded by a parapet wall, will provide a valuable space for safe relaxation. A small area, upgraded with fire retardant materials, will provide space for tenant-owned barbecue equipment.

  • Antennae Most lower income individuals rely on free, over-the-air television broadcasts. A roof top antenna, with outlets in each bedroom, will provide optimal reception, while reducing the need for tenant solutions that can damage the properties.

  • Whole House Fan With a single fan in the roof and transoms over the bedroom doors, all the air in a multi floored building can be replaced with fresher, cooler outside air within minutes. During periods of extreme heat, the fans can keep the air moving and provide comfort, without the expense of air conditioning.

  • “Scissor Staircases” For the sake of safety and visual perception, bi-directional stairs reduce injurious falls and appear less cramped than a straight staircase. Positioned in the center of the building, they also provide safer egress if emergency escape is ever necessary.

  • Light Dimmers, Sensors and Timers Outside lights that are controlled by light sensors, hallway lights that dim overnight and ceiling lights in private rooms that operate through a dimmer switch provide utility savings and greater functionality for residents.

  • Anonymous Comments, Criticisms and Suggestions Forums on www.RockyRoadz.com will provide a comfortable resource for anonymous resident feedback and for reference by potential future tenants and “Rocky Road” partners.

 

 

 


Projected DEMI-1
Income and Expenses
Other Models Are Proportionally Higher

Affiliate Proforma



 

 

 

 

 


Projected DEMI-1 Buyer
Income and Expenses

 Buyer Proforma

This proforma uses inflation adjusted figures to project Operation Expenses and Gross Income beginning in Year 1 for the new buyer ---- Year 6 after the first occupation of the building.

Administrative Costs and Building Manager Payroll were omitted because the new owner is
probably going to personally handle those duties.

 

 

 

 

 

 

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Branded Merchandise   |    Celata Creatives   |   Rememories Of   |   Urban Fair Trade   |   Rocky Roadz   |   Vittle People   |   Validate My Ride   |   Junk Yard Geeks   |   Advisory Team   |   Privacy