Resort Development. Lake Clinton. REQUEST FOR PROPOSAL - COST RESPONSE Bid Event Number: EVT
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1 Resort Development Lake Clinton REQUEST FOR PROPOSAL - COST RESPONSE Bid Event Number: EVT
2 Tax Exempt Bond Financing Bond Investors Qualified Institutional Buyers ( QIBs ) Non-Recourse Tax-Exempt Hotel Revenue Bonds $$ Hotel Corporation Development Agreement Asset Management Agreement Developer & Asset Manager Construction Contract Hotel Operating Agreement CM Operator Single Purpose Corporation City/County-appointed Board Holds title to Hotel Board engages Developer for delivery
3 Model assumptions: Project Cost Assumptions Cost Per Room 220,458 # of Rooms 120 Land 0 Average Occupancy % 63.00% Hotel Const. Contract 18,000,000 Debt (20 yr) 3.00% 20,000,000 74% Average Room Rate $ FF&E 3,500,000 Land/ Equity I 500,000 26% Room Rate Growth 2.0% Soft Costs 3,885,000 Equity II 6,455,000 Expense Inflatio(only total expense line inflated) 2.5% Start-up Costs 1,070,000 TOTAL 26,955,000 City Contribution Total Investment 26,455,000 C on C Return 1.20% OPERATING PROJECTIONS Available Rooms Occupancy % 57.00% 60.00% 63.00% 63.00% 63.00% Average Room Rate $ $ $ $ $ Rooms Rented 24,966 26,280 27,594 27,594 27,594 RevPar $81.51 $90.00 $99.54 $ $ Room Revenue 3,570,138 3,942,000 4,359,852 4,497,822 4,635,792 Telephone Revenue 2,497 2,628 2,759 2,759 2,759 Bistro Revenue 750, , , , ,000 Meeting Room Revenue 15,000 15,000 15,000 15,000 15,000 Market Revenue 31,208 32,850 34,493 34,493 34,493 Catering Commissions 5,200 5,200 5,200 5,200 5,200 Detergent Revenue Washer/Dryer Revenue 999 1,051 1,104 1,104 1,104 Dry Cleaning Revenue 1,373 1,445 1,518 1,518 1,518 Vending Commissions 1,248 1,314 1,380 1,380 1,380 Other Income 1,300 1,300 1,300 1,300 1,300 GNS Revenue 14,281 15,768 17,439 17,991 18,543 GNS Rebates -7,140-7,884-8,720-8,996-9,272 Promo Rebate Other Rebates -5,355-5,913-6,540-6,747-6,954 Chargebacks -1,785-1,971-2,180-2,249-2,318 Total Revenue 4,379,212 4,753,051 5,172,881 5,310,851 5,448,821
4 Cost of Sales Telephone Expense 13,399 13,420 13,442 13,442 13,442 Bistro Labor/food cost 600, , , , ,000 Meeting Room Cost of Sales 3,750 3,750 3,750 3,750 3,750 Linen expense 8,738 9,198 9,658 9,658 9,658 Guest supplies 28,561 31,536 34,879 35,983 37,086 Guest food 250, , , , ,000 Laundry 8,738 9,198 9,658 9,658 9,658 Other Cleaning Supplies 7,490 7,884 8,278 8,278 8,278 Operating Supplies 19,973 21,024 22,075 22,075 22,075 Dry Cleaning Expense 1,099 1,156 1,214 1,214 1,214 Market COS 18,725 19,710 20,696 20,696 20,696 Detergent - Cost of sales Total Cost of Sales 960, , ,848 1,004,952 1,016,055 Gross Profit 3,418,560 3,775,985 4,179,033 4,305,899 4,432,766 OPERATING EXPENSES: Bad Debt Expense Cash over/short Postage / Airborne 1,625 1,625 1,625 1,625 1,625 Recruiting / Training 2,500 2,500 2,500 2,500 2,500 Office Supplies 3,250 3,250 3,250 3,250 3,250 Employee Relations 4,000 4,000 4,000 4,000 4,000 Uniform Expense 1,800 3,000 3,000 3,000 3,000 Guest Relations 10,710 11,826 13,080 13,493 13,907 Travel Expense Walked Guests 1,071 1,183 1,308 1,349 1,391 Management Fees 218, , , , ,441 Electricity 125, , , , ,253 Gas 41,057 45,333 50,138 51,725 53,312 Water & Sewer 33,916 37,449 41,419 42,729 44,040 Repair & Maint 17,851 43,362 47,958 49,476 50,994 Pool Expense 3,570 3,942 4,360 4,498 4,636 Licenses Cablevision 12,000 12,000 12,000 12,000 12,000 HSIA 14,000 14,000 14,000 14,000 14,000
5 OPERATING EXPENSES: Bank Fees Credit Card Discounts 120, , , , ,843 Local Marketing 26,000 26,000 26,000 26,000 26,000 Royalty Fees 178, , , , ,790 Maintenance Contracts 9,000 18,000 18,000 18,000 18,000 Boiler Supplies 1,785 1,971 2,180 2,249 2,318 Professional Expense 3,900 3,900 3,900 3,900 3,900 Other expense Reservation expense 112, , , , ,027 Travel Agent Commissions 17,851 19,710 21,799 22,489 23,179 Group Leads Expense Dues & Subscriptions 1,300 1,300 1,300 1,300 1,300 Disputed Calls Central Reservations 28,711 30,222 31,733 31,733 31,733 Period Charges - Misc PMS Support 13,000 13,000 13,000 13,000 13,000 Revenue Management 12,000 12,000 12,000 12,000 12,000 Marketing Fund 107, , , , ,074 Health Insurance 18,000 18,000 18,000 18,000 18,000 Salaries & Wage Expense 689, , , , ,667 Sales Commission 12,000 12,000 12,000 12,000 12,000 Payroll Tax Expense 53,678 53,678 53,678 53,678 53,678 FUTA Expense 4,771 4,771 4,771 4,771 4,771 SUTA Expense 17,542 17,542 17,542 17,542 17,542 Workers Comp Insurance 21,050 21,050 21,050 21,050 21,050 Other Taxes Real Property tax Expense 175, , , , ,000 Insurance 45,000 45,000 45,000 45,000 45,000 Total Operating Expenses 2,166,615 2,328,720 2,488,838 2,573,225 2,663,977 Net Income from Operations 1,251,944 1,447,265 1,690,195 1,732,674 1,768,789
6 OTHER INCOME Guest Tax Interest Income Total Other Income Net Income 1,252,444 1,447,765 1,690,695 1,733,174 1,769,289 Interest Expense 936, , , , ,502 Principal Amoritization , , ,435 Operating Cashflow 315, , , , ,352 Refurbishment Reserve 107, , , , ,074 C-Flow Avail. To Owners 208, ,580 8,963 47,303 79,278 AVG C-Flow per Year 76,672 CUMULATIVE C-FLOW TO OWNERS 208, , , , ,721 REMAINING DEBT BALANCE 19,385,806 19,385,806 18,710,529 18,002,469 17,260,034
7 UNLEVERAGED RETURN ON INVESTMENT INITIAL INVESTMENT 26,955,000 OPERATING CASHFLOW 1,251,944 1,447,265 1,690,195 1,732,674 1,768,789 REFURBISHMENT COSTS (107,104) (118,260) (130,796) (134,935) (139,074) CLOSE VALUE (10% Cap) A-TAX CASH FLOWS (26,955,000) 1,144,840 1,329,005 1,559,399 1,597,739 1,629,715 IRR % NPV at 10% (19,582,802) LEVERAGED RETURN ON INVESTMENT INITIAL INVESTMENT 6,455,000 OPERATING CASHFLOW 315, , , , ,352 REFURBISHMENT COSTS (107,104) (118,260) (130,796) (134,935) (139,074) CLOSE VALUE (10% Cap Less Debt) CASH FLOWS (6,455,000) 208, ,580 8,963 47,303 79,278 ANNUAL CASH DIVIDENDS: 3.2% 6.5% 0.1% 0.7% 1.2% IRR % NPV at 10% (5,298,053) Total Cash Flow Before Debt Service $1,144,840 $1,329,005 $1,559,399 $1,597,739 $1,629,715 Total Principal $708,060 $742,435 Total Interest $936,743 $906,925 $875,660 $842,876 $808,502 Total Debt Service $936,743 $906,925 $875,660 $1,550,937 $1,550,937 Debt Service Coverage Ratio Cash Flow in Excess of Debt Service $208,097 $422,080 $683,740 $46,803 $78,778 Total Projected Revenue $3,570,138 $3,942,000 $4,359,852 $4,497,822 $4,635,792 Projected Occupancy 57.00% 60.00% 63.00% 63.00% 63.00% Projected Average Rate $ $ $ $ $ Total Projected RevPar $81.51 $90.00 $99.54 $ $ Revenue Required to Break Even $3,362,041 $3,519,920 $3,676,112 $4,451,019 $4,557,014 Break Even RevPar $70.31 $73.62 $76.88 $93.09 $95.31 Break Even Occupancy 49% 51% 54% 65% 67%
8 Development Budget Resort Hotel and Conference Center Clinton Lake, KS Rooms 120 Description Cost Total Per Room Land $0 Total Land $0 $0 Building Costs $15,000,000 Site Costs $3,000,000 Total Construction $18,000,000 $150,000 Furniture & Equip. $3,500,000 Total FF&E $3,500,000 $29,167 Architect/Engineering $1,300,000 Attorney / Feasibility / Appraisal $300,000 Insurance & Taxes $50,000 Permits & Fees $85,000 Management / Preopening Fee $100,000 Construction Contingency $500,000 Pre-development Costs $350,000 Project Management $1,200,000 Total Soft Costs $3,885,000 $32,375 Working Capital $200,000 Construction Interest $150,000 Operating Interest $120,000 Loan / Closing Costs $150,000 Preopen Expense $200,000 Contingency $250,000 Total Financing/Start-Up Costs $1,070,000 $8,917 Total $26,455,000 $220,458
9
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