Acme Investors is considering the purchase of the undeveloped Baker Tract of land. It is currently zoned for agricultural use. If purchased, however, Acme must decide how to have the property rezoned for commercial use and then how to develop the site. Based on its market study, Acme has made estimates for the two uses that it deems possible, that is, office or retail. Based on its estimates, the land could be developed as follows: Which would be the highest and best use of this site?
Office Retail
Rentable Square Feet 100,000 80,000
Rents per square foot $24 $30
Operating Expenses Ratio 40% 50%
Avg. Growth in NOI Per Year 3% 3%
Required Return (r) 13% 14%
Total Construction Cost
per square foot $100 $100
Using the information from above, but assuming the site is currently improved with an industrial building that generates $400,000 of NOI per year. Investors require a return of 10% for such properties and assume no growth in NO. It would require $50,000 to demolish the existing building/prepare the site for redevelopment. From your work in above, what is the highest and best use as vacant? What is the highest and best use as improved?