Real Estate Finance and Investments 15th Edition Brueggeman Solutions Manual

Real Estate Finance and Investments 15th Edition

Brueggeman Solutions Manual

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Solutions to Questions—Chapter 6
Mortgages: Additional Concepts, Analysis, and Applications

Question 6-1
What are the primary considerations that should be made when refinancing?
The borrower must determine whether to present value of the savings in monthly payments is greater than the
refinancing costs (points, origination fees, costs of (1) appraisal, (2) credit reports, (3) survey, (4) title insurance, (5)
closing fees, etc.

Question 6-2
What factors must be considered when deciding whether to refinance a loan after interest rates have declined?
The payment savings resulting from the lower interest rate must be weighed against the costs associated with
refinancing such as points on the new loan or prepayment penalties on the loan being refinanced.

Question 6-3
Why might the market value of a loan differ from its outstanding balance?
The balance of a loan depends on the original contract rate, whereas the market value of the loan depends on the
current market interest rate.

Question 6-4
Why might a borrower be willing to pay a higher price for a home with an assumable loan?
An assumable loan allows the borrower to save interest costs if the interest rate is lower than the current market
interest rate. The investor may be willing to pay a higher price for the home if the additional price paid is less than
the present value of the expected interest savings from the assumable loan.

Question 6-5
What is a buydown loan? What parties are usually involved in this kind of loan?
A buydown loan is a loan that has lower payments than a loan that would be made at the current interest rate. The
payments are usually lowered for the first one or two years of the loan term. The payments are “bought down” by
giving the lender funds in advance that equal the present value of the amount by which the payments have been
reduced.

Question 6-6
Why might a wraparound lender provide a wraparound loan at a lower rate than a new first mortgage?
Although the wraparound loan is technically a “second mortgage,” the wraparound lender is only required to
make payments on the existing mortgage if the borrower makes payments on the wraparound loan. Furthermore,
the wraparound lender is typically taking over an existing mortgage that has a below market interest rate. Thus,
the wraparound lender is benefiting from the spread between the rate being earned on the wraparound loan and
that being paid on the existing loan. This allows the wraparound lender to earn a higher return on the incremental
funds being advanced even if the rate on the wraparound loan is less than the rate on a new first mortgage.

Question 6-7
Assuming the borrower is in no danger of default, under what conditions might a lender be willing to accept a
lesser amount from a borrower than the outstanding balance of a loan and still consider the loan paid in full?
If interest rates have risen significantly, the market value of the loan will be less. Thus, the lender may be willing
to accept less than the outstanding balance of the loan, especially if the lender still receives more than the market
value of the loan. The lender can then make a new loan at the higher market interest rate.

Question 6-8
Under what conditions might a home with an assumable loan sell for more than comparable homes with no
assumable loans available?
The home with an assumable loan might be expected to sell for more than comparable homes with no assumable
loans available when the contract interest rate on the assumable loan is significantly less than the current market
rate on a loan with similar maturity and similar loan-to-value ratio. Note that if the dollar amount of the
assumable loan is significantly less than that which could be obtained with a market rate loan, the benefit of the
assumable loan is diminished because the borrower may need to make up the difference with a second mortgage.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Question 6-9
What is meant by the incremental cost of borrowing additional funds?
The incremental cost of borrowing funds is a measure of what it really costs to obtain additional funds by getting a
loan with a higher loan-to-value ratio that has a higher interest rate. This measure is important because the contract
rate on the loan with the higher loan-to-value ratio does not take into consideration the fact that this higher rate must
be paid on the entire loan - not just the additional funds borrowed. Thus, the borrower should consider the
incremental cost of the additional funds to know what it is really costing to borrow the additional funds.

Question 6-10
Is the incremental cost of borrowing additional funds affected significantly by early repayment of the loan?
The incremental cost of borrowing additional funds can be affected significantly by early repayment of the loan,
especially if additional points were paid to obtain the additional funds. Thus, the borrower should consider how
long he or she expects to have the loan when calculating the incremental cost of the additional funds.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Solutions to Problems—Chapter 6
Mortgages: Additional Concepts, Analysis, and Applications

INTRODUCTION

The following solutions were obtained using an HP 12C financial calculator. Answers may differ slightly due to rounding or
use of the financial tables to approximate the answers. As pointed out in the chapter, there is often more than one way of
approaching the solution to the problems in this chapter. Thus “alternative solutions” are shown were appropriate.

Problem 6-1
(a)
Because the amount of the loan does not matter in this case, it is easiest to assume some arbitrary dollar amount that is easy
to work with. Therefore we will assume that the purchase price of the home is $100,000. Thus the choice is between an
80 percent loan for $80,000 or a 90 percent loan for $90,000. The loan information and calculated payments are as follows:

Alternative Interest Rate Loan Term Loan Amount Monthly Payments

90% Loan 8.5% 25 yrs. $90,000 $724.70
80% Loan 8.0% 25 yrs. 80,000 617.45
Difference $10,000 $107.25

i(n,PV,PMT,FV)

n = 25x12 or 300
PMT = $107.25
PV = -$10,000
FV = 0
Solve for the annual interest rate:
i = 12.26%

Solving for the interest rate with a financial calculator we obtain an incremental borrowing cost of 12.3 percent. (Note: Be
sure to solve for the interest rate assuming monthly payments. With an HP12C you will first solve for the monthly interest
rate, then multiply the monthly rate by 12 to obtain the nominal annual rate.)

(b)
Alternative Loan Amount Points Net Proceeds Monthly Payments
90% Loan $90,000 $1,800 $88,200 $724.70
80% Loan 80,000 0 80,000 617.45
Difference $8,200 $107.25

$107.25 x (MPVIFA, ?%, 25 yrs..) = $8,200

i(n,PV,PMT,FV)

n = 25x12 or 300
PMT = $107.25
PV = -$8,200
FV = 0
Solve for the annual interest rate:
i = 15.35%

Solving for the interest rate with a financial calculator we now obtain an incremental borrowing cost of 15.35 percent.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications

(c)
We now need the loan balance after 5 years.

Alternative Loan Amount Monthly Payments Loan Balance

90% Loan $90,000 $724.70 $83,508.62
80% Loan 80,000 617.45 73,819.37
Difference $10,000 $107.25 $9,689.37

Note that the net proceeds of the loan is still $8,200 as in Part b. Thus we have:

i(n,PV,PMT,FV)

n = 25x12 or 300
PMT = $107.25
PV = -$8,200
FV = $9,689.37
Solve for the annual interest rate:
i = 17.96%

Solving for the interest rate with a financial calculator we now obtain an incremental borrowing cost of 17.96 percent.

Problem 6-2
(a)
For this problem we need to know the effective cost of the $180,000 loan at 9% combined with the $40,000 loan at 13%

Loan Amount Interest Rate Loan Term Monthly Payments

$180,000 9% 20 yrs.. $1619.51
40,000 13% 20 yrs.. 468.63
Combined $220,000 $2,088.14

i(n,PV,PMT,FV)

n = 240
PMT = $2,088.14
PV = -$220,000
FV = $0
Solve for the annual interest rate:
i = 9.76%

Solving for the effective cost of the combined loans we obtain 9.76%. This is greater than the 9.5% rate on the single
$220,000 loan. Thus the $220,000 loan is preferable.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
(b) REV
We now need the loan balance after 5 years:

Loan Amount Interest Rate Loan Term Monthly Payments Loan Balance
$180,000 9% 20 yrs.. $1619.51 $159,672.44
40,000 13% 20 yrs.. 468.63 37,038.81
Combined $220,000 $2,088.14 $196,711.25

i(n,PV,PMT,FV)

n = 60
PMT = $2,088.14
PV = -$220,000
FV = $196,711.25
Solve for the annual interest rate:
i = 9.74%

Solving for the interest rate, which represents the combined cost, we obtain 9.74%. The effective cost of the single $220,000
would still be 9.5% even if it is repaid after 5 years because there were no points or prepayment penalties. Thus the $220,000
loan is still better.

(c)
Assuming the loan is held for the full term (to compare with Part a:)

Loan Amount Interest Rate Loan Term Monthly Payments

$180,000 9% 20 yrs.. $1619.51
40,000 13% 10 yrs.. 597.24
Combined $220,000 $2,216.75

The combined payments are made for the first 10 years only. After that, only the payment on the $180,000 loan is made.

IRR(CF1, CF2, ….CFn)

CFj nj

-$220,000.00
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
2,216.75 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12
1,619.51 n = 12

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Solve for the IRR:
= 0.79% x 12 = 9.49% (annual rate, compounded monthly)

Note that the payment of $1,619.51 is first discounted as a 10 year annuity (years 11 to 20) and further discounted as a lump
sum for 10 years to recognized the fact that the annuity does not start until year 10. When calculating the IRR in excel input
the monthly payment (annuity) in each cell for each period as opposed to one lump annual payment amount.

Solving for the cost we obtain 9.49%. This is less than 9.5% rate for the single $220,000 loan. Thus, the combined loans are
preferred.

Assuming the loan is held for 5 years (to compare with Part b):
We now need the loan balance after 5 years.

Loan Amount Interest Rate Loan Term Monthly Payments Loan Balance
$180,000 9% 20 yrs.. $1619.51 $159,672.68
40,000 13% 10 yrs.. 597.24 26,248.89
Combined $220,000 $2,216.75 $185,921.57

i(n,PV,PMT,FV)

n = 60
PMT = $2,216.75
PV = -$220,000
FV = $185,921.57
Solve for the annual interest rate:
i = 9.67%

We now obtain 9.67%. This is greater than the 9.5% rate for a single loan.

Problem 6-3
Preliminary calculation:

The existing loan is for $95,000 at a 11% interest rate for 30 years (monthly payments). The monthly payment is $904.71.
The balance of the loan after 5 years is $92,306.41.

Payment on a new loan for $92,306.41 at a 10% rate with a 25 year term are $838.79.

(a)
Alternative Interest Rate Loan Term Loan Amount Monthly Payments
Old loan 11% 30 yrs.. $95,000 $904.71
New loan 10% 25 yrs.. 92,306 838.79
Savings $65.92

Cost of refinancing are $2,000 + (.03 x $92,306.41) = $4,769.19. Considering the $4,769.19 as an “investment” necessary to
take advantage of the lower payments resulting from refinancing

i(n,PV,PMT,FV)

n = 300
PMT = $65.92
PV = -$4,769.19
FV = $0
Solve for the annual interest rate:
i = 16.30%

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Solving for the rate we obtain 16.30%. It is desirable to refinance if the investor can not get a higher yield than 16.30% on
alternative investments.

Alternate solution:
Amount of new loan $92,306.00
Cost of refinancing $4,769.19
Net proceeds $87,536.81

The net proceeds can be compared with the payment on the new loan to obtain an effective cost of the new loan. We have:

i(n,PV,PMT,FV)

n = 300
PMT = $838.79
PV = -$87,536.81
FV = $0
Solve for the annual interest rate:
i = 10.70%

Solving for the effective cost we obtain 10.70%. Because the effective cost is less than the cost of the existing loan (11%)
the conclusion is to refinance.

(b)
For a 5-year holding period we must also consider the balance of the old and new loan after 5 years. We have:

Alternative Loan Amount Interest Rate Loan Term Monthly Payments Loan Balance
Old loan $95,000 11% 30 yrs.. $904.71 $87,648.82*
New loan 92,306 10% 25 yrs.. 838.79 86,918.44
65.92 $730.38

* Balance after 5 additional years or 10 years total.

Looking at the refinancing cash outflows as an investment we have:

i(n,PV,PMT,FV)

n = 60
PMT = $65.92
PV = -$4,769.19
FV = $730.38
Solve for the annual interest rate:
i = -0.60%

Solving for the IRR we obtain -0.60%.

The negative return tells you this is a bad investment if the new loan is paid off so quickly. The reason for the negative return
is that you pay for the refinancing up-front, but do not benefit from the lower monthly payments on the new financing for a
period of time long enough to cover and/or justify the cost of refinancing.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Alternative solution:
The effective cost is now as follows:

i(n,PV,PMT,FV)

n = 60
PMT = $838.79
PV = -$87,536.81
FV = $86,918.44
Solve for the annual interest rate:
i = 11.39%

Solving for the effective cost we obtain 11.39%. The effective cost is now higher than the rate of return on the old loan
(11%) so refinancing is not desirable.

Problem 6-4
Payments on the $140,000 loan at 10%, 30 years are $1,228.60 per month.

(a)
Note that there are 25 years remaining.

The balance after 5 years can be found by discounting the remaining payments as follows:

PV (n,i,PMT,FV)
n = 300
PMT = $1,228.60
i = 10%
FV = $0
Solve for the annual interest rate:
PV = $135,204.03

The market value of the loan can be found by discounting the payments of $1,228.60 for 25 years (monthly) using the
required rate of 11%. We have:

PV (n,i,PMT,FV)
n = 300
PMT = $1,228.60
i = 11%/12
FV = $0
Solve for the annual interest rate:
PV = $125,352.88

This is lower than the balance of the loan because payments are discounted at a higher rate than the contract rate on the loan.

(b)
The balance of the original loan after five additional years (10 years from origination) is $127,313.21.

To calculate the market value assuming the loan is repaid after 5 additional years, we have:

PV (n,i,PMT,FV)
n = 300
PMT = $1,228.60
i = 11%
FV = $127,313.21
Solve for the annual interest rate:
PV = $130,144.64
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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications

Problem 6-5
(a)
Alternative 1: Purchase of $150,000 home:

Interest Rate Loan Term Loan Amount Monthly Payments

First mortgage 10.5% 20 yrs.. $120,000 $1,198.06

or

Alternative 2: Purchase of $160,000 home:

Interest Rate Loan Term Loan Amount Monthly Payments

Assumption 9% 20 yrs.. $100,000 $899.73
Second mortgage 13% 20 yrs.. 20,000 234.32
$120,000 $1,134.05

The loan amounts are the same under the two alternatives. The second alternative has lower total payments resulting in
savings of $64.01 per month ($1,198.06 - $1,134.05), but requires an additional $10,000 cash outflow as an additional down
payment.

i(n,PV,PMT,FV)

n = 240
PMT = $64.01
PV = -$10,000
FV = $0
Solve for the annual interest rate:
i = 4.64%

The IRR is 4.64%. This does not make sense if the investor can earn more than this on the $10,000. This appears to be too
low to justify the additional $10,000 equity - especially with mortgage interest rates at 10.5%. Note that the borrower could
take the $150,000 home and use the extra $10,000 to borrow less money, e.g. $110,000 instead of $120,000 which results in
interest savings of 10.5% (the rate on the loan).

The point is that the investor’s opportunity cost is 10.5%, which is higher than the 4.64% that would be earned by taking the
second alternative.

Note to instructors:
It is informative to calculate exactly how much more the borrower could pay for alternative 2. This is found by discounting
the payment savings at 10.5%. We have:

PV (n,i,PMT,FV)
n = 240
PMT = $64.01
i = 10.50%/12
FV = $0
Solve for the annual interest rate:
PV = $6,411.39

Thus, the borrower would be indifferent between alternative 1 and 2 if the price of the home for alternative 2 was $156,411.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
(b)
With the homeowner providing the second mortgage for the additional $20,000 at 9% (purchase money mortgage) we have:

Alternative 2: Purchase of $160,000 home:

Interest Rate Loan Term Loan Amount Monthly Payments

Assumption 9% 20 yrs.. $100,000 $899.73
Second mortgage 9% 20 yrs.. 20,000 179.95
$120,000 $1,079.68

Savings are now $1,198.06 - $1,079.68 = $118.38 per month. An additional down payment of $10,000 is still required.

The IRR is now 13.17%

(c)
Alternative 2: Purchase of $160,000 home:

Interest Rate Loan Term Loan Amount Monthly Payments

Assumption 9% 20 yrs.. $100,000 $899.73
Second mortgage 9% 20 yrs.. 30,000 269.92
$130,000 $1,169.65

The savings are now $1,198.06 - $1,169.65 or $28.41 per month. Because of the additional amount of the second mortgage,
there is no additional down payment even though $10,000 more is paid for the home. Thus, the borrower saves $28.41 under
alternative 2 with no additional cash outlay- which is clearly desirable.

Problem 6-6
Loan Amount Payment Term
Wraparound $150,000 $1,800.25 15 yrs.
Existing 100,000 1,100.25 15 yrs. (remaining)
Difference $50,000 $700.25

$700.25 x (MPVIFA, ?%, 15 yrs..) = $50,000

i(n,PV,PMT,FV)

n = 180
PMT = $700.25
PV = -$50,000
FV = $0
Solve for the annual interest rate:
i = 15.01%

Solving for the IRR we obtain 15.01%. This is the incremental return on the wraparound. Because this is greater than the
14% rate on a second mortgage, the second mortgage is better.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Alternative solution:
Loan Amount Payment Term
Second mortgage $50,000 $665.87 15 yrs.
Existing loan 100,000 1,100.00 15 yrs. (remaining)
Total $150,000 $1765.87

The total payments on the existing loan plus a second mortgage is $1,765.87, which is less than the payments on the
wraparound. Furthermore, the effective cost of the combined loans is as follows:

i(n,PV,PMT,FV)

n = 180
PMT = $1,765.87
PV = -$150,000
FV = $0
Solve for the annual interest rate:
i = 11.64%

The IRR is 11.64%. Thus, the effective cost of the combined loans is less than the wraparound.

Thus, the combined loans are better. Note: we can only compare payments when the loan terms are the same. However, we
can compare effective costs when they differ. As a result, the effective cost is more general than simply comparing
payments.

Problem 6-7
(a)
Payments on a $100,000 loan at 9% for 25 years is $839.20.

The present value of $839.20 at 9.5% for 25 years is $96,051.64.

The difference between the contract loan amount ($100,000) and the value of the loan ($96,051.64) is $3,948. This must be
added on to the home price. Thus, the home would have to be sold for $110,000 + $3,948 or $113,948.

Alternative solution:
Payments on a loan for $100,000 at 9.5%: $873.70
Payments on a loan for $100,000 at 9%: 839.20
Savings by getting the loan at 9%: $34.50

Present value of the saving discounted at 9.5%:

PV (n,i,PMT,FV)
n = 300
PMT = $34.50
i = 9.50%
FV = $0
Solve for the annual interest rate:
PV = $3,948

This is the amount that has to be added to the home as before.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
(b)
The balance of the $100,000 loan (9%, 25 yrs.) after 10 years is $82,739.23. We now discount the payments on the $100,000
loan which are $839.20 and the balance after 10 years which is 82,739.23. Both are discounted at the market rate of 9.5%.
We have:
PV (n,i,PMT,FV)
n = 300
PMT = $839.20
i = 9.50%
FV = $82,739.23
Solve for the annual interest rate:
PV = $96,973

Subtracting this from the loan amount of $100,000 we have $100,000 - $96,973.69 or $3,027. This is the amount that must
be added to the home price. Thus, the home price must be $110,000 + $3,027 or $113, 027. Not as much has to be added
relative to (a) because the borrower would not have to be given the interest savings for as many years.

Alternative solution:
The difference in payments for a $100,000 loan at 9% and $100,000 at 9.5% is $34.50 (same as alternative solution to part a.)
We must also consider the difference in loan balances after 10 years.

Balance of $100,000 loan at 9.5% after 10 years: $83,668.75

Balance of $100,000 loan at 9% after 10 years: 82,739.23
Savings $929.52

We now discount the payment savings and the savings after 10 years.

PV (n,i,PMT,FV)
n = 120
PMT = $34.50
i = 9.50%
FV = $929.52
Solve for the annual interest rate:
PV = $3,027

Thus $3,027 must be added to the home price as above.

Problem 6-8 Amount of

(a) Reduction Payment will be Months
Monthly payment reduction during the first year (50% of $726.96): $363.48 $363.48 12
Monthly payment reduction during the second year (25% of $726.96): $181.74 $545.22 12
Discounting the payment reduction at 10% per annum (10%/12 per month) - $726.96 276

Solve for PV of all future monthly payments:

PV (i,PMT,n,FV)
CFj = 363.48
nj = 12
CFj = 181.74
nj = 12
Discount at i = 10% ÷ 12
And find PV = $6005.66

Note that the second year payment reduction is an annuity that starts after one year i.e. period 13.

Thus, the builder would have to give the bank $6,005.66 up front.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
(b)
Based on the results from (a), the buydown loan is worth $6,005.66 in present value terms. We would expect the home to
sell for $6,005.66 more than a comparable home that did not have this loan available. Thus, if the home could be purchased
for $5,000 more, the borrower would gain in present value terms by $6,006 - $5,000 or $1,006.

Problem 6-9
(a) Step 1, Calculate the dollar monthly difference between the two financing options.
Original loan payment:
PV = -$140,000
i = 7/12 or 0.58
n = 15x12 or 180
FV = 0
Solve for the payment:
PMT = $1,258.36

Find present value of the payments at the market rate of 8%

i = 8%/12
n = 15x12 or 180
FV = 0
PMT = $1,258.36
Solve for PV:
PV = $131,675.49

This is the market (cash equivalent) value of the loan.

The buyer made a cash down payment of $60,000.

Cash equivalent value of loan $131,675.49

Cash down payment 60,000.00
Cash equivalent value of property $191,675.49

(b) If it is assumed that the buyer only expected to benefit from the favorable financing for five years:

Loan balance after 5 years is $108,378

Find present value of payments for 5 years and loan balance at the end of the 5 th year.

i = 8%/12
n = 5x12 or 60
FV = $108,378
PMT = $1,258.36
Solve for PV:
PV = $134,804.72

Cash equivalent value of loan $134,804.72

Cash down payment 60,000.00
Cash equivalent value of property $194,804.72

The cash equivalent value is higher because the buyer was not assumed to have discounted the loan by as much.

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
Problem 6-10
Question: A borrower is making a choice between a mortgage with monthly payment or bi-weekly payments; the loan will
be $200,000 @ 6% interest for 20 years.
(a) How would you analyze these alternatives?
(b) What if the bi-weekly loan was available for 5.75%? How would your answer change?

(a) Calculate Monthly Payments:

PV = <$200,000>
FV = 0
n = 240 (12*20)
i = 6%
Solve: PMT = $1,432.86

Calculate Bi-Weekly Payments: $1432.86 ÷ 2 = $71,643.

Remember: bi-weekly payments total 26 per year

Calculate maturity period:

PV = <$200,000>
FV = 0
i = 6% ÷ 12
PMT = $716.43 (1432.86/2)
Solve: n = 17.3 years (449 payments / 26 payments per year)

Compare Total Payments:

$1,432.86*240 = $343,866.40
$716.43*449 = $321,677.07

Bi-weekly payments would be less costly by $22,209.33 (343,886.40-321,977.07).

(b) Recalculate the above based on 5.75% interest:

PV = <$200,000>
FV = - 0
i = 5.75% ÷ 12
PMT = 716.43
n = ?? → 16.73 years (435 payments / 26 payments per year)

$1,432.86*240 = $343,886.40
$716.43*435 = $311,647.05

Conclusion: Bi-weekly payments would be even less costly by $32,239.35 (343,886.40-311,647.05).

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Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications

Chapter 6 Appendix

Problem 6A-1
(a)
Loan $100,000, 10% interest, 15 yrs (monthly payments)
Monthly payment $1,074.61

Before-tax After-tax
Value
Month Payment Interest Principal Balance of Deduction AT Payment
0 -100000 -100000
1 1074.61 833.33 241.27 99,759 250.00 824.61
2 1074.61 831.32 243.28 99,515 249.40 825.21
3 1074.61 829.30 245.31 99,270 248.79 825.82
4 1074.61 827.25 247.35 99,023 248.18 826.43
5 1074.61 825.19 249.42 98,773 247.56 827.05
6 1074.61 823.11 251.49 98,522 246.93 827.67
7 1074.61 821.02 253.59 98,268 246.30 828.30
8 1074.61 818.90 255.70 98,013 245.67 828.93
9 1074.61 816.77 257.83 97,755 245.03 829.57
10 1074.61 814.62 259.98 97,495 244.39 830.22
11 1074.61 812.46 262.15 97,233 243.74 830.87
12 1074.61 810.27 264.33 96,968 243.08 831.52
13 1074.61 808.07 266.54 96,702 242.42 832.18
14 1074.61 805.85 268.76 96,433 241.75 832.85
15 1074.61 803.61 271.00 96,162 241.08 833.52
16 1074.61 801.35 273.26 95,889 240.40 834.20
17 1074.61 799.07 275.53 95,613 239.72 834.88
18 1074.61 796.78 277.83 95,335 239.03 835.57
19 1074.61 794.46 280.14 95,055 238.34 836.27
20 1074.61 792.13 282.48 94,773 237.64 836.97
21 1074.61 789.77 284.83 94,488 236.93 837.67
22 1074.61 787.40 287.21 94,201 236.22 838.39
23 1074.61 785.01 289.60 93,911 235.50 839.10
24 1074.61 782.59 292.01 93,619 234.78 839.83
25 1074.61 780.16 294.45 93,325 234.05 840.56
26 1074.61 777.71 296.90 93,028 233.31 841.29
27 1074.61 775.23 299.37 92,728 232.57 842.04
28 1074.61 772.74 301.87 92,427 231.82 842.78
29 1074.61 770.22 304.38 92,122 231.07 843.54
30 1074.61 767.68 306.92 91,815 230.31 844.30
31 1074.61 765.13 309.48 91,506 229.54 845.07
32 1074.61 762.55 312.06 91,194 228.76 845.84
33 1074.61 759.95 314.66 90,879 227.98 846.62
34 1074.61 757.33 317.28 90,562 227.20 847.41
35 1074.61 754.68 319.92 90,242 226.40 848.20
Balance 36 90993.83 752.02 322.59 89,919 225.60 90768.23

The before-tax effective cost is 10 percent, the same as the interest rate on the loan. The after tax effective cost is 7 percent.
This can be verified by computing the IRR using the after-tax payment column above. Because there are no points, the
answer is also exactly equal to the before-tax effective cost times the complement of the tax rate, i.e. 10% (1 -.3) = 7%

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consent of McGraw-Hill Education.
Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications
(b)

Before-tax After-tax
Value
Month Payment Interest Principal Balance of Deduction AT Payment
0 -95000 -96500
1 1074.61 833.33 241.27 94,759 250.00 824.61
2 1074.61 789.66 284.95 94,474 236.90 837.71
3 1074.61 787.28 287.32 94,186 236.18 838.42
4 1074.61 784.89 289.72 93,897 235.47 839.14
5 1074.61 782.47 292.13 93,605 234.74 839.86
6 1074.61 780.04 294.57 93,310 234.01 840.59
7 1074.61 777.58 297.02 93,013 233.28 841.33
8 1074.61 775.11 299.50 92,714 232.53 842.07
9 1074.61 772.61 301.99 92,412 231.78 842.82
10 1074.61 770.10 304.51 92,107 231.03 843.58
11 1074.61 767.56 307.05 91,800 230.27 844.34
12 1074.61 765.00 309.61 91,490 229.50 845.11
13 1074.61 762.42 312.19 91,178 228.73 845.88
14 1074.61 759.82 314.79 90,863 227.95 846.66
15 1074.61 757.19 317.41 90,546 227.16 847.45
16 1074.61 754.55 320.06 90,226 226.36 848.24
17 1074.61 751.88 322.72 89,903 225.56 849.04
18 1074.61 749.19 325.41 89,578 224.76 849.85
19 1074.61 746.48 328.12 89,250 223.94 850.66
20 1074.61 743.75 330.86 88,919 223.12 851.48
21 1074.61 740.99 333.62 88,585 222.30 852.31
22 1074.61 738.21 336.40 88,249 221.46 853.14
23 1074.61 735.41 339.20 87,910 220.62 853.98
24 1074.61 732.58 342.03 87,568 219.77 854.83
25 1074.61 729.73 344.88 87,223 218.92 855.69
26 1074.61 726.86 347.75 86,875 218.06 856.55
27 1074.61 723.96 350.65 86,524 217.19 857.42
28 1074.61 721.04 353.57 86,171 216.31 858.29
29 1074.61 718.09 356.52 85,814 215.43 859.18
30 1074.61 715.12 359.49 85,455 214.54 860.07
31 1074.61 712.12 362.48 85,092 213.64 860.97
32 1074.61 709.10 365.50 84,727 212.73 861.87
33 1074.61 706.06 368.55 84,358 211.82 862.79
34 1074.61 702.99 371.62 83,987 210.90 863.71
35 1074.61 699.89 374.72 83,612 209.97 864.64
Balance 36 90993.83 696.77 377.84 83,234 209.03 90784.80

The after-tax effective cost is 8.56%, found by the IRR of the ATCF column above

(c) The before-tax effective cost is not 12.09%. It is higher than (a) due to the effect of the 5 points. The after-tax effective
cost is still approximately the same as the answer that would be found by multiplying the before-tax cost times the
complement of the tax rate which is 12.09 x (1 -.3) = 8.46%.

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consent of McGraw-Hill Education.
Real Estate Finance and Investments 15th Edition Brueggeman Solutions Manual

Chapter 06—Mortgages: Additional Concepts, Analysis, and Applications

Problem 6A -2
Initial loan amount $100,000
Monthly payment $839.20

Monthly loan schedule

Cumulative
Beginning Ending Interest Cumulative Cumulative Deferred
Month Balance Payment Interest Principal Balance Deduction Deduction Interest Interest

1 100,000 500.00 750.00 -250.00 100,250 500.00 500.00 750.00 250.00

2 100,250 500.00 751.88 -251.88 100,502 500.00 1000.00 1501.88 501.88
3 100,502 500.00 753.76 -253.76 100,756 500.00 1500.00 2255.64 755.64
4 100,756 500.00 755.67 -255.67 101,011 500.00 2000.00 3011.31 1011.31
5 101,011 500.00 757.58 -257.58 101,269 500.00 2500.00 3768.89 1268.89
6 101,269 500.00 759.52 -259.52 101,528 500.00 3000.00 4528.41 1528.41
7 101,528 500.00 761.46 -261.46 101,790 500.00 3500.00 5289.87 1789.87
8 101,790 500.00 763.42 -263.42 102,053 500.00 4000.00 6053.29 2053.29
9 102,053 500.00 765.40 -265.40 102,319 500.00 4500.00 6818.69 2318.69
10 102,319 500.00 767.39 -267.39 102,586 500.00 5000.00 7586.08 2586.08
11 102,586 500.00 769.40 -269.40 102,855 500.00 5500.00 8355.48 2855.48
12 102,855 500.00 771.42 -271.42 103,127 500.00 6000.00 9126.90 3126.90
13 103,127 875.20 773.45 101.75 103,025 875.20 6875.20 9900.35 3025.15
14 103,025 875.20 772.69 102.51 102,923 875.20 7750.40 10673.04 2922.63
15 102,923 875.20 771.92 103.28 102,819 875.20 8625.60 11444.96 2819.35
16 102,819 875.20 771.15 104.06 102,715 875.20 9500.80 12216.10 2715.30
17 102,715 875.20 770.36 104.84 102,610 875.20 10376.01 12986.47 2610.46
18 102,610 875.20 769.58 105.62 102,505 875.20 11251.21 13756.05 2504.84
19 102,505 875.20 768.79 106.41 102,398 875.20 12126.41 14524.83 2398.42
20 102,398 875.20 767.99 107.21 102,291 875.20 13001.61 15292.82 2291.21
21 102,291 875.20 767.18 108.02 102,183 875.20 13876.81 16060.00 2183.19
22 102,183 875.20 766.37 108.83 102,074 875.20 14752.01 16826.38 2074.37
23 102,074 875.20 765.56 109.64 101,965 875.20 15627.21 17591.94 1964.72
24 101,965 875.20 764.74 110.47 101,854 875.20 16502.41 18356.67 1854.26

a) For the first 12 months the payments are $500 and the actual interest incurred is higher than $500. However, the
maximum interest deduction allowed is the amount of cash paid. Thus, the interest deduction in the first year is for the first
12 months the payments are $500 and the actual interest incurred is higher than $500. However, the maximum interest
deduction allowed is the amount of cash paid. Thus, the interest deduction in the first year is 12 x $500.00 = 6,000

b) Because only the amount of the cash payment could be deducted and the actual amount of interest paid exceeded the cash
paid, the excess interest must be carried forward into year 2. The deferred interest for a given month is defined as the excess
of interest on the loan less the actual cash payment made. As seen above the deferred interest at the end of year 1 is $3,127.

c) Interest deducted in year 2 is $875.20 x 12 = $10,502

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