Assignment Detail

Built in 2016, The Eddy features 259 market rate rental apartments that include a mix of studio, one-bedroom and two-bedroom floor plans. At 17 stories, the LEED Gold certified tower is East Boston’s tallest, providing unrivaled views of the Boston Harbor and the city skyline.

The Eddy’s impressive suite of amenities includes a rooftop deck with seating, a lounge with chef’s kitchen and pool table, an outdoor terrace with pool and sundeck, a modern fitness center, and secure bike parking and maintenance facilities. Popular dining destination ReelHouse occupies the retail space at the tower’s base through a long-term lease and has direct water taxi access from Boston and Charlestown.

This is the first multifamily acquisition in Boston for Tishman Speyer, which has long been an active owner, developer and operator of office, life science, retail and condominium properties throughout the Boston region.

“Our acquisition of The Eddy is emblematic of Tishman Speyer’s ongoing desire to develop, own and operate top quality, well-located properties across a diverse array of asset classes,” said Tishman Speyer Managing Director Jessica Hughes. “It is also a testament to the enduring strength of the Boston market and the continued growth of its residential neighborhoods, especially along the waterfront. We are grateful to the team at Green Cities for developing this exceptional, resilient, multifamily community and for their spirit of collaboration throughout this transaction.”

Tishman Speyer is currently developing the Enterprise Research Campus in collaboration with Harvard University, a mixed-use campus whose first phase will include 900,000 square feet of labs, offices, apartments and a hotel. Tishman Speyer also developed the landmark Pier 4 mixed-use project, which encompassed condominiums, offices, retail and a public park in Boston’s Seaport neighborhood.

The firm also owns numerous trophy office properties throughout the region and maintains an active life science development pipeline through Breakthrough Properties, its joint venture with Bellco Capital.

East Boston has evolved significantly over recent years with new multifamily projects, popular restaurants and other waterfront amenities that draw residents and visitors to the once marine industrial neighborhood. Notable destinations include the Institute of Contemporary Art’s East Boston expansion and LoPresti Park, a four-acre park with a soccer field, street hockey rink, basketball courts, playground and kayak launch.

The Eddy boasts convenient access to the city’s major employment hubs and destinations. Residents benefit from direct water taxi service with Downtown and the Seaport reachable in under 10 minutes, and MBTA ferry service that connects to the Seaport and Financial District. In addition, the Maverick Blue Line Station is a five-minute walk, offering access to Downtown and Logan Airport. The Eddy also includes 130 parking spaces.

Do some additional outside research to come up with an estimate of Tishman’s financial analysis of this project. There’s enough information publicly and readily available to you. Make reasonable estimates using publicly available data. Make sure to properly cite your research using citations.

Assume that:

1) Tishman financed 60% of the purchase price using a 3% loan with 30 year amortization;

2) Tishman elects to allocate 10% of the purchase price to land;

3) Tishman intends to sell “The Eddy” for $150 million dollars after 5 years of ownership;

4) Capital Gains tax rate is 15%, Depreciation recapture/tax rate is 25%

Submit an MS Excel workbook showing your work, listing your assumptions and including calculations for the following:

Compute:

Please upload your estimates and calculations used to derive the gross income for “The Eddy”.