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Profit distribution
in commercial real estate

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profit distribution in commercial real estate

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Everything you need to know
about profit distribution

In commercial real estate investing, profit distribution usually depends on the type of investment vehicle (like an LLC, Limited Partnership, or Real Estate Investment Trust) and the specific terms of the investment agreement. Below is more information about Limited Partnerships and LLCs, but please note that these are generalized explanations and the specifics can vary depending on the particular arrangement.

Limited Partnerships (LPs)

LPs consist of one or more General Partners (GPs) and one or more Limited Partners (LPs). GPs are typically responsible for managing the partnership’s operations and can have unlimited liability, while LPs have limited liability and usually do not participate in day-to-day operations. 

Profits (and losses) in an LP are typically distributed according to the partnership agreement, which sets out the proportion in which each partner will share. It’s common for the GP to receive a management fee (based on the property’s income or asset value) and a performance fee (based on the profits). The rest of the profits are typically distributed to the LPs based on their proportionate ownership stake.

Limited Liability Companies (LLCs)

LLCs are a type of legal business entity that combines the characteristics of a corporation and a partnership or sole proprietorship. The owners of an LLC are referred to as members, and profits and losses are typically distributed according to the operating agreement. This could be equally amongst all members, or it could be in proportion to their ownership stake.

An LLC can also provide a more flexible structure than an LP, allowing for special allocations of profits and losses that do not strictly adhere to ownership percentages.

In both structures, outside investors typically receive a return on their investment through distributions of profit. The specifics can vary based on factors like the terms of the investment agreement, the performance of the investment, the structure of the investment vehicle, and the legal and tax considerations.

Both LPs and LLCs provide a level of liability protection to the investors. This means that investors are typically only liable for the amount they invested and do not have personal liability for the company’s debts. However, the main difference is in the management structure and flexibility, with LPs typically having a more rigid structure with GPs managing the operations, and LLCs allowing for more flexibility.

At Covercy, we believe that integrated banking services are key to streamlining profit distribution to outside investors.

Transparency & accuracy in payment distribution builds trust and strengthens the overall investor-manager relationship, making investors more likely to contribute to your next deal.

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The 4-step profit
distribution process

Calculating Profits

This involves determining the net income of the investment, which requires subtracting all costs and expenses from total revenue. This can also involve calculating capital gains if properties have been sold.

Applying the Distribution Waterfall

This refers to the method of distributing profits as defined in the partnership agreement. This can involve preferred returns, where certain investors are entitled to a minimum return before others receive any profits, as well as other tiers of profit distribution based on the performance of the investment. Read more about waterfall distributions here. 

Distributing the Funds

Once the above calculations are done, the actual distribution of profits can occur. This usually involves transferring the funds to each investor’s bank account.

Reporting

Investors should also receive a report detailing the distribution and how it was calculated, often as part of a regular update on the performance of their investment.

Typically, General Partners (GPs) in a real estate investment, or their appointed representatives, are responsible for calculating and distributing profits to Limited Partners (LPs) or outside investors. GPs often use a combination of software and hired services such as accountants or fund administrators to handle the process, as it can become quite complex, especially for larger investments. Even with this assistance, they still need to ensure the calculations are correct and that the distributions are made properly.

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Everything you need to know about distribution payments

Periodic Distributions vs. Lump Sum Distributions

The method of distribution usually depends on the nature of the investment, the structure of the investment vehicle (like a partnership or LLC), and the terms of the investment agreement. 

Some investments may use a combination of both methods. For example, a real estate investment might provide periodic distributions from rental income and then a lump sum distribution when the property is sold.

Periodic Distributions: These are regular payments made to investors over a specific period of time. These could be monthly, quarterly, semi-annually, or annually. The frequency usually depends on the terms of the investment and the nature of the income. For example, in a real estate investment, this could be rental income being distributed to the investors on a regular basis. It’s similar to receiving a dividend from a stock investment.

Lump Sum Distributions: A lump-sum distribution is a one-time payout of all returns on investment. Instead of receiving smaller, regular payments, investors receive all their profits at once. This is common in investments that have a defined endpoint, such as a real estate investment that is based on the sale of a property. Once the property is sold and all costs are paid, the remaining profit is distributed to investors in a lump sum.

The choice between periodic and lump sum distributions may have different tax implications and impacts on an investor’s overall financial strategy, and it’s advisable to consult with a financial advisor or tax professional to understand these impacts.

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The Difference Between Funds & Direct Investment profit distribution

The Difference Between
Funds & Direct Investment

Direct Investment: When investing in a single property, investors (often structured as Limited Partners or LPs) usually receive income based directly on the performance of that one asset. Income can come from rental payments, and the eventual profit can come from the appreciation of the property when it is sold. The net income (total income minus expenses) is often distributed to investors on a periodic basis, usually monthly or quarterly. When the property is sold, the profits are distributed to investors in a lump sum after the payment of all expenses and the return of the initial capital contributions.

Real Estate Fund: A real estate fund operates differently. It’s a pool of capital from multiple investors that is used to invest in a diversified portfolio of properties, rather than just a single asset. This spreads out the risk and potentially provides more stable returns, as the performance of the fund is not tied to a single property.

The fund manager is responsible for acquiring and managing the properties, and income is generated from a variety of sources, including rental income, profits from property sales, and sometimes interest income from loans secured by real estate.

Distributions are usually made to investors on a periodic basis, such as quarterly or annually, and are based on the overall performance of the fund, not just a single property. The fund’s profits are typically distributed after all expenses and fees are paid, and after any preferred returns to investors are met. Also, the exit strategy for a real estate fund can be different. While a single property investment ends with the sale of the property, a real estate fund may have a planned liquidation date when all assets are sold and the fund is closed, or it may operate indefinitely, with investors buying and selling shares in the fund.

In both cases, the specifics of the profit distribution will be outlined in the investment agreement. It’s important for investors to fully understand these terms, as well as the risks and potential returns, before investing.

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The Difference Between Funds & Direct Investment - profit distribution

Common income & expenses
in commercial real estate syndication

Commercial real estate syndication involves pooling together capital from a group of investors (often called limited partners or LPs) to invest in a property that’s managed by a sponsor or general partner (GP). In terms of income versus expenses, here’s a basic breakdown of what’s typically taken into account:

 
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rental income - profit distribution

Income

Rental Income: This is the primary source of income in most commercial real estate syndications. It’s the rent paid by the tenants occupying the property.

Additional Income: This can include things like parking fees, laundry income, fees for pets, storage, and other additional income that can be derived from the property.

Capital Gains: These are profits realized from the sale of the property, once it appreciates in value.

expenses - NOI profit distribution

Expenses

Operating Expenses: These include costs associated with the ongoing operations of the property, such as maintenance, utilities, property management fees, insurance, property taxes, and repairs.

Financing Costs: These include mortgage payments if the property has been financed, as well as any other costs associated with the financing.

Capital Expenditures (CapEx): These are significant expenses that are not part of regular maintenance, such as replacing a roof, upgrading systems like HVAC, or other large-scale improvements.

Syndication Costs: These include costs associated with putting the deal together and managing the syndication, like legal fees, accounting fees, acquisition fees, asset management fees, and possibly a preferred return for the GP.

Reserves: These are funds set aside for future capital expenditures, unexpected expenses, or vacancies.

net operating income - NOI - profit distribution in real estate

Net Operating Income

The Net Operating Income (NOI) is calculated by subtracting all the operating expenses from the rental and additional income. This is a key figure in commercial real estate, as it’s used to calculate the cap rate and property value.

When a property is sold, the sale price minus the remaining mortgage balance, any selling costs, and any return of initial capital contributions to investors equals the profit from the sale.

The profit distribution to the LPs typically happens after all expenses are accounted for. Often, there’s a “waterfall” model, where the profits are split between the GP and LPs according to certain thresholds or tiers, which are outlined in the partnership agreement. This can also include a preferred return, which is a minimum return that the LPs are entitled to before the GP can participate in the profits.

rental income - profit distribution
expenses - roof repair - NOI profit distribution
net operating income - NOI profit distribution real estate

Income

Rental Income: This is the primary source of income in most commercial real estate syndications. It’s the rent paid by the tenants occupying the property.

Additional Income: This can include things like parking fees, laundry income, fees for pets, storage, and other additional income that can be derived from the property.

Capital Gains: These are profits realized from the sale of the property, once it appreciates in value.

Expenses

Operating Expenses: These include costs associated with the ongoing operations of the property, such as maintenance, utilities, property management fees, insurance, property taxes, and repairs.

Financing Costs: These include mortgage payments if the property has been financed, as well as any other costs associated with the financing.

Capital Expenditures (CapEx): These are significant expenses that are not part of regular maintenance, such as replacing a roof, upgrading systems like HVAC, or other large-scale improvements.

Syndication Costs: These include costs associated with putting the deal together and managing the syndication, like legal fees, accounting fees, acquisition fees, asset management fees, and possibly a preferred return for the GP.

Reserves: These are funds set aside for future capital expenditures, unexpected expenses, or vacancies.

NOI (Net Operating Income)

The Net Operating Income (NOI) is calculated by subtracting all the operating expenses from the rental and additional income. This is a key figure in commercial real estate, as it’s used to calculate the cap rate and property value.

When a property is sold, the sale price minus the remaining mortgage balance, any selling costs, and any return of initial capital contributions to investors equals the profit from the sale.

The profit distribution to the LPs typically happens after all expenses are accounted for. Often, there’s a “waterfall” model, where the profits are split between the GP and LPs according to certain thresholds or tiers, which are outlined in the partnership agreement. This can also include a preferred return, which is a minimum return that the LPs are entitled to before the GP can participate in the profits.

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Additional CRE profit distribution resources for General Partners 

The buck stops with you, so it is imperative that you get distributions right for your investors.

Below, Covercy experts have compiled a list of some of our favorite commercial real estate resources to help GPs keep learning & improving their profit distribution process.

National Real Estate Investor (NREI): NREI provides a wealth of information on all aspects of real estate investing, including commercial real estate and profit distribution strategies.

BiggerPockets: This is a real estate investing social network and information hub, and it has a wealth of articles, blogs, and forums where you can learn about profit distribution and connect with other real estate professionals.

Commercial Property Executive: This digital magazine is another good resource for industry news and analysis. They often publish articles on finance and investment strategies.

Although not online, books like “The Complete Guide to Buying and Selling Apartment Buildings” by Steve Berges (view sample) or “Mastering the Art of Commercial Real Estate Investing” by Doug Marshall (ebook available on Scribd) can provide in-depth information about the financial aspects of commercial real estate.

Remember, while these resources can provide valuable information, they are no substitute for professional legal and financial advice. It’s important to consult with professionals to understand the legal and tax implications of your profit distribution strategy.

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cre resources - profit distribution

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