After-Tax LP IRR10.77%vs target 6.00%
✓ MEETS TARGET · +477 bps
Pre-Tax IRR
7.53%
After-Tax IRR
10.77%
Yield on Contribution
1.75x
Tax Benefit to LP
4,773,230
Residual to Investor
6,807,253
Total Equity
20,645,000
Market Context — CA Credit Pricing Q4 2025 / Q1 2026
This Deal — Fed TC Price
$0.85
This Deal — State TC Price
$0.80
CA 9% CRA Mainstream
$0.84 – $0.90
AHF syndicator survey, Jan 2026
CA 9% Economic (non-CRA)
$0.78 – $0.84
secondary markets w/o CRA bid
Engine Conventions · investor yield assumptions in use
Investor Entity
(default) · Fed 21% · CA 8.84%
Exit Cap Rate
%
(default) · applied to Y16 NOI
LP Share
%
(default) · credits / tax / residual
LP Operating CF Share
%
(default) · CF stays w/ GP pre-DDF
Bonus Depreciation
(default) · tcYear 2026: 20% factor
Basis Allocation
27.5-yr Bldg · 15-yr LI · 5-yr PP
//
Study avg (69/13/18)
Engine defaults:Y1 Ramp—Mid-month (IRC § 42(f)(2))·Day Count—Actual/365Hover any field for details · custom values shown in accent blue
TC Price Sensitivity · after-tax LP IRR at alternate pricing
| Credit Price | Fed TC Equity | Pre-Tax IRR | After-Tax IRR | Δ vs Target | Market Zone |
|---|---|---|---|---|---|
| $0.75 | 13,829,000 | 9.99% | 13.61% | +761 bps | tertiary / soft LOI |
| $0.78 | 14,416,000 | 9.08% | 12.56% | +656 bps | CA economic (non-CRA) |
| $0.80 | 14,808,000 | 8.52% | 11.91% | +591 bps | CA economic (non-CRA) |
| $0.84 | 15,562,000 | 7.47% | 10.70% | +470 bps | CA CRA mainstream |
| $0.88 | 16,290,000 | 6.51% | 9.61% | +361 bps | CA CRA mainstream |
| $0.92 | 17,016,000 | 5.63% | 8.61% | +261 bps | top-of-market CRA |
Each row is a full convergence + investor yield re-run at that credit price — the numbers reflect real engine output, not a linear approximation. Δ vs Target measured against the 6.00% after-tax LP IRR threshold.
MACRS Depreciation (15-yr)
| Year | Residential (27.5-yr) | Land Improvements (15-yr) | Personal Property (5-yr) | Bonus Y1 | Total Depreciation |
|---|---|---|---|---|---|
| 1 | 423,116 | 168,925 | 387,370 | 484,213 | 1,463,625 |
| 2 | 781,137 | 320,958 | 619,792 | — | 1,721,888 |
| 3 | 781,137 | 288,862 | 371,875 | — | 1,441,875 |
| 4 | 781,137 | 260,145 | 223,125 | — | 1,264,408 |
| 5 | 781,137 | 234,131 | 223,125 | — | 1,238,393 |
| 6 | 781,137 | 210,481 | 111,563 | — | 1,103,181 |
| 7 | 781,137 | 199,332 | — | — | 980,469 |
| 8 | 781,137 | 199,332 | — | — | 980,469 |
| 9 | 781,137 | 199,670 | — | — | 980,807 |
| 10 | 781,137 | 199,332 | — | — | 980,469 |
| 11 | 781,137 | 199,670 | — | — | 980,807 |
| 12 | 781,137 | 199,332 | — | — | 980,469 |
| 13 | 781,137 | 199,670 | — | — | 980,807 |
| 14 | 781,137 | 199,332 | — | — | 980,469 |
| 15 | 781,137 | 199,670 | — | — | 980,807 |
| Total | 11,359,040 | 3,278,843 | 1,936,851 | 484,213 | 17,058,947 |
Minimum Gain (Treas. Reg. 1.704-2)
| Year | Nonrecourse Debt | Book Basis (undepreciated) | Minimum Gain | Debt Cover % |
|---|---|---|---|---|
| 1 | 11,050,000 | 28,292,981 | — | 39.1% |
| 2 | 11,050,000 | 26,571,093 | — | 41.6% |
| 3 | 11,050,000 | 25,129,218 | — | 44.0% |
| 4 | 11,050,000 | 23,864,810 | — | 46.3% |
| 5 | 11,050,000 | 22,626,417 | — | 48.8% |
| 6 | 11,050,000 | 21,523,235 | — | 51.3% |
| 7 | 11,050,000 | 20,542,766 | — | 53.8% |
| 8 | 11,050,000 | 19,562,297 | — | 56.5% |
| 9 | 11,050,000 | 18,581,489 | — | 59.5% |
| 10 | 11,050,000 | 17,601,020 | — | 62.8% |
| 11 | 11,050,000 | 16,620,212 | — | 66.5% |
| 12 | 11,050,000 | 15,639,743 | — | 70.7% |
| 13 | 11,050,000 | 14,658,936 | — | 75.4% |
| 14 | 11,050,000 | 13,678,466 | — | 80.8% |
| 15 | 11,050,000 | 12,697,659 | — | 87.0% |
Minimum gain = max(0, nonrecourse debt − book basis). When nonrecourse debt exceeds book basis, the excess is allocated to partners whose capital accounts would go negative in liquidation — prevents phantom income for LIHTC LPs.
Investor Cash Flow (15 years)
| Year | Equity Contribution | Federal Credit | State Credit | Operating CF | Depreciation | Tax Benefit | Residual Sale | Net CF | Cumulative |
|---|---|---|---|---|---|---|---|---|---|
| 1 | (20,438,550) | 1,852,658 | 612,052 | — | 1,463,625 | 409,534 | — | (17,564,307) | (17,564,307) |
| 2 | (206,450) | 1,852,658 | 612,052 | — | 1,721,888 | 481,798 | — | 2,740,057 | (14,824,249) |
| 3 | — | 1,852,658 | 612,052 | — | 1,441,875 | 403,448 | — | 2,868,158 | (11,956,092) |
| 4 | — | 1,852,658 | 612,052 | — | 1,264,408 | 353,791 | — | 2,818,501 | (9,137,591) |
| 5 | — | 1,852,658 | 612,052 | — | 1,238,393 | 346,512 | — | 2,811,222 | (6,326,369) |
| 6 | — | 1,852,658 | 612,052 | — | 1,103,181 | 308,679 | — | 2,773,388 | (3,552,981) |
| 7 | — | 1,852,658 | 612,052 | — | 980,469 | 274,343 | — | 2,739,053 | (813,929) |
| 8 | — | 1,852,658 | 612,052 | — | 980,469 | 274,343 | — | 2,739,053 | 1,925,124 |
| 9 | — | 1,852,658 | 612,052 | — | 980,807 | 274,438 | — | 2,739,147 | 4,664,271 |
| 10 | — | 1,852,658 | 612,052 | — | 980,469 | 274,343 | — | 2,739,053 | 7,403,324 |
| 11 | — | — | — | — | 980,807 | 274,438 | — | 274,438 | 7,677,761 |
| 12 | — | — | — | — | 980,469 | 274,343 | — | 274,343 | 7,952,104 |
| 13 | — | — | — | — | 980,807 | 274,438 | — | 274,438 | 8,226,542 |
| 14 | — | — | — | — | 980,469 | 274,343 | — | 274,343 | 8,500,885 |
| 15 | — | — | — | — | 980,807 | 274,438 | 6,807,253 | 7,081,691 | 15,582,577 |
| Total | (20,645,000) | 18,526,577 | 6,120,516 | — | 17,058,947 | 4,773,230 | 6,807,253 | 15,582,577 | — |
How this is computed
- Basis allocation — total basis is split across depreciation classes: 75% residential building (27.5-yr straight line, mid-month convention), 10% land improvements (15-yr MACRS half-year), 15% personal property (5-yr MACRS half-year). Acquisition basis uses the same 75/15/10 split but shifts weight toward 27.5-yr.
- MACRS schedule — per-year depreciation by class plus Y1 bonus depreciation on personal property only, phased out per the TCJA schedule (80% 2023, 60% 2024, 40% 2025, 20% 2026, 0% 2027).
- Credit stream — federal credits year 1-10 at 99.99% investor share (mid-month convention applies Year 1 reduction with catch-up in Year 11). State credits year 1-4 for CA 4% bond deals, year 1-10 for 9% competitive.
- Operating cash flow — 15-year NOI projection minus debt service minus DDS payments (residual receipts soft loans). NOI escalates at rent growth 2.5%/yr minus opex growth 3.5%/yr.
- Tax benefit — yearly depreciation × combined federal + state tax rate. For individual LPs: 37% federal + 13.3% CA LTCG, blended through IRC 469 passive loss rules.
- Residual — at year 15: sale price = yr 15 NOI / exit cap rate (default 5.5%), minus perm loan balance, minus capital gains tax on the gain over book basis (20% federal LTCG + 13.3% CA).
- Minimum gain — tracked each year per Treas. Reg. 1.704-2 to prevent negative capital account triggers. If accumulated depreciation pushes book basis below nonrecourse debt, the excess is allocated to partners under the minimum gain chargeback rules.
- IRR — bisection search over the full 15-year cash flow series. Pre-tax IRR excludes the tax benefit line; after-tax IRR includes it. Both use the equity contribution schedule anchored to milestone dates (admission, 100% completion, stabilization, 8609, ODG expiration).