Monte Alban - Capital City of the Zapotec Civilization

Monte Alban - Capital City of the Zapotec Civilization Monte Albn is the name of the remains of an antiquated capital city, situated in a bizarre spot: on the culmination and shoulders of an exceptionally high, steep slope in the semiarid valley of Oaxaca, in the Mexican territory of Oaxaca. One of the most all around contemplated archeological destinations in the Americas, Monte Alban was the capital of the Zapotec culture from 500 B.C.E. to 700 C.E., arriving at a pinnacle populace of more than 16,500 between 300â€500 C.E. The Zapotecs were maize ranchers, and made unmistakable ceramics vessels; they exchanged with different human advancements in Mesoamerica including Teotihuacan and the Mixtec culture, and maybe the great time frame Maya development. They had a market framework, for the dispersion of merchandise into the urban areas, and like numerous Mesoamerican civic establishments, manufactured ball courts for playing ceremonial games with elastic balls. Sequence 900â€1300 C.E. (Epiclassic/Early Postclassic, Monte Albn IV), Monte Alban crumples around 900 C.E., Oaxaca Valley with a progressively scattered settlement500â€900 C.E. (Late Classic, Monte Albn IIIB), slow decrease of Monte Alban, as it and different urban communities are built up as free city-states, flood of Mixtec bunches into the valley250â€500 C.E. (Early Classic period, Monte Albn IIIA), Golden Age of Monte Alban, design in the principle square formalized; Oaxaca barrio built up at Teotihuacan150 B.C.E.â€250 C.E. (Terminal Formative, Monte Albn II), agitation in the valley, ascent of the Zapotec state with the middle at Monte Albn, city secured around 416 hectares (1,027 sections of land), with a populace of 14,500500â€150 B.C.E. (Late Formative, Monte Alban I), Oaxaca valley incorporated as a solitary political substance, city expanded to 442 ha (1,092 air conditioning), and populace of 17,000, well past its capacity to take care of itself500 B.C.E. (Center For mative), Monte Alban established by foremost rulers from San Jose Mogote and others in the Etla valley, site covers around 324 ha (800 air conditioning), populace of around 5,000 individuals The most punctual city related with the Zapotec culture was San Josã © Mogotã ©, in the Etla arm of the Oaxaca Valley and established around 1600-1400 B.C.E. Archeological proof proposes that contentions emerged in San Josã © Mogotã © and different networks in the Etla valley, and that city was surrendered around 500 B.C.E., while Monte Albn was established. Establishing Monte Alban The Zapotecs fabricated their new capital city in a bizarre spot, likely incompletely as a cautious move coming about because of distress in the valley. The area in the valley of Oaxaca is on the highest point of a tall mountain far above and in three crowded valley arms. Monte Alban was a long way from the closest water, 4 kilometers (2.5 miles) away and 400 meters (1,300 feet) above, just as any rural fields that would have upheld it. Odds are that Monte Albans private populace was not for all time found here.â A city found so distant from the significant populace it serves is known as a disembedded capital, and Monte Albn is one of not many disembedded capitals known in the antiquated world. The explanation the originators of San Jose moved their city to the highest point of the slope may have included guard, however maybe additionally a touch of advertising its structures can be seen in numerous spots from the valley arms. Rise and Fall Monte Albans brilliant age compares with the Maya Classic period, when the city grew,â and kept up exchange and political associations with numerous local and waterfront domains. Expansionist exchange connections included Teotihuacan, where individuals conceived in the Oaxaca valley relocated to an area, one of a few ethnic barrios in that city. Zapotec social impacts have been noted in Early Classic Puebla locales east of cutting edge Mexico City and to the extent the inlet coast territory of Veracruz, albeit direct proof for Oaxacan individuals living in those areas has not so far been distinguished. The force centralization at Monte Alban diminished during the Classic time frame when an inundation of Mixtec populaces showed up. A few territorial communities, for example, Lambityeco, Jalieza, Mitla, and Dainzã º-Macuilxã ³chitl rose to become autonomous city-states by the Late Classic/Early Postclassic periods. None of these coordinated Monte Albans size at its tallness. Grand Architecture at Monte Alban The site of Monte Albn has a few important surviving engineering highlights, including pyramids, a huge number of horticultural porches, and long profound stone flights of stairs. Additionally still to be seen today are Los Danzantes, more than 300 stone pieces cut between 350â€200 B.C.E., including life-sized figures which give off an impression of being representations of killed war hostages. Building J, deciphered by certain researchers as a galactic observatory, is an odd structure to be sure, with no correct edges on the outside structure its shape may have been expected to speak to an arrowpoint-and a labyrinth of tight passages in the inside. Monte Albns Excavators and Visitors Unearthings at Monte Albn have been directed by Mexican archeologists Jorge Acosta, Alfonso Caso, and Ignacio Bernal, enhanced by studies of the Valley of Oaxaca by US archeologists Kent Flannery, Richard Blanton, Stephen Kowalewski, Gary Feinman, Laura Finsten, and Linda Nicholas. Late examinations incorporate bioarchaeological investigation of skeletal materials, just as an accentuation on the breakdown of Monte Alban and the Late Classic revamping of the Oaxaca Valley into autonomous city-states. Today the site surprises guests, with its tremendous rectangular court with pyramid stages on the east and west sides. Monstrous pyramid structures mark the north and south sides of the square, and the strange Building J lies close to its middle. Monte Alban was put on the UNESCO World Heritage List in 1987.â Sources: Cucina An, Edgar H, and Ragsdale C. 2017. Oaxaca and its neighbors in Prehispanic times: Population developments from the point of view of dental morphological qualities. Diary of Archeological Science: Reports 13:751-758. ï » ¿Faulseit RK. 2012. State breakdown and family unit strength in the Oaxaca Valley of Mexico. Latin American Antiquity 23(4):401-425. Feinman G, and Nicholas LM. 2015. After Monte Alban in the Central Valleys of Oaxaca: A reassessment. In: Faulseit RK, editorial manager. Past Collapse: Archeological Perspectives on Resilience, Revitalization, and Transformation in Complex Societies. Carbondale: Southern Illinios University Press. p 43-69. Higelin Ponce de Leã ³n R, and Hepp GD. 2017. Chatting with the dead from southern Mexico: Tracing bioarchaeological establishments and new points of view in Oaxaca. Diary of Archeological Science: Reports 13:697-702. Redmond EM, and Spencer CS. 2012. Chiefdoms at the edge: The serious starting points of the essential state. Diary of Anthropological Archeology 31(1):22-37.

Teach you repair impact crusher Parts Essay Example For Students

Train you fix sway smasher Parts Essay Effect smasher proficiency of our companions are self-evident, similar to the human body , like quite a while, there will be some huge or little issues that we have to help explain it . Here , top Heave. W instruct experts to give you some effect smasher is regularly dangerous parts fix strategies . Favored , sway smasher support you need to Start from the mallet We begin to comprehend the fix sledge and sledge the choice of materials , and why ? Since counterattack smasher hammer is the fundamental consumable parts , the current multi-reason gig manganese steel, when one side wear, can be utilized topsy turvy But when the sledge was gravely worn on the two sides it is hard to fix , needed to supplant the mallet. On the off chance that as of now the pole gap and mallet shank isn't harmed, yet will unavoidably cause the whole sledge scrap squander. Along these lines, the sledge is being used, can not allow an excessive amount to mileage on the two sides , we ought to supplant him with a high manganese steel compound or anode surfacing to improve wear obstruction. We will compose a custom paper on Teach you fix sway smasher Parts explicitly for you for just $16.38 $13.9/page Request now Also You need to comprehend the smasher outline pair cast steel racks are for the most part not in direct contact with the material , however the frame side machine side spread plate and is dependent upon the material between the etch - type rough wear furthermore, the rack shaft gap hammer , hammer smasher after long haul work, the opening will be ground into a level round gap, sway hammer work Fix the rack is done with manganese steel surfacing . Before welding , welding pole to dry in the wake of welding, the surface ought to be smooth , even position rack surfacing weight would be adjusted else it will influence the sledge work, This technique is straightforward, the expense is higher, however the wear opposition can be expanded more than I times . Sledge shaft bore wear , in the wake of toughening in the wake of welding penetrating re-crossed or the rack plate mix, for structures with openings , simple to accomplish dimensional exactness prerequisites. The last advance is grind fix and coating fixed Impact smasher grind , because of the material effect and erosion, wear is moderately quick , and some even twist and break the mesh can wear welding pair , fix, should focus on the hole between the size of the mesh . The mesh can split fix welding , fix to the consideration Of the weld surface smooth. Twist and break the mesh ought to for the most part be supplanted with new mesh . What's more, more for high-manganese steel liner material, liner wear surfacing technique can likewise be fixed In request to spare valuable manganese steel surfacing , to utilize the hidden basic steel welding pole , and afterward manganese steel surfacing anode surface . At the point when the wear layer is slender it very well may be legitimately equally manganese steel surfacing terminal To spare welding cathodes and time reserve funds can be discontinuous welding liner into strips and work , however not very close the hole intermittence and termination , too thick to even consider saving constrained elimination not accomplish fix.

A Brief Discussion About Essay Topics With Moral Dilemma As A Framing Theme

A Brief Discussion About Essay Topics With Moral Dilemma As A Framing ThemeIf you are writing an essay, and you know the problem areas in your life are ethics, family, friends, or religious beliefs, then it is clear that you want to tackle those topics as the basis of your essay. If this is the case, then the moral dilemma essay topics will be very easy to tackle. This is true for two reasons.The first obvious reason is because the topic has been tackled before. People have argued about those topics, researched on them, and compiled all of the facts about those topics. Therefore, by using the same language that has been used many times, you do not have to worry about revising, reworking, or even re-writing your essay. You are already familiar with it and have the necessary vocabulary and research skills to deliver your message effectively.The second reason is that by applying these essay topics to a particular situation, you can bring it into the essay easily. A good example is the C hristian Right, which argues that Christianity is morally superior to other religions, and so therefore Christianity is the one true faith. By using this example, you can utilize the Christian Right arguments as a basis for your argument. It is no different than citing statistics and facts about political candidates, which can be used in a political essay.This is why essays that deal with moral dilemmas are easy to write. You simply have to find a theme and work from there. Themes are a very common way to approach the topic, especially if you want to write a scholarly essay, but there are many other topics that are also easy to tackle with themes.Morals may be difficult to understand for some people, especially for people who come from a background where morals are not given enough consideration. If you can get past the issues surrounding morals, and they become easy to understand, then you will have more students read your essay. This can often lead to a greater impact of your idea s.One way to make the topics easier to write is to make the moral dilemma more intense. If you can make them more complex and difficult, then that will also make them more likely to be read by more students.Moral dilemma essay topics are also good for those students who have not had much experience writing essays. If you can give them a theme to work with, then that is the perfect way to get them started on their own project. There is nothing worse than starting an essay and finding out that it is going to be harder than you thought it would be, and so it is important to take the time to plan out your essay before starting.Those are the reasons why you should use moral dilemma essay topics. When you have them mastered, then you can work them into almost any essay.

Project Management Tools On The Jaguar Project - 1508 Words

Impact of the project management tools on the Jaguar project Part 1 :Description of the project management tools on the Jaguar project 1. Work Breakdown Structure (WBS) Description: WBS could divide the project into individual tasks and it could satisfy the relationship among these tasks, WBS has two goals: 1.Ensure the whole tasks can success to accomplish the project. 2.Ensure no including the works, which are unnecessary for the project. Advantagesï ¼Å¡WBS can define project plan specifically, simplify the process.it is helpful for initial planning. Disadvantages: Once it has been finished, it is hard to change. In Jaguar project, the plan was dynamic, and software department was far behind from hardware department, in order to catch up the schedule, the tasks focus on the software development and use an increasing number of engineers, thus at the beginning, the WBS could be less effective sometimes. 2. Critical Path Analysis Description: it is usually used combing the 3-point Estimation and WBS to find the difficult task during the project. Critical Path Analysis (CPA) could identify why the whole project was delayed and predict the possible delayed task. Advantages: CPA can modify the core task dynamic, and locate the primary or essential tasks that need to be finished. With a project-scheduling program called Primavera, the project would be processed strictly in ideal situation. Disadvantages: For example, the data of the Primavera is man-made. 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The Case of Amanuel and His Political Asylum Claim in The United Kingdom - Free Essay Example

Sample details Pages: 7 Words: 2193 Downloads: 1 Date added: 2017/06/26 Category Law Essay Type Case study Level High school Did you like this example? The Case of Amanuel and His Political Asylum Claim in The United Kingdom I. Introduction This paper will establish that Amanuel has an appropriate case for refugee status in the United Kingdom on the basis of a legitimate claim for political asylum. The analysis that shall provide the underpinning for this legal conclusion is developed upon the following framework à ¢Ã¢â€š ¬Ã¢â‚¬Å" a summary of the salient facts extracted from the scenario as presented; a review of the applicable international, European Community and United Kingdom conventions, statutes, regulations and case law that govern such claims; a critique of the Home Office position that is provided as the UK government opposition to Amanuels claim; the consideration of any further circumstances not specifically noted in the scenario that are submitted as operative in similar applications. Don’t waste time! Our writers will create an original "The Case of Amanuel and His Political Asylum Claim in The United Kingdom" essay for you Create order It is also submitted that were an appropriately constituted UK immigration tribunal to deny Amanuels claim for refugee status based on his asylum claim, Amanuel would properly qualify for the alternative relief of a temporary stay based upon humanitarian reasons in accordance with UK law. It is noted that while there is a graphic quality to the facts, care as been taken to approach the issues as clinically and as dispassionately as possible. There is merit in the Home Office representation that on an international scale, the present case is not nearly the most serious of matters; asylum applications generally fit between a range of pure political disagreements with a particular regime, to the wholesale displacement of peoples, acts of genocide and systematic abuses directed at identified groups within a particular country. Notwithstanding the relative lesser degree of physical harm experienced by Amanuel and his hear family, it is contended that the cumulative effect of th e events presented provide an appropriate basis for asylum in the UK. II. The relevant facts The following facts are extracted from the scenario and presented as those essential to the legal issues framed by the statutes and the accompanying jurisprudence. Where an element of the scenario is not highlighted, such as Amanuels status as a law student, it is presumed to be irrelevant to the asylum analysis. (1) Ethiopia has a lengthy history of political unrest, prolonged sectarian violence and general national disharmony. It is a nation of extreme poverty where ruling parties are dictatorships that have generally have maintained control either as direct instruments of the military or otherwise backed by military rule. Amanuels claim must be assessed in the context of this history; it is not an isolated example. The ongoing conflicts in neighbouring Eritrea have produced an additional humanitarian burden, as thousands of Eritreans fleeing their nations civil war have fled to Ethiopia as refugees. (2) Political asylum as a component of refugee claims has become an i ncreasingly common aspect of this process throughout the world. The UK and European case law cited in this paper are only a representative sampling of the larger body of jurisprudence that considers this complex issue. Further, Ethiopian refugee claims made to the UK have been a subject of specific Parliamentary concern; over 450 Ethiopian claimants were denied status in 2007. (3) For the purposes of the present analysis, the Ethiopian Democratic Party (EDP) is presumed to be a legitimate political organization, i.e. one that is democratically constituted, with a party constitution or similar normal position that disavows terrorism or similar methods that are contrary to international law. Amanuel is not an applicant whose background or political involvement would otherwise disqualify him from the accepted definition of refugee. (4) It is accepted that the EDP constitute a political opposition target for the Ethiopian government. Amanuel and his family are bona fide membe rs of the EDP and their personal political convictions are legitimate self-expression; the actions undertaken by Amanuel in the course of his dealings with the government and its police arms are not a contrivance created to secure asylum; as noted below, some of the actions such as attending at a police station to complain may have been foolhardy, but they were not manufactured asylum seeking grounds. The circumstances surrounding the disappearance of Saleh are consistent with this position. However, these particular facts only corroborate Amanuels position (recognising they are largely hearsay assertions) , as opposed to constituting stand alone persuasive evidence of the risks faced by Amanuel and his family in Ethiopia. (3) The cumulative effect of the events in 2006 concerning the house search by the Ethiopian police is also supportive of Amanuels position. As with the poorly corroborated evidence of Salehs disappearance, the weight to be attached to the single incid ent involving the search of Amanuels family is limited. This proposition is advanced in recognition that the official reason for the search is a seemingly dubious pretext, but the acts of threatened and actual violence directed to Amanuel, his mother Mary and his young sister are themselves not sufficient grounds on which to build a refugee cliam. The totality of the circumstances is important to the analysis provided below. (4) The arrest and beating of Amanuel for his comments concerning the Ethiopian Constitution are relevant on two distinct bases. The first is that Amanuels ability to freely express himself concerning the scope of constitutional protection is very limited; the statements that he made were legitimate self-expression in any Western democracy, a fact that is also not determinative of the issues. However, by being labeled a criminal and opponent of the governing regime is evidence that Amanuels long term safety is directly related to his political views. There is a second and insidious element to this portion of the scenario. It may be concluded that given the swift official response to Amanuels comments made in the relative obscurity of a law class, the government are monitoring his words and actions. This circumstance is consistent with someone who is now a targeted political opponent, and when taken together with the other facts identified in the scenario, these circumstances provide a compelling prima facie factual basis on which to consider the legal elements of the asylum application. III. The Legal Framework As noted in the Introduction, the legal framework against which the identified facts must be applied has three constituent elements, the relative importance of each to a UK application is considered below. These elements are the International law; the applicable EU provisions; UK statutes and related case law. (1) International law à ¢Ã¢â€š ¬Ã¢â‚¬Å" the United Nations Convention The convention is a component of international law that has been incorporated by specific reference into EU and UK law. The definition of refugee is central to Amanuels position; he must establish that he has a well-founded fear of persecution that is a result of his political opinions; he must also establish that he is unable to obtain the requisite protection of his rights in Ethiopia from the domestic authorities. (2) European Union refugee provisions The EU provisions concerning asylum and refugee status are consistent with the general UN approach. In recent years, a significant body of EU case law has developed concerning the distinction between an asylum seeker and economic migrants. The Hague Programme has four distinct elements, of which the qualification Directive is the most pertinent to Amanuels case.The central theme of this jurisprudence has been the stated fear that bogus asylum seekers will subvert the legitimate asylum claims; the EU approach is therefore directed to the prevention of illegal immigration that is cloaked in refugee clothing. The ECHR provides a clear prohibition against the forced return of any person to their country of origin by a member state where the subject may be detained or tortured for their political views. By virtue of the Human Rights Act, 1998, this provision is submitted as operative in UK law. (3) The UK Nationality, Immigration and Asylum Act (NIA) and the relevant case law As a general proposition, the UK applies the UN Convention definition of refugee as stated above.The NIA also provides that an asylum c laim must be made as soon as reasonably possible upon the claimants arrival in the UK. It is noted that not only has Amanuel evidently complied with this provision, he brings proverbial clean hands to his application, in contrast to asylum seekers who make their applications based on false travel documents or whose application is advanced after they are held by UK authorities for failing to comply with entry provisions. A large subset of the UK case law decided in the past 15 years on refugee issues has centred on the overarching question of asylum overload as a threat to the general stability of UK society.In particular, the Court of Appeal has noted that the often stated right to asylum is nothing of the sort. The Court has emphatically determined in a series of decisions that refugee status is not the equivalent of an international passport in the UK, the right extends only to the ability to apply, not the acceptance of the claim by the state. The UK cases have also d elineated the distinction between certain torture and imprisonment for ones political views on return to the country of origin, versus the degree of risk faced by the applicant of such a consequence. It is noted that as with all other elements of refugee claims, the UK courts do not assess the evidence to an absolute standard. The House of Lords definitions as established in the 1988 decision of Sivakumuran are applicable à ¢Ã¢â€š ¬Ã¢â‚¬Å" the fear of persecution must be well founded, with a reasonable degree of likelihood that the applicant will be subjected to such treatment, not proof beyond a reasonable doubt. The standard must apply whether the subjects return is voluntary or involuntary. IV. The Home Office position à ¢Ã¢â€š ¬Ã¢â‚¬Å" a critique The Home Office position as expressed in the scenario requires careful attention. There are aspects of the position that are frankly illogical; these are specifically noted below. However, as with the general thrust of Amanuels claim, the best approach to the Home Office views is to determine whether its cumulative effect, like that of the Amanuel claim, provides a persuasive basis on which to reject the asylum application. The Home Office position at its highest may be summarised as one that acknowledges that Amanuel and his family face a difficult time in Ethiopia given their political views. The Home Office position must not be taken as a sanction or otherwise endorse the methods employed by the Ethiopian government to quell apparent legitimate dissent. For the Home Office, the matter is clearly one of degree. Amanuels case, while regrettable in the extreme, does not in its eyes approach the stark circumstances necessary to grant the powerful remedy of asylum. Implici t in the Home Office position is a recognition that asylum cases are plagued by a lack of third party verification or other independent evidence; it is generally the word of Amanuel as to the degree of his and his families difficulties with the government that are at the heart of his case. This is a legitimate concern but not an insurmountable barrier in the present application. This observation is made in the notwithstanding the patent illogic of elements of the Home Office position. The most obvious of these are: (i) The Ethiopian governmental ability to keep records is not proof of anything; if an enemy of the state were detained in contravention of international law, it is logical that the prisoner not be listed on an official record (ii) Amanuel went looking for trouble by attending the police station, yet his pursuit of a complaint is evidence that Ethiopia provides a meaningful complaints process to its citizens (iii) The apparent acceptance of normal police a ctivity in Ethiopia as including a beating or threats of physical violence However, even with such circumstances stripped away from the Home Office position, the totality of the evidence and the conclusion that Amanuels case falls short of the requisite legal standard cannot be rejected out of hand. IV. Other Circumstances This paper establishes that Amanuels application must fall within the ambit of current UK refugee law. In the alternative, if he were to be unsuccessful in his application on the basis that the evidence tendered is not sufficiently compelling or it otherwise lacks sufficient third party verification, Amanuel has established that on a humanitarian basis he ought to be permitted a temporary stay on humanitarian grounds. Taken in totality, notwithstanding questions of sufficiency, there is no question that Amanuel faces a threat to his personal safety if he were compelled to return to Ethiopia. The immediate government response to his in-class opinions concerning the Ethiopian Constitution is powerful evidence in this respect. V. Conclusion It is submitted that no single incident as alleged by Amanuel in the present scenario will provide a sufficient factual basis on which a viable asylum application can be advanced under UK law, a jurisprudence that encompasses the relevant provisions of UN and EU asylum law. When the facts are assessed in totality, it is submitted that Amanuel should succeed with his refugee claim. Whether his action in provoking the local government as discussed were foolhardy is not a disqualification of his claim. A plain and uninterrupted linkage can be made between his political views and the likely harm that will befall him if he must return to Ethiopia.

Geography And The Geography Of Greece - 1604 Words

When telling about the geography of Greece, all five themes of geography need to be addressed. The five themes of geography are location, place, region, movement, and human-environmental interaction. The absolute location of a specific place is the coordinates of a map using longitude and latitude. A place is an area that is defined by its physical and cultural characteristics. A region is areas that are similar and have definite characteristics. The movement is the way people, products, and ideas travel from one place to another. Human-environmental interaction is the relationship between humans and the environment in a certain area. The location of the country of Greece can be stated in many different ways. The absolute location is given in latitude and longitude. Latitude is the imaginary lines that run horizontally on the Earth’s surface (World Atlas, 2015). By definition, longitude is the imaginary lines that run vertically through the North and South poles (World Atlas, 2015). The absolute location of the capital of Greece, Athens is 39 degrees North and 22 degrees East. The country of Greece can also be described by using relative location. Relative location is defined by the nearby surroundings or countries close to Greece. For example, Greece is located in the northern and eastern hemispheres, and at the southern edge of the Balkan Peninsula, also known as southeast Europe (World Atlas, 2015). Another way to state Greece’s relative location is that it is north ofShow MoreRelatedHistory And Geography Of Greece Essay2046 Words   |  9 Pagesof the team in charge of evaluating the possibility of entering in Greece to start an olive business, i took the time to dig into the history and geography of the country, its economy, how the government operates, the culture, and any potential ethical concern that will prevent us from entering the country. The following report covers each of this aspect and provides a recommendation on entering the m arket. 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Millegan Creek Apartments

Millegan Creek Apartments- Financial Analysis Essay The Millegan Creek Apartment case is an example of a commercial loan. The parties involved in the commercial loan are JP Multifamily Inc. and Fleet Bank. Real Estate group at Fleet Bank want to find out whether or not to accept JPI’s proposed $15,715,000 loan for a 390-unit apartment project in Austin, Texas. The details about the each party, market and financial analysis of the project is outlined below. THE BORROWER -JP MULTIFAMILY INC. The Development Expertise JPI Multifamily Inc. (JPI) was founded in 1989 by John Carpenter and Frank Miller, who had worked together at Southland Financial. JPI, a first class developer, was known as a â€Å"merchant builder† meaning that they developed properties with the intention of selling rather than owning them. JPI had begun seriously investigate in Austin market in 1991. They purchased their first site in early 1992, which was a â€Å"trophy property†, 210-unit project, located in the Southwest part of Austin. The second property JPI purchased in Austin was located in the North Central Area which was a 342-unit project. And, finally the third apartment development in the Austin for JPI would be a 390 unit the Millegan Creek Apartments project. The investment Strategy JPI tried to achieve at least a 150 basis point spread between the initial yield and the current market capitalization rates. JPI was seeking development opportunities which provide a going-in cap rate (or cash on cash return) of at least 10% on the total project cost. They had developed approximately 2800 apartment units and 1,640 apartments. This record was in line their investment strategy of targeting a â€Å"holding period for development projects of two to three years. In 1994, they had eight properties with 2,700 units under construction, four of which were under agreement to be sold upon completion. THE LENDER-FLEET BANK Fleet Bank is being considered as a lender of the project. The Austin Market is a new market for Fleet Bank. Fleet wants to diversify its loan portfolio out of Northeast. Tom Hayden’s (a vice president in Commercial Real Estate at Fleet Bank) assignment was to seek financial opportunities in real estate in the State of Texas. Based on Tom’s research, JPI was an active developer who had survived the Texas real estate crash built a large number of apartments. SALIENT FACTS of MILLEGAN CREEK APARTMENTS PROJECT The Description of the Product: Jefferson at Millegan Creek Apartment would be a typical JPI luxury apartment complex. The apartment would target renters with high discretionary incomes who could probably afford a single-family home, but made a lifestyle choice to live in rental apartments. Site amenities included two swimming pools, a clubhouse, fitness center with sauna and steam rooms, and the laundry facilities. Standard features in each apartment included nine-foot ceilings, a security system, crown molding and upgrade white on white appliances. Location: The Millegan Creek site was located in Williamson County, adjacent to the city of limits of Austin and approximately 11 miles northwest of the central business district. The site was an irregular, rectangular shape consisting of about 21. 5 acres, with 904 feet of frontage along McNeil Road. Near Highways: Parmer Lane had recently been expanded from a two lane to a six-lane road and provided excellent north-south access. McNeil Road brought about 15,000 cars in an east west direction past the site each day and had recently been upgraded from a two lane to a five-lane road. In addition, McNeil Road was being extended three miles to connect to Wells Branch Parkway. Construction financing:The loan was being reviewed by Fleet Bank because the volume of deals JPI doing, their existing lenders (NationsBank, Guaranty Federal Savings Bank (in Dallas), BankOne, General Electric Credit Corporation had reached the limit of the exposure they wanted with any borrower. Construction problem:The site was level with no significant subsurface rocks, which would not create construction problem. Property Taxes :The site was outside the City of Austin which can provide lower property taxes and easy zoning approval. Total Project Cost: $19,644,000 Loan Amount: $15,715,000 Land Cost: $1,425,000 The holding period: Target holding period is two to three years MARKET ANALYSIS Regional Economic Drivers Austin housing market holds a comparative advantage and this advantage exists because; -it’s ranked sixth in the nation as a preferred location for a new manufacturing facility, Austin economy had always been universities and government as the state capital. Austin had a government workforce of over 110,000 including state, country and city employees and plus recently added 3,000 government sector jobs, -The location of project was close to many of Austin’s high tech companies. Texas Instruments had a big campus located across the street. Others in the area included: Abbott Laboratories, Tandem Computers, 3M, and State Farm Insurance. Apple Computers had also announced plans to build a new, $28 million, 300,000square foot facility to house its U. S. Customer support Service The other strength of Austin is that the city is filled with good universities. Companies were attractive to Austin economy by the presence of university –based research and its very desirable climate. Market demand Austin had experienced significant population growth and local economists expected these trends to continue. The average family size would continue to be about 2. 43 people per household. Job Growth Since the strength of the apartment market heavily dependent upon continued growth in the local market, local job market figures as follows; -As of September 1993, Austin’s employment totaled 425,800 and its unemployment rate was at 4. %. Austin added almost 30,000 jobs in the 1992-1993 periods. -The Texas Comptroller of Public Accounts projected job growth for the next two years to continue in the 3% to 3. 2% range. INVESTMENT DECISION I recommend Fleet Bank to approve the loan based on the market analysis outlined above and the attached financial analysis. The highlights of ratios listed in Exhibit 1 as follows; Cash on cash return 13. 70% , IRRe 5YR Hold 26. 48%, IRRo 5 YR Hold 16. 62% and Cap Rate (in) 10. 67%. In the loan calculations the interest rates is taken as 8%. Considering that nstitutional buyers in the region were paying cap rates in the 8% to 9% for the new apartments, JPI can achieve its investment strategy of obtaining at least 150 basis point for its investments. The debt service coverage ratio (DSCR) in commercial real estate finance refers to the primary measure to determine if a property will be able to sustain its debt based on cash flow. Typically most commercial banks require the ratio of 1. 15-1. 35 times (net operating income or NOI/annual debt service) to ensure cash flow sufficient to cover loan payments is on an ongoing basis. Building and planning a new club house EssayThe net investment in the property is the cost of the property minus the amount borrowed. One way to understand the ratio is to compare it to a return on a certificate of deposit. If the bank pays you an annual return of, say 5%, the 5% is the Cash on Cash return on the deposit. However, unless the property is owned free and clear, this is not a totally true comparison. The return you get is AFTER the mortgage and all other expenses have been paid. It can therefore fluctuate wildly. Whereas, if you put $200,000 in the bank in a CD you can be certain that you will get the return you expected. Please note that the Cash on Cash return does not include property appreciation which is a non-cash flow item until the year of sale. Therefore, if you are evaluating a property on a long-term basis, you need to focus more on the annual cash flow as it relates to your investment and focus less on property appreciation. CAPITALIZATION RATE (CAP RATE) The Cap Rate is a ratio that places a value on a property based on the net operating income (NOI) it generates which allows for a comparison of properties with different Fair Market Values (FMV). The Cap Rate is computed by taking the rental NOI and dividing it by the propertys FMV. The higher the Cap Rate, the better the property is said to be performing. Note that the Cap Rate is not a computation of an investment return but rather a way of understanding how a property will generate NOI so it can be compared to other properties. Cap Rate Practical Use #1 You can use the Cap Rate to value your property. Lets say that your property generates $30,000 of annual net operating income. Your real estate agent tells you that the Capitalization Rate in your area is approximately 10%. That would mean that the approximate fair market value of your property is $300,000 ($30,000 ? .10). Cap Rate Practical Use #2 Assume that you are comparing two properties. The first property has a projected NOI of $20,000 and an asking price of $500,000. The second property has a NOI of only $10,000 with an asking price of $110,000. Which one would the Cap Rate suggest is a better investment? The Cap Rate would suggest that the second property is a better investment since the Cap Rate is 9% ($10,000 ? $110,000) versus 4% ($20,000 ? $500,000). LOAN TO VALUE RATIO (LTV or LVR) The Loan-to-Value Ratio is the amount of a secured loan or mortgage divided by the fair market value of the property. For example, if your property is worth $100,000 and you have a mortgage balance of $50,000, the Loan-to-Value ratio on your home would be 50%. The LVR helps you quickly determine how leveraged your property is based on the fair market value of the property versus your cost. You can also use the LVR to determine the amount of your equity. If you have more than one loan secured against your property, add together the outstanding value of each loan in order to calculate the Loan-to-Value ratio. For example, if your home is worth $100,000 and you have a mortgage balance of $50,000, the Loan-to-Value ratio on your home would be 50%. However, if you also have a second secured loan on your home for $25,000, the Loan-to-Value ratio on your home would be 75% ((50,000 + 25,000) divided by 100,000). GROSS RENT MULTIPLIER (GRM) The Gross Rent Multiplier (GRM) is another way to value and compare properties. Used mostly in the apartment industry, the GRM is much like the Capitalization Rate except the gross rental income rather than the net operating income (NOI) is used to determine the value of a property. The GRM is calculated by dividing the fair market value of the property by the monthly gross rental income. EXAMPLE: If the sales price for a property is $200,000 and the monthly gross rental income for a property is $2,500, the GRM is equal to 80 ($200,000 ? $2,500). INTERNAL RATE OF RETURN (IRR) When an investment creates differing amounts of annual cash flow, a rate of return can be determined by calculating the Internal Rate of Return (IRR). The formula for computing the IRR is very complicated but essentially an IRR is the rate needed to convert (or discount) the future uneven cash flow to equal your initial investment or down payment. EXAMPLE: Assume a cash flow of $100 in the second year. Also, assume that in order to generate that $100, you had to invest $500. In this example, you have an outflow of $500 the first year and an inflow of $600 in the second year ($100 earnings plus the $500 return of your initial investment). To convert or discount the $600 back to todays dollars to equal your initial investment of $500, a discount rate of 20% is required. Thus, your IRR is 20%. In other words, IRR is the discount rate at which the net present value of all future cash flow is zero (discounted future cash flows = starting investment amount). The net meaning you subtract your initial investment. Leveraged vs. Unleveraged IRR When you use debt to purchase a property, you are using leverage. The program computes your IRR based on how debt impacts your cash flow. As a result, you can compare the leveraged and unleveraged IRR to determine how debt is helping or hurting your investment results. MODIFIED INTERNAL RATE OF RETURN (MIRR) The Modified Internal Rate of Return (MIRR) is used to correct a significant inherent problem with the IRR calculation. The IRR formula   assumes that you are reinvesting the annual cash flow at the same rate as calculated by the IRR. As a result, when you have a property that generates significant cash flow, the calculated IRR will overstate the likely financial return of the property. The MIRR allows you to enter a different rate that is applied to the propertys annual cash flow. Using the MIRR will more closely mimic the real rate of return since operating cash flow is rarely invested at a higher rate than a bank savings rate. The finance rate is the annual interest rate paid to borrow money during years the property experiences a negative cash flow. The reinvestment rate is the rate of return earned on the excess cash flow that is generated by the property.