![]() ![]() This means you could invest all $10,000,000 into treasuries, considered a very safe investment, and spend your days at the beach collecting checks. Suppose you have $10,000,000 to invest, and 10-year treasury bonds are yielding 3% annually. How can we use this concept to determine cap rates? Treasury bond is normally used as the risk-free rate. bonds are considered to be very safe, the interest rate on a U.S. Of course, in practice, all investments carry even a small amount of risk. In finance, the risk-free rate is the theoretical rate of return of an investment with no risk of financial loss. What are the components of the cap rate, and how can they be determined? One way to think about the cap rate is that it’s a function of the risk-free rate of return plus some risk premium. However, if the property’s net operating income stream is complex and irregular, with substantial variations in cash flow, only a full discounted cash flow analysis will yield a credible and reliable valuation. When properly applied to a stabilized Net Operating Income (NOI) projection, the simple cap rate can produce a valuation approximately equal to what could be generated using a more complex discounted cash flow (DCF) analysis. While cap rates are useful for quick back of the envelope calculations, it is important to note when cap rates should not be used. Where are values likely to go next year? Looking at historical cap rate data can quickly give you insight into the direction of valuations. ![]() For instance, if cap rates are compressing, that means values are being bid up and a market is heating up. If you’re looking at cap rate trends over the past few years in a particular submarket, then the trend can give you an indication of where that market is headed. A 5% cap rate acquisition versus a 10% cap rate acquisition for a similar property in a similar location should immediately tell you that one property has a higher risk premium than the other.Īnother way cap rates can be helpful is when they form a trend. For example, it can and often is used to quickly size up an acquisition relative to other potential investment properties. The cap rate is a very common and useful ratio in the commercial real estate industry, and it can be helpful in several scenarios. A bad cap rate would be one derived from different property types in different markets. In this case, a good cap rate is one that is derived from recent office building sales in the same market. For example, suppose you want to figure out what an office building is worth based on a market-derived cap rate. In this case, a good cap rate is one that is derived from similar properties in the same location. You might also be trying to find a market-based cap rate using recent sales of comparable properties. On the other hand, if you are buying a property then a higher cap rate is good because it means your initial investment will be lower. For example, if you are selling a property, then a lower cap rate is good because it means the value of your property will be higher. What’s a good cap rate? The short answer is that it depends on how you are using the cap rate. In other words, as the cap rate goes up, the NOI multiple goes down. Consider the following chart:Īs shown above, cap rates and NOI multiples are inversely related. For example, a 5% cap rate results in a value of 1/.05 or 20x NOI. To find the NOI multiple for a particular cap rate, just divide 1 by the cap rate. ![]() In the above example, assuming the real estate proforma is accurate, an all-cash investment of $17,000,000 would produce an annual return on investment of 5.8%.Īnother way to think about the cap rate is that it’s just the inverse of the price/earnings multiple. What is the cap rate actually telling you? One way to think about the cap rate intuitively is that it represents the percentage return an investor would receive on an all cash purchase. If an appraiser derives a market-based cap rate of 6% for our market, then we can divide our $900,000 NOI by 6% to estimate a market value of $15,000,000. Suppose our Class A office building generates a stabilized NOI of $900,000, and we want to know what the building is worth. To estimate the market value for a property, an appraiser might use several recent sales like this to derive a market-based cap rate for Class A office buildings. In the commercial real estate industry, it is common to say that this property sold at a 5.8% cap rate. ![]() Suppose we are researching the recent sale of a Class A office building with a stabilized Net Operating Income (NOI) of $1,000,000, and a sale price of $17,000,000. Let’s take an example of how a cap rate is commonly used. Appraisers frequently use this relationship to estimate the market value for a property based on a cap rate derived from comparable sales. ![]()
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![]() ![]() Journal of Media & Cultural Studies 17(2): 147–157. A Visible Flaneuse for the Postmodern Era? Continuum. 10.1093/workar/waw037 Search in Google Scholar The Evidence Base for Generational Differences: Where Do We Go from Here? Work, Aging and Retirement 3(2): 140–148. The Interview 11 January (last access: ). Heidi Bivens Gives Us the Dirty on Euphoria’s Costume Designs. Bleak as It Is, Euphoria Has Made Cult Teen TV Finally Grow Up. Revista de Estudios Norteamericanos 25 December ht t p://dx.doi.org/10.12795/25.12. The Hipster Subculture and Its Representation in Lena Dunham’s TV Series Girls. Beyond the “Trans Fact”? Trans Representation in the Teen Series Euphoria: Complexity, Recognition, and Comfort. Masanet, Maria-Jose, Ventura, Rafael, Ballesté, Eduard. (ed.), Essays on the Sociology of Knowledge. Ireland’s National Public Service Media 25 February (last access: ). How the Beauty of Euphoria Changed Fashion as We Know It. Global Storytelling: Journal of Digital and Moving Images 2(1): 2. Transgressive TV: Euphoria, HBO, and a New Trans Aesthetic. Industrial and Organizational Psychology 8(3): 346–356. Generational Differences in the Workplace: There Is Complexity beyond the Stereotypes. Lyons, Sean, Urick, Michael, Kuron, Lisa, Schweitzer, Linda. Oh Dear, Gen Z Is Asking ‘Vladdy Daddy’ Not to Start a War in Ukraine. What Their Clothes Tell Us about Those Girls? In: Greene, R., Robinson-Greene, R. “This Show Hits Really Close to Home on so Many Levels”: An Analysis of Reddit Comments about HBO’s Euphoria to Understand Viewers’ Experiences of and Reactions to Substance Use and Mental Illness. Kaufman, Michelle R., Bazell, Alicia T., Collaco, Anne, Sedoc, João. Coming Down: Why Has Shock TV Show Euphoria Became Such a Drag? The Guardian 1 February (last access: ). Who Chose Lena Dunham to Represent Millennial Women? Cracked 20 November (last access: ). From Sex and the City to Girls: Paving the Way for ‘Post? Feminism’. McKinsey & Company 12 November (last access: ). ‘True Gen’: Generation Z and Its Implications for Companies. ![]() Search in Google ScholarĮyerman, Ron, Turner, Bryan S 1998 Outline of a Theory of Generations European Journal of Social Theory 1(1): 91–106. Pew Research Center, 17 January (last access: ). Defining Generations: Where Millennials End and Generation Z Begins. Backstage 16 June (last access: ) Search in Google Scholarĭimock, Michael. ‘Euphoria’ Cinematographer Marcell Rév on Shooting Season 2’s Most Memorable Scenes. Search in Google Scholarĭerschowitz, Jessica. HBO’s Euphoria is More Than a Parent’s Worst Nightmare. Business of Fashion 11 October (last access: ). Why Fast Fashion Still Has Gen-Z’s Heart. Understanding and Improving Body Image and Science and Practice. Search in Google Scholarĭaniels, Elizabeth A., Gillen, Meghan M., Markey, Charlotte H. Can Millennials Be Authentic? In: Greene, R., Robinson-Greene, R. Search in Google ScholarĬrossley, Rachel. Cogin, Julie 2012 Are Generational Differences in Work Values Fact or Fiction? Multi-country Evidence and Implications The International Journal of Human Resource Management 23(11): 2268–2294. Search in Google Scholarīug, Peter (ed.). What Girls Teaches Us about Millennials and the Meaning of Life. Sex and the City and Consumer Culture: Remediating Postfeminist Drama. 10.1038/s4189-9 Search in Google ScholarĪrthurs, Jane. How Euphoria and Model Hunter Shafer Created the Most Interesting Trans Character on TV? The Daily Beast 8 July (last access: ). ![]() ![]() ![]() Leisure Pool: The leisure pool at the rec center offers warm water, slides, a lazy river, and more. Therefore, it’s important to check the lap pool hours and schedule on the rec center’s website before heading to the rec center and expecting the lap pool to be available at all times. Lap Pool: The rec center’s lap pool is used by individuals wanting to swim laps as well as various swim teams and programs. No matter what you are looking for, the aquatics program at the rec center probably offers it! Pool hours and Schedule: From classes for toddlers to Silver Sneakers Senior Fitness, this recreation center offers programs that are designed to spark an interest in every person living in the area. With an overall goal of offering amenities that are appealing to people in all stages of life, the facility encourages healthy and active lifestyles, creative development, and the chance to experience social growth. The Castle Rock Rec Center is one of the community’s greatest recreation assets! With more than 84,000 square feet, the rec center is an excellent facility for residents of all ages to enjoy a wide range of fitness programs, sports activities, educational programs, classes, special events, and several other types of entertainment. The Castle Rock Rec Center Offers Something for Everyone! The Castle Rock Rec Center is one of the most impressive, all inclusive and fully developed community recreational centers that you’re going to find anywhere in this country. The sign of a progressive community is a fully developed recreational facility that offers fitness programs and workout venues for people of all ages. However, these chain clubs tend to cater to a specific age group and are limited by floor space in what they can offer you for your membership fees. Small chain fitness clubs can be very useful. ![]() One of the top things people consistently look for are recreational and fitness facilities. ![]() Searching through homes for sale in Castle Rock CO is only part of the work you need to do when planning your move to the Castle Rock community. If you’re considering moving to Castle Rock CO, you’re probably researching what amenities are going to be available to you and to your family. ![]() ![]() Can I import my existing iTunes or Music library? To prevent other applications playing sounds on the same device you may wish to change the audio output device in Swinsian to be different from the system wide output device that is set in the System Preferences. Check that 'Automatically adjust device sample rate' is enabled in the Swinsian preferences. Make sure that both the system wide and Swinsian volume settings are set to maximum. For example a track with the genre 'Rock, Pop' will be shown under both 'Rock' and 'Pop' in the browser. Turn on the 'Recognise multiple genre tags per track' option in the Tags tab of the Swinsian preferences and Swinsian will show tracks under more than one genre if the genre tag value is a list of comma separated values. How do I make Swinsian recognise multiple genres per track? For albums ripped as single files with cue sheets Swinsian will attempt to update the cue file or embedded cue sheet if found. You can customise this behaviour in the preferences if you would prefer to leave the files unchanged. Yes, Swinsian will write any tags you edit back to the original files. Does Swinsian write edited tags to the original files? To prevent this, disable the 'Import M3U files as playlists' option in the preferences. If the folders of tracks you are importing contain M3U files they will be imported as new playlists in Swinsian. Why is importing tracks creating new playlists? Select Swinsian in the list of applications on the left and change the alert style to 'None'. Notifications can be disabled in the Notifications panel of the System Preferences. Swinsian also supports albums ripped as a single file together with a cue file, and FLAC, Ogg Vorbis and WavPack files with embedded cue information. Most popular audio formats are supported: MP3, AAC, ALAC, WAV, FLAC, Ogg Vorbis, AIFF, Opus, AC3, APE WavPack, MusePack, DSF, and WMA. ![]() Swinsian can be used on any Mac running macOS 10.8 or later. ![]() ![]() “I was tempted to tell on her deathbed two years ago, but I thought otherwise. They never ask questions.” She never told her parents about her hobby. “I call them my ‘sweet babies,’” she says. Representatives for the sculptor and self-described recovering. These days, she spends much of her time traveling to give talks on her hobby, often with her molds in tow. Cynthia Plaster Caster Albritton, an artist whose best-known work her sculptures of male rockers members has died at 74. But sexual freedom isn’t as intense as it was.” “You had a social obligation to try things just for the sake of telling your friends. A depiction of the three musicians Noel Redding (cast 1968 Bass Player, the Jimi Hendrix Experience), Clint Mansell (cast 1989 Lead Singer of Pop Will Eat Itself Film Scorer of 'Requiem for a. She started making plaster casts of penises in the late 60s and became well known in the rock world. Cast over the course of nearly three decades, Cynthia Plaster Caster’s Curved Collection is a unique example of the legendary artist’s scandalous casts. She was a true groupie who really did make plaster casts of her favorite band members ‘members’. She was a real person and the subject of the KISS song. The original Plaster Caster, Cynthia Albritton, has died. “People used to be more willing to do this because the sexual revolution was happening,” she says. Cynthia Albritton, known as Cynthia Plaster Caster, died in Chicago following a long illness. Sad news for rock fans, KISS fans, and music history fans. Browse Getty Images premium collection of high-quality, authentic Cynthia Plaster Caster stock photos, royalty-free images, and pictures. She was an actress, known for Dice (2016), Plaster Caster (2001) and The Story of Rock n Roll Comics (2005). Albritton began her career in 1968 by casting penises of rock musicians. “He said he heard about us somewhere in the cosmos.” Now 63, she’s a “recovering groupie,” but she’s still in the casting business, despite the growing reluctance of stars to oblige. Cynthia Plaster Caster, the legendary artist and 'recovering groupie' renowned for the plaster casts she took of many top musicians erect penises and. Cynthia Plaster Caster was born on in Chicago, Illinois, USA. Cynthia Plaster Caster (born Cynthia Dorothy Albritton April 21, 2022) was an American visual artist and self-described 'recovering groupie ' who gained fame for creating plaster casts of celebrities' erect penises. “He was kind of stoned and mellow,’’ Albritton says. “It began as a ploy to get in the hotel room and laid,” she bluntly admits. For four decades, Albritton, better known as Cynthia Plaster Caster, has been making the rounds backstage, convincing rock stars to let her make plaster molds of their private parts. ![]() Zappanale In Bad Doberan, Germany, 2015 July 17. Cynthia Albritton is the reigning queen of rock groupies, said Dave Hoekstra in the Chicago Sun-Times. Cynthia plaster caster Stock Photos and Images (41) See cynthia plaster caster stock video clips RM GR8JH8 Cynthia Plaster Caster At The 26. ![]() ![]() (Although we do have redirect links in the section above to each of the relevant pages on the Mac App Store.) However, when Apple introduced Mojave the Mac App Store changed, and these installers can no longer be searched for or found in the purchased section of the store. Prior to macOS Mojave’s arrival in 2018, the installers for the older macOS versions could be searched for or found via the Purchased tab (not that anyone has had to pay for a Mac OS X update for years). How easy they are to find will be determined by the version of macOS running on that Mac. If you are running an older version of macOS – or someone you know is – you should be able to easily find older versions of macOS and even Mac OS X in the Mac App Store. The older macOS might not support certain components in that Mac, for example. Usually, when Apple introduces a new Mac it will not be able to run the version of macOS that shipped before the one installed on that Mac. ![]() You may also encounter issues if you are trying to download an older version of macOS that your Mac cannot support. In that case, we suggest you try to download the installer via that link using an older Mac. This is an issue we are aware of that others have encountered, although we haven’t. However, if you are still finding that the link isn’t working you could try the alternative methods below.Īnother issue is if the link takes you to the correct page in the Mac App Store, but you see an Update not found error message when you try to download it. We’ve said above that in our experience usually the reason the above links don’t work is if you are browsing in something other than Safari, or if you have already got the Mac App Store open. If the Mac App Store links above aren’t working While the above versions of macOS will work with newer Intel-based Macs, the following versions are specifically made for Macs with Intel chips. How to download an older version of macOS for an Intel Mac Follow the instructions in the Monterey section above.Follow the Mac App Store link using Safari to open the Big Sur page.You should be able to find the “Install macOS Monterey” app in your Applications folder, which you can use to to downgrade and install an older version of macOS.If you do, the installer will automatically be deleted (plus it won’t install if you are already running Ventura). Once the installer has downloaded do not click “Install”.It might look like an update rather than the full version, but you’ll see from the size of the download (around 6GB) that this is the complete installer for Monterey. Eventually a message “Are you sure you want to download macOS Monterey” will appear. Software Update will open with the words “Finding Update”.Follow the Mac App Store link through Safari to open the Mac App Store on the Monterey page.Follow these steps to download macOS Monterey (or other versions of macOS below) from the Mac App Store: You should also close the Mac App Store app if you have that open or the link may not work* How to download an older version of macOS for an M-Series MacĪppl began transitioning away from Apple silicon with the release of macOS Big Sur in 2020, so any version of macOS prior that that won’t run on an M1 Mac or later.Īpple only replaced Monterey with macOS 13 Ventura in October 2022, but you can still download the installer for Monterey from the Mac App Store. *Note that we have discovered that the links we give below will only work if you are using Safari, so we suggest you switch to Apple’s browser before moving on. We will show you a way to get the following macOS installers: We have the necessary links to the Mac App Store below. If you’re unsure of your Mac’s compatability, check out our list of which Macs run which versions of macOS & Mac OS X. Luckily it is possible to get ahold of these files, as long as you know where to go on the Mac App Store. ![]() Where can I download older versions of macOS?īefore you can install an older version of macOS or Mac OS X you will need to get hold of the installer for the version of macOS you want to install. ![]() |
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