Valuation Mistakes with Data Centers What Can You Say but WOW!
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- Belinda Rosamund Jones
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1 Valuation Mistakes with Data Centers What Can You Say but WOW! David L. Gangloff Jr. CEO Property Tax Assistance Co., Inc. Bellflower, California
2 History of Data Centers in California I have been representing data center owner/operators for the last 15 years. AboveNet calls asking for help with appeals Santa Clara County The properties were less than one year old Average cost (w/o land and building) $70M Assessor would recommend to 25% obsolescence AboveNet s contention that is not enough. Huh? 2
3 So What Happened? Starting in the late 1990 s data centers were being built at a dizzying rate. These data centers were being built by companies like Exodus Communications, AboveNet, Telegis, and PSI Net. Massive capital spent on these data centers. At the time, the perception was all of these data centers were needed. One thing in common for these companies, they all went bankrupt. 3
4 Dot Com Crash You all know the story. Tech companies were going public with very questionable business plans. The market did not care they had a huge appetite. Stocks were rising in value daily. All of these new companies were going to need data center space. Therefore, data centers were being built as quickly as they could be. And then it all crashed and data centers were almost as worthless as the tech companies themselves. 4
5 What Makes A Data Center A Data Center? Land Building shell Electrical components on steroids Cooling components on steroids 5
6 What Is A Data Center? 6
7 Electricity Coming Into Building 7
8 To Every Server, Switch or Storage Unit 8
9 9
10 10
11 11
12 Each Server Is A Mini Heater 12
13 13
14 Land and building Appraisal Units Fixtures and personal property 14
15 Why Is Classification Important In California? Why classification is important. Fixtures are a separate appraisal unit when measuring declines in value. Fixtures are treated differently than other real property (i.e. structures) for supplemental roll purposes. Fixtures and personal property values determine audit applicability. 15
16 Who Is Supposed To Assess What? An improvement is assessed by the Real Property Division when its primary purpose is for the accommodation or housing of personnel, personalty, fixtures, or when the improvement has no direct application to the process or function of the trade, industry, or profession. (Assessor s Handbook 504.) 16
17 Who Is Supposed To Assess What? An improvement will be classified as a fixture and assessed by the Business Division if its use or purpose directly applies to or augments the process or function of a trade, industry, or profession. Items which have a dual purpose will be classified according to their primary purpose. (Assessor s Handbook 504.) 17
18 Assessor s Handbook 504 STRUCTURE ITEMS Air conditioning office and cooling. Auxiliary power generation equipment for building purposes. Pipelines and pipe supports used to convey air, water, steam, oil or gas to operate the facilities in a building. Security fire alarm systems. FIXTURE ITEMS Air conditioning process cooling. Auxiliary power generation equipment for trade or production purposes. Pipelines and pipe supports used to convey air, water, steam, oil, or gas to equipment used in the production process. Plumbing special purpose. Power wiring, switch gear and Power panels for manufacturing. Security cameras and man traps. 18
19 Where Does The Structure End And The Fixtures Begin? Difficult question to answer. Much easier with a cost approach. Income and market approaches cannot separate the appraisal units. 19
20 Let s Talk About Cost First, we ll talk about what it costs to build a data center structure without land cost. Then, we ll talk about the assessor s roll values on just the structure portion of the assessment. We will then talk about what it costs for the mechanical equipment. 20
21 Disconnect Structure ONLY Equinix reports it costs ~ $200 per square foot to build base building. Coresite builds a new base building for ~ $185 per square foot. Digital reports to shareholders its costs between $106 and $168 per square foot to build base building. DuPont Fabros estimates that for their base buildings the costs run between $127 and $193 per square foot. 21
22 Disconnect Structure ONLY 2009 values on rolls $109 to $478 PSF values on rolls $114 to $617 PSF values on rolls $115 to $354 PSF values on rolls $122 to $522 PSF values on rolls $292 to $555 PSF. 22
23 What Has Happened With The Cost Of The Mechanical Infrastructure? First, we will talk a little about the different types of mechanical infrastructure. Second, we will discuss the costs over the years. 23
24 Redundancy: N+1, N+2, 2N, 2N+1 N represents the exact amount you need. N+1 represents exactly what you need and 1 more. N+2 represents exactly what you need and 2 more. 2N Represents twice what you need. 2N+1 Represents twice what you need plus 1 more. 24
25 Uptime Institute White Paper 2007 Costs The Institute cost model uses just two primary elements. The kw component by desired level of functionality: Tier I: $11,500/kW of redundant UPS capacity for IT Tier II: $12,500/kW of redundant UPS capacity for IT Tier III: $23,500/kW of redundant UPS capacity for IT The computer room component: In all cases, $300/ft 2 ($2,880/m2) of computer room floor must be added to the kw cost shown above. 25
26 Cost of Infrastructure 26
27 27
28 Business Models 28
29 29
30 Common Issues Duplicate assessments Wrong division of the assessor s office assessing the property. Intangibles being assessed because of the various business models. Leased Fee v. Fee Simple 30
31 Duplicate Assessment Fully functioning data center purchased in 2005 for $34.5M. Immediate sale leaseback for $38.7M. Real Property Division assesses the entire property for $38.7M. Appeal is filed and ultimately the Real Property Division assesses the land and building for $18M. Business Division assesses the mechanical equipment for $16.5M and $4.2M goes away as intangible value. Everyone is happy until
32 Duplicate Assessment Con t In 2010 the property sales as part of a bulk sale with an agreed price of $38M. Real Property Division assesses the property for $38M. Appeals are filed and we argue that (1) the Business Division is still assessing the $16.5M and (2) that based on the lease anything that is put into the property between 2005 and 2010 becomes the property of the landlord. The AAB agrees that the depreciated cost of the $16.5M needs to be taken out of the Base Year Value but refuses to take out the assets put in between 2005 and
33 Duplicate Assessment Con t The property transfers again in a bulk sale in The Preliminary Change of Ownership Report (PCOR) shows a $58.2M value. The Real Property Division assesses the property for $58.2M. The Real Property Division claims they had no way of knowing if the Business Division assets were transferred and that is why they assessed it for $58.2M. Appeals are pending. 33
34 Wrong Division Assesses Taxpayer went public in Each of the their data centers were re-valued. The subject data center was appraised by the Real Property Division for $46M. The Business Division knew that there was equipment but since the RPD assessed it they chose not to correct it. How do we know this? From the audit. 34
35 Audit Findings: Pre-IPO (lien date 2010), the Taxpayer was not assessed for existing improvements installed by MCI WorldCom. With the September 2010 IPO, the real property base year value was reassessed and included all improvements as of the transfer date. As a result, improvements reported on the 571-L completed before the IPO are removed from assessment under this audit. Supplies were under-reported in all years due to exclusion of fuel oil and CIP was under-reported on the 2011 and 2013 lien dates. Building Improvements: As stated above, DWDM equipment was reclassified from improvement to personal property. Of the remaining improvements and for the 2011, 2012, and 2013 lien dates, we find that the Assessor s Real Property Division included the value of all improvements as of the September 10, 2010 transfer date, and only those improvements completed after the date are assembled by the Business Division. The Taxpayer in effect utilized the power, communications and cooling infrastructure in place at the time of the September transfer and built out additional space to house server equipment (known as raised floor or white space) and to improve existing infrastructure to support the additional white space. 35
36 Wrong Division Assesses Con t Ultimately the Real Property Division reduced their value to $21.8M. The Business Division assessed $19M. Instead of the $19M going up 2% each year under California s Prop 13, the $19M is depreciating. The $19M is being valued at about $11M for the 2017 assessment year. 36
37 Leased Fee v. Fee Simple Most DC s sold are encumbered by a long term lease. The tenants are often high quality. Often the tenant has put the DC improvements in. Investor s are looking for yield and security. Digital Realty Trust sold four DC s into a JV with an insurance company. 37
38 Leased Fee v. Fee Simple Example Lease entered into at the height of the Dot- Com craze for 15 years. $42NNN per year in March Sub-leased after the Dot-Com crash. $21NNN per year October 2003 with a guaranteed extension from the Master Landlord of 40 years. Sold in 2005 based on the $42NNN rent. 38
39 Tangible v. Intangible Value Included in revenue/additional revenue Interconnection fees. Colocation services. Guaranteed uptime with penalties if the DC goes dark. Premiums paid because of other tenants. Basically, many DC s are businesses. 365 Main portfolio. 39
40 Intangible Example Company buys a portfolio of data center assets. One property is a colocation data center. Included in revenue Interconnection fees. Colocation services fees. Guaranteed uptime with penalties if the DC goes dark. Premiums paid because of other tenants. Workforce in Place. 40
41 Intangible Example Con t The taxpayer used all of the revenue in determining the allocated value and reported it on the PCOR. The Real Property Division enrolled the $198M PCOR stated purchase price. Our evidence indicated that the land and building should be valued at $72.6M, the mechanical equipment at $32.7M, and the balance was intangible value. The AAB concluded??????? 41
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