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FINFacts September 19, 2012

Volume XX  |  No. 37  |  September 19, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.23% 5 Yr US Treasury  0.68% 5 Yr Swaps  0.84% 12-MAT  0.15% 3 Month LIBOR  0.40% 10 Yr US Treasury  1.77% 10 Yr Swaps  1.83% 11th Dist COFI  1.09% 6 Month LIBOR  0.69% 30 Yr US Treasury  2.96%

Transaction of the Week Transaction Description: $14,000,000 Ground-Up Construction-to-Perm of a To-Be-Built Assisted Living Facility GSP successfully placed the $14,000,000 construction-to-permanent loan for a to-be-built Assisted Living Facility in Sacramento, California. The recourse construction facility is for eighteen months, interest only with the takeout underwritten and in place prior to construction funding. The permanent take-out loan is priced at SWAPs + 350 with a 6.0% floor, fixed for ten years, amortized over 25 years. The loan will be rate-locked at Certificate of Occupancy once rolled into the perm loan, sized to 70% of total construction costs. While this particular funded facility is for assisted living (considered seniors housing), GSP received significant interest from capital providers for construction financing across all asset classes as well. For National Investment Center Convention attendees, please touch base with Mr. Orchard via cell phone @ (310) 309-7005. Steve will be attending the Seniors Housing Conference in Chicago through its conclusion on Friday. Term: 18 Month Construction; 10 Year Perm Amort: 18 Months IO; 25 Years LTC: 70% Recourse Brokers: Steven Orchard, Michelle Lee NIC National Conference Information Hot Money Closed End Fund for $3,000,000 & Up Joint Venture Opportunities. GSP is working with a fully discretionary equity fund for Joint Venture requests as small as $3,000,000. Requests as high as $40,000,000 will be considered for three to five year hold periods. High teens returns are sought for a 1.5x to 1.7x multiple. Ground-up construction will only be considered with substantive pre-leasing, although reposition bridge transactions do not require cash flow in place at closing. Asset classes may include the four core property types as well as self-storage, data centers, seniors/assisted housing, and/or hospitality. The top 12 metros will be targeted on a national level. Secondary and tertiary markets will not be considered. Hot Money One-Stop Capital Stack Debt/Mezz-Debt Funding to 85% LTV Fixed rate and floating rate funding to 85% LTV for stabilized multifamily; 75% for commercial in a debt + mezz structure from a single capital provider. This mezz lender will fund the entire cap-stack from their balance sheet, then syndicate the senior note to either a CMBS originator or a regional bank post-close for an all-in coupon typically in the low 5% range for 10 year money. Transactions may be as short as three years for flexible prepayment options. Fundings will range from $15,000,000 to $50,000,000 and are non-recourse beyond standard carve-outs. This fund has executed with 17 separate Wall Street and Portfolio lenders. Cash flow at close must support a 1.10 dcr or better. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. In The Press Senior Vice President David R. Pascale, Jr. was recently quoted on the overnight calculation of LIBOR in the September edition of the National Real Estate Investor magazine   The article and Mr. Pascale's comments may be found on-line. Pascale's Perspective QE3 Impact?  One of the more interesting "ironies" of the Fed's hugely anticipated QE3 announcement was how markets rallied after the Fed announced it was "gravely concerned" with the employment and economic situation.  The Fed was unusually bold and specific, using "unconventional tools" stating they will buy $40 billion in mortgage backed securities a month.  Also the time horizon seems "open ended" with no hard end date.  Treasuries initially rallied on Thursday.  However, Friday saw a massive selloff and yields spiked to nearly 1.90% on the 10 year, the highest since May.  Why? (1) Equity markets rallied, investors left the "safe haven"; (2) The Fed is not buying Treasuries in this round of QE3, just mortgage backed.  Additionally the Fed is continuing "Operation Twist" ie selling shorter term securities and buying longer term securities.  So the Fed seems to be trying to raise indices, tighten credit spreads, and flatten the yield curve.   …Stay tuned… David R. Pascale, Jr.

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FINFacts September 12, 2012

Volume XX  |  No. 36  |  September 12, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.23% 5 Yr US Treasury  0.69% 5 Yr Swaps  0.82% 12-MAT  0.15% 3 Month LIBOR  0.40% 10 Yr US Treasury  1.76% 10 Yr Swaps  1.79% 11th Dist COFI  1.09% 6 Month LIBOR  0.69% 30 Yr US Treasury  2.92%

Transaction of the Week Transaction Description: $10,650,000 Permanent Financing for 2 Limited Service Hotels in Midewestern Secondary Markets. GSP successfully placed financing on 2 hotels for a Sponsor emerging from a bankruptcy restructuring. The loans were timed to close simultaneously with local financing for some smaller assets as the Sponsor's entire portfolio was involved in the restructure. Property specs: (1) 80 room limited service hotel, built in 2007. Amenities include indoor pool, fitness center, spectacular lake views. (2) 100 room limited service hotel built in 1992 with major renovation in 2002 (including adding another floor of rooms). This hotel was the international flagship hotel for a major brand. GSP arranged financing with a CMBS lender who became comfortable with the narrative of the restructuring at this leverage. Sponsor, hotel sector and the submarket were hit hard by the credit crisis. The Lender increased the loan amount during the application process in order to make the structure work. Rate: 5.75% Term: 10 Years Amort: 25 Years DCR: 1.75 DCR Non-recourse Brokers: Steve Bram, David R. Pascale, Jr. Hot Money One-Stop Capital Stack Debt/Mezz-Debt Funding to 85% LTV Fixed rate and floating rate funding to 85% LTV for stabilized multifamily; 75% for commercial in a debt + mezz structure from a single capital provider. This mezz lender will fund the entire cap-stack from their balance sheet, then syndicate the senior note to either a CMBS originator or a regional bank post-close for an all-in coupon typically in the low 5% range for 10 year money. Transactions may be as short as three years for flexible prepayment options. Fundings will range from $15,000,000 to $50,000,000 and are non-recourse beyond standard carve-outs. This fund has executed with 17 separate Wall Street and Portfolio lenders. Cash flow at close must support a 1.10 dcr or better. Hot Money Mezz Debt from $3,000,000 GSP identified a private New York Hedge Fund with discretionary capital for mezzanine debt on performing and slightly under performing assets. Transactions funded from $3,000,000 and up to an 80% LTV and 1.10 actual dcr. No major rehab will be considered but some light "value-add" will be underwritten. This fund has the ability to fund behind select existing fixed rate transactions, mitigating the requirement to unwind the senior debt to gain access to capital. Loans terms will be co-terminus with the senior note. Yields start at 13% for core product types in addition to more specialized assets including mobile home parks and data centers. Secondary and tertiary markets will also be considered for financing. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. GSP Welcome's Their Newest Team Member GSPs production team is actively producing as Monica and Jonathan Lee welcomed Jackson Adrian Lee earlier this week.  At 6 lbs, 12 ounces & 20 inches, young Jackson is anxious to follow in his fathers' footsteps and start structuring commercial real estate transactions.  All three Lee's are in great health and we here at GSP are ecstatic for their new addition. Credit Markets breathed a sigh of relief as the German's high court approved the existing European bailout structures.  A reversal could have sent markets reeling with uncertainty. Now that structure will be tested as to the protocols of Spain's participation.   Note that the reason that markets have been concerned about Greece (who's economy is relatively small) is that Greece's failure could affect the ability of Spain and Italy to restructure their debt in an orderly fashion.  Fed: Last week's disappointing employment report has raised expectations for another round of Fed bond buying.  Today the 10 year treasury spiked about 8 basis points to 1.76%, mostly due to selling as a reaction to the good news from Germany.  Tomorrow should be interesting, Fed announcement at about 11am pacific time.  CMBS: We are in a typical September pattern, lots of big pools coming to market in the next few weeks.  The market has been relatively stable and spreads have tightened, but the question is "how deep is the market?" ….Maybe the first few pools will trade tightly, but what about the next ones?  That will demonstrate the scope of the demand and set the paramaters for new loans going into year end.   …stay tuned…   David R. Pascale, Jr.

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FINFacts September 5, 2012

Volume XX  |  No. 35  |  September 5, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.23% 5 Yr US Treasury  0.62% 5 Yr Swaps  0.79% 12-MAT  0.15% 3 Month LIBOR  0.42% 10 Yr US Treasury  1.60% 10 Yr Swaps  1.68% 11th Dist COFI  1.09% 6 Month LIBOR  0.71% 30 Yr US Treasury  2.81%

Transaction of the Week Transaction Description: $5,000,000 Facility Collateralized by Los Angeles Residential Rental Properties George Smith Partners successfully placed the $5,000,000 facility to fund pools of residential properties (1-4 units) leased as rental investments. The renovated and fully occupied residential properties are located in Los Angeles County including some rougher neighborhoods. Challenge: Because of the unique product and loan type, the terms of the loan agreement had to be drafted organically from the ground up. These pools included properties in class c/c- neighborhoods and Section 8 (HUD) tenants, neither of which are attractive to many capital providers. The Sponsor purchases properties at a significant discount to market through various distressed channels such as short sales and trustee auctions. As a result, the loan represented a significant return of equity and in some instances the Loan amount exceeded the purchase price of a specific property. Placing security interests on each home purchased in a portfolio of hundreds presents a logistical nightmare for both the Lender and Borrower. Solution: In order to secure the financing, GSP educated the lender about the diversity of the product and tenant base and demonstrated the strong operating capabilities of the Sponsor. Ultimately the Lender became comfortable with the structure and a limited loan to cost restriction. The Lender secures its interests in the properties by way of a blanket deed of trust - an efficient and streamlined process with individual assets free from any liens or encumbrances. Rate: 5.0% for 5 Years; Prime + 0.5% thereafter Term: 10 Years Amort: 25 Years LTV: 65% LTC: 80% if purchased in last 12 months DCR: 1.25 Prepayment: 5,4,3,2,2 Recourse Lender Fee: 0.75% at time of advance Broker: Omer Ivanir Hot Money Mezz Debt from $3,000,000 GSP identified a private New York Hedge Fund with discretionary capital for mezzanine debt on performing and slightly under performing assets. Transactions funded from $3,000,000 and up to an 80% LTV and 1.10 actual dcr. No major rehab will be considered but some light "value-add" will be underwritten. This fund has the ability to fund behind select existing fixed rate transactions, mitigating the requirement to unwind the senior debt to gain access to capital. Loans terms will be co-terminus with the senior note. Yields start at 13% for core product types in addition to more specialized assets including mobile home parks and data centers. Secondary and tertiary markets will also be considered for financing. Hot Money Exceptionally Liquid Community Bank Expanding their Presence GSP has identified a Los Angeles based community bank opening their balance sheet to investor and owner/user developers. This recourse lender will fund anywhere in California or the lower 48 for California based borrowers. Bridge, Permanent and Construction financing is available up to $7,500,000 per borrower to 75% LTV for multifamily & owner/user and 70% for commercial assets. Pricing varies widely depending on loan type, term and borrower strength. 10-Year fixed rate funds are available for stabilized assets with a step-down prepayment, open after the 5th year. A depository relationship is requested but not a requirement to execute. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. Pascale's Perspective Treasuries, Fed Watch, etc…..  The spike in Treasuries was short lived, after hitting 1.92% in mid-August; the 10 year is back down to 1.59%.  Bond buyers were cheered by Bernanke's Jackson Hole speech where he vigorously defended past stimulus efforts and seemed to lay the groundwork for more quantitative easing.  Last week also saw comments from the Chicago and Cleveland Fed Governors debating the pros and cons of stimulus.  The timing of the mid-September Fed meeting is historically significant.  With the Fed's role become increasingly politicized in this election year, it will be a chance for Bernanke to show that he is not "bowing to political pressure" by acting decisively in the last major meeting before the election.  This meeting will also feature a press conference for Bernanke to articulate his thoughts.  This Friday's employment report will be very closely watched as the last major piece of data pre-meeting.   …stay tuned…   David R. Pascale, Jr.

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FINFacts August 29, 2012

Volume XX  |  No. 34  |  August 29, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.23% 5 Yr US Treasury  0.68% 5 Yr Swaps  0.87% 12-MAT  0.15% 3 Month LIBOR  0.43% 10 Yr US Treasury  1.65% 10 Yr Swaps  1.75% 11th Dist COFI  1.12% 6 Month LIBOR  0.72% 30 Yr US Treasury  2.76%

Transaction of the Week Transaction Description: $6,709,500 to 90% of Cost Recapitalization Shahin Yazdi placed the recapitalization of a note purchase once the note holder finalized the Deed in Lieu, 7 days following the note acquisition. The new $6,709,500 1st Trust Deed recapitalized the all-cash note purchase to 90% of the note purchase price on a 747 unit Columbus, Ohio apartment complex. The 10 Year loan is priced at SWAPs + 230, amortized over 30 Years following five years of Interest Only and carries a yield maintenance prepayment penalty. The lender will allow future mezzanine debt to a 1.80 DCR upon asset sale w/loan assumption. Challenge: Despite the subject property's attractive metrics, institutional lenders typically require a meaningful cash-down from the Borrower on recent purchases. The Borrower required maximum leverage to recapitalize his cash investment. The City filed an Emergency Order to replace 200 decks during the lenders' due diligence process - viewed as a health-safety risk. Upon learning of the deck replacement order, the lender imposed a cash management system (aka hard lock box) that was unacceptable to the Borrower. Solution: GSP promoted the assets' strong cash flow and Borrowers' strength to obtain the high loan to cost application. The sub-$10,000 loan per unit also facilitated the loan proceeds. A cash reserve deposit was funded by the Borrower at close in addition to recourse provided to 25% of the loan amount to mitigate the deck replacement order. The reserve funds will be released and recourse will burn off to carve-outs upon inspection and sign-off from the City on the deck replacements. Rate: 4.17% Fixed: SWAPs+2.30% Term: 10 Years Amort: 30 Years after 5 Years of IO LTV: 75% LTC: 90% of Note Purchase DCR: 2.00 Prepayment: Yield Maintenance Non-recourse Lender Fee: Par Broker: Shahin Yazdi Hot Money Exceptionally Liquid Community Bank Expanding their Presence GSP has identified a Los Angeles based community bank opening their balance sheet to investor and owner/user developers. This recourse lender will fund anywhere in California or the lower 48 for California based borrowers. Bridge, Permanent and Construction financing is available up to $7,500,000 per borrower to 75% LTV for multifamily & owner/user and 70% for commercial assets. Pricing varies widely depending on loan type, term and borrower strength. 10-Year fixed rate funds are available for stabilized assets with a step-down prepayment, open after the 5th year. A depository relationship is requested but not a requirement to execute. Hot Money Portfolio Bridge/Construction/DPO Lender Expanding West Coast Presence.  GSP met with an East Coast Bank opening their Los Angeles based originations office, offering traditional debt financing for less than traditional structures. Typically non-recourse, this bank will fund value-add reposition transactions to 65% of cost at below break-even coverage. Ground-up construction requests are also being underwritten for the primary four core product types. While unable to compete with money center banks on rate, this portfolio lender "thrives on unique deal structures" and will fund more complex facilities/requests. Their current focus is on note purchases; both arms-length pools or individual Borrower DPOs. Requests range from $10,000,000 to $100,000,000 and priced at LIBOR+500/600. The purchase of a cap or collar is not required. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. In The Press Managing Member David Rifkind was recently quoted on the benefits of office ownership in the August issue of Real Estate Forum magazine.  You can review is opinions on buy-versus-lease and interest rate advantages on-line here.

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FINFacts August 22, 2012

Volume XX  |  No. 33  |  August 22, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.24% 5 Yr US Treasury  0.69% 5 Yr Swaps  1.01% 12-MAT  0.15% 3 Month LIBOR  0.43% 10 Yr US Treasury  1.69% 10 Yr Swaps  1.91% 11th Dist COFI  1.12% 6 Month LIBOR  0.72% 30 Yr US Treasury  2.80%

Transactions of the Week Transaction Description: $10,000,000 Facility Collateralized by Northern California SFR Rentals  George Smith Partners successfully placed the $10,000,000 facility to fund pools of single family residences leased as rental investments. The renovated and fully leased/occupied single family detached homes are located in sixteen counties surrounding the Bay Area. Additional housing units will be funded under pre-determined criteria outlined below. Challenge: Because of the unique product and loan type, the terms of the loan agreement had to be drafted organically from the ground up. The properties at acquisition do not always meet the Lender's typical lending requirements; potentially precluding the Borrower from executing their business plan. Placing security interests on each home purchased in a portfolio of hundreds presents a logistical nightmare for both the Lender and Borrower. Solution: By segmenting the loan into three periods (Accumulation, Fixed Rate IO, and Floating Rate Fully Amortizing Loan Period), the Borrower enjoys greater flexibility in achieving DSCR coverage as properties are stabilized. The Borrower first acquires properties in an acquisition pool, thereafter transferring the homes into a long-term holding pool upon stabilization. The Lender secures its interests in the properties by way of a blanket deed of trust - an efficient and streamlined process with individual assets free from any liens or encumbrances. Rate: 5.0% for first 5.5 Years; LIBOR+3.5% thereafter w/5.0% Floor Term: 15.5 Years Amort: 5.5 Years IO LTC: 60% + Renovation Costs to 15% of Purchase Price DCR: 1.20 Prepayment: None subject to LIBOR contract breakage Lender Fee: 1.0% Recourse: Entity-level w/standard "carve-outs" to individuals  Broker: Malcolm Davies Transaction Description: Arms-Length Non-Performing Note Purchase on a Southern California Mixed-Use Property to 85% Loan-to-Purchase GSP successfully placed the 85% loan to purchase debt on the distressed note for a first time note purchaser. The original loan funded a large mixed use property that was part of a complex New Market Tax Credit (NMTC) Project. The note seller mandated a quick sale with a five day due diligence period and a five day close. GSP secured a two-year loan for 10.25% interest only. Challenge: Unlike traditional real estate assets, note purchasers only acquire the legal right to collect previously contracted mortgage payments; and in event of default, foreclose on the property. A note lender has very limited options to secure their interest in this type of transaction. The quick timing and knowledge that the original borrower is non-cooperative, using every legal tool to delay or block lender actions, added a significant complexity to this transaction. In addition to being contested by the primary borrower, the NMTC structure of the borrower increased the difficulty of this transaction. Solution: GSP used its' expertise and strong relationships to identify a private equity lender who had financed 3rd party contested notes and worked with the client to understand the collateral loan and the NMTC structure. With the LOI signed on day two of the five day due diligence period, GSP worked with the client to complete legal and due diligence before the end of the five day period. GSP successfully closed the transaction for the client within the five day period after the due diligence period as required by the note seller. Rate: 10.25% Interest Only Term: Two Years LTC: 85% DCR: 1.20 Recourse Broker: Bryan Shaffer Hot Money Portfolio Bridge/Construction/DPO Lender Expanding West Coast Presence.  GSP met with an East Coast Bank opening their Los Angeles based originations office, offering traditional debt financing for less than traditional structures. Typically non-recourse, this bank will fund value-add reposition transactions to 65% of cost at below break-even coverage. Ground-up construction requests are also being underwritten for the primary four core product types. While unable to compete with money center banks on rate, this portfolio lender "thrives on unique deal structures" and will fund more complex facilities/requests. Their current focus is on note purchases; both arms-length pools or individual Borrower DPOs. Requests range from $10,000,000 to $100,000,000 and priced at LIBOR+500/600. The purchase of a cap or collar is not required. Hot Money SoCal Portfolio Lender funding Bridge, Perm & Construction to $10,000,000. GSP identified a Southern California Bank currently funding investor commercial assets to 70% of value for construction, bridge or fully stabilized properties. Asset types include the four primary products based in Southern California and the Bay Area. Out-of-state transactions will be considered for strong SoCal borrowers. Ground-up construction is underwritten to 70% of actual cost. All products require a repayment guarantee. Pricing currently ranges from Prime + 1.0% to 4.90% for 10 years fixed on stabilized assets. A banking relationship is not required. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. In the Press Founding Partner Gary E. Mozer was recently quoted in Multifamily Executive On-Line on strategic development partnerships.  Mr. Mozer's comments and the balance of the article may be found here. Pascale's Perspective Treasury Rally!  Treasuries rallied today after several days of selling.  The 10 year T is at 1.72%, yield is down 9 bps since yesterday.  Today's disappointing housing data broke the recent streak of positive economic news.  Also, the release of the Federal Reserve minutes (from the August 1 meeting) indicated easing or some action is needed "fairly soon".  Does this mean that another round of bond buying will be announced at the next Fed meeting in mid-September?  or possibly at Bernanke's upcoming speech at the economist meeting in Jackson Hole on August 31?   Look for potential "let down" selling if both of those dates pass without firmer indications of QE3.    …stay tuned...  David R. Pascale, Jr.

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