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FINFacts November 16, 2011

Volume XIX  |  No. 44  |  November 16, 2011

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.25% 5 Yr US Treasury  0.87% 5 Yr Swaps  1.30% 12-MAT  0.21% 3 Month LIBOR  0.47% 10 Yr US Treasury  2.00% 10 Yr Swaps  2.18% 11th Dist COFI  1.28% 6 Month LIBOR  0.64% 30 Yr US Treasury  3.03%

Transaction of the Week Transaction Description: $11,200,000 Permanent Loan with "Rolled-up" Tenant-In-Common Ownership GSP successfully arranged a 10 year, fixed rate apartment refinance with an A/B note structure to allow for maximum loan proceeds. The Class-A property is located in a secondary Kansas location. Challenge: The subject property was held by 27 Tenants-In-Common. There are few lenders who are comfortable financing Tenant-In-Common structures. Those who do consider TIC requests refuse to underwrite 27 separate borrowers. In addition, the owners were seeking senior and mezzanine financing in order to satisfy their existing note without the injection of new cash. Although offering a sub-80% loan to value, the new lender would have to underwrite down to a 1.07 debt coverage ratio to reach the requisite loan amount. Solution: The 27 owners agreed to "roll-up" into a new LLC using IRS code 721. This allowed them to contribute the property to a new ownership entity without realizing a capital gain or loss. While the "roll-up" satisfied concerns with the type of ownership structure, many lenders refused to entertain the loan request without a high-net worth Sponsor. GSP identified a lender that is familiar with this specific Kansas submarket and fully understood the value of the real estate. This permitted the lender to overcome additional ownership structure concerns. The subject lender was also able to provide an A and B note structure, allowing them to underwrite down to a 1.07 debt coverage ratio. The lender intends to securitize the A note and hold the B note on their balance sheet. GSP identified a lender that not only was able to fund the entire loan amount, but offered very a competitive "all-in" rate. This single funder was a preferred alternative to using separate lenders and the requirement of tri-lateral agreements for the senior and mezzanine pieces. Rate: 6.50% Term: 10 Years Amort: 30 Years LTV: 76% DCR: 1.07 Prepayment: Defeasance Non-recourse Lender Fee: Par Brokers: Allison Higgins, Steve Bram Hot Money GSP identified a fund manager who has effectively purchased several Life Insurance Companies and is currently funding Bridge and Permanent debt nationwide. This capital source will finance the four primary product types plus flagged hotels in major markets. Destination assets will not be considered. Permanent loan requests must exceed $10,000,000, and will be structured with a 30-year amortization due in 10 years. Bridge financing must also exceed $10,000,000. Non-recourse loans are available starting as low as 6.50% interest-only with underwriting to break-even DCR and a 70% LTV. Hot Money Commercial banks continue to tighten their multifamily loan pricing in competition with agency financing. One west coast bank will price as low as 3.5% fixed for 5 years in exchange for a meaningful depository relationship. Several non-agency capital providers are offering full term interest-only and/or non-recourse on fully leveraged loans. Commercial banks compete with agencies on 5 year fixed rate loans with additional net proceeds, prepayment flexibility, and the ability to lock rate at application. Aggressive Bridge lenders will fund as high as 75% of the stabilized value with break-even coverage at close for experienced operators and a personal repayment guarantee. Non-recourse bridge loans are available for larger assets and constrained to 65-70% of cost with pricing in the low 300s over Libor. 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 George Smith Partners CEO Gary E. Mozer was recently quoted by National Real Estate Investor on the status of non-performing loans currently held on-book by banks.  The entire article is available on-line and may be found here. Pascale's Perspective Greece and the Super Committee  It's now quite apparent that the Euro situation was not "fixed" by the grand deal on Greece announced in late October.  The much feared "contagion" has begun to engulf Italy, Spain and possibly France.  Germany stands alone as the safe haven for the continent.  The combined Euro bond is now considered a German backstopped bond and is priced accordingly.  World markets are waiting for the ECB to act like the US Fed: expand their balance sheet, print Euros and buy bonds. However, the political will is not there, especially in Germany where long memories of 20th century hyper inflation linger among the populace.  The effect is that credit markets are seizing up slowly, 60 and 90 day LIBOR rates are steadily rising.  Borrowers with LIBOR based loans should take note.  The only thing preventing a 2008 type sudden large spike in LIBOR are the massive swap lines and liquidity being provided by the big central banks.  Treasuries continue to benefit from the flight to quality for now.  However, the Congressional "SuperCommittee" is still far from an agreement and may delay the triggers put in place as part of the debt ceiling deal.   This may upset markets and cause further downgrades by the rating agencies.  ....Stay Tuned....  David R. Pascale, Jr.

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FINFacts November 9, 2011

Volume XIX  |  No. 43  |  November 9, 2011

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.25% 5 Yr US Treasury  0.88% 5 Yr Swaps  1.24% 12-MAT  0.21% 3 Month LIBOR  0.45% 10 Yr US Treasury  1.98% 10 Yr Swaps  2.16% 11th Dist COFI  1.28% 6 Month LIBOR  0.64% 30 Yr US Treasury  3.05%

Transaction of the Week Transaction Description: $6,700,000 Joint Venture Multifamily Acquisition & Reposition George Smith Partners arranged the $6,700,000 equity investment to facilitate the acquisition of a 400 unit multifamily property in Houston, Texas. The recently renovated class A asset was operated poorly due to ownership and management turmoil. The resulting discounted value promised significant yield for the new buyer, a strong regional operator with a portfolio of apartments in Texas. Existing debt was assumed as part of the acquisition at an initial purchase basis of $65,000 per unit. Minor renovations and an extensive management overhaul are expected to reposition the asset for a long term hold in the sponsor's portfolio. The institutional investor introduced by GSP anticipates multiple acquisitions with the sponsor, thereby expanding their holdings in the southeast. Brokers: Gary E. Mozer, Steven Orchard, Josh Roseman, Michelle Lee Multifamily Commercial Bank Rates Commercial banks continue to tighten their multifamily loan pricing in an effort to attract strong borrowers.  Three LA-based lenders reduced their 5 year fixed rates by 30 basis points this week.  Owners can now justify incurring prepayment penalties to secure current fixed rates.  One West Coast bank will price as low as 3.5% fixed for 5 years in exchange for a meaningful depository relationship.  Several non-agency capital providers are offering full term interest-only and/or non-recourse on fully leveraged loans.  Commercial banks are still winning 5 year fixed rate business from agencies due to their additional net proceeds, flexibility of prepayment, and the ability to lock rate at application. We are also seeing a surge in multifamily bridge requests.  For experienced operators, the most aggressive lenders will fund as high as 75% of the stabilized value with break-even coverage on day 1.  These terms are contingent upon the signing of a personal repayment guarantee.  Non-recourse bridge requests need to be larger, typically over $3,000,000, and are constrained to 65-70% of cost.  Pricing starts in the low 300s over Libor.  Borrower qualifications have remained somewhat consistent.  Lenders are looking for 5-10% of the loan amount in liquidity and a net worth equal to 1.5-2.0 times the loan amount.  This is definitely a "Borrower's Market".  The intensity of competition between commercial banks makes this an exciting time for apartment owners and intermediaries to these capital sources.  Marc Schillinger Hot Money CMBS 2.1 Several New York Managing Directors have graced the halls of GSP over the last two weeks, supporting their need for stabilized product. One Investment Bank has signaled us within two hours of going-to-press that they are seeking to fund $100,000,000 by year-end. Spreads remain stable as SWAPs have compressed, netting all-in coupons from 5.60% to 5.90% for 10-year fixed rate non-recourse debt. Acknowledging that they can not compete with the insurance company rates, CMBS originators are willing to offer loans down to $5,000,000, fund in tertiary markets and address non-traditional loan requests including hospitality and single tenant leases. Loan to Values as high as 75% are obtainable prior to layering on mezzanine debt. Mezz-debt is available on larger loan requests. 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.

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FINFacts November 2, 2011

Volume XIX  |  No. 42  |  November 2, 2011

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.25% 5 Yr US Treasury  0.88% 5 Yr Swaps  1.21% 12-MAT  0.21% 3 Month LIBOR  0.43% 10 Yr US Treasury  1.99% 10 Yr Swaps  2.16% 11th Dist COFI  1.28% 6 Month LIBOR  0.62% 30 Yr US Treasury  3.01%

Transaction of the Week Transaction Description: $1,325,000 Los Angeles Multifamily Refinance GSP arranged the refinance for a 16 unit apartment building in the Echo Park/Silver Lake area of Los Angeles. The Borrower approached GSP for a cash-out re-finance on an existing loan for a property they owned and managed since 2008. Their goal was to access available equity in the property while locking in today's low coupons. Any return of equity is not a favorable request in today's lending environment. GSP was able to negotiate terms with a lender who agreed to a maximize loan proceeds while allowing for a small return of equity to the Borrower. The resulting 4.75% rate is fixed for 5 years with a 30-year amortization schedule. Rate: 4.75% fixed Term: 5 Years Amort: 30 Years LTV: 75% DCR: 1.44 Prepayment: 4,3,2,1 Recourse Lender Fee: Par Brokers: Jonathan Lee, Shine Cheng Transaction Description: Refinance of a Church-Owned Property George Smith Partners successfully placed the refinance of a church-owned property in West Los Angeles. The self-liquidating loan is fixed for 15 years, amortized over 15 years. Challenge: Title was held in the name of the church after it had been gifted to the church via a grant deed. Banks were not comfortable funding a loan without a warm body repayment guarantor. Religious institutions are not required to file in the same manner as a commercial enterprise, thus church operational records were limited in scope and detail. Solution: GSP quickly identified and structured a loan with a local commercial bank that had recently provided debt to other churches and was familiar with their reporting requirements. This capital provider acknowledged the non-profit Borrower and did not require a warm body guarantor. The Borrower received a competitively priced long-term fixed rate loan without any refinance exposure. Rate: 5.0% Term: 15 Years Amort: 15 Years LTV: 55% Prepayment: 0.5% for 5 Years Lender Fee: 0.5% Recourse: Entity Level Only  Brokers: Marc Shillinger, Andrew Hornblower Hot Money CMBS 2.1 Several New York Managing Directors have graced the halls of GSP over the last two weeks, supporting their need for stabilized product. One Investment Bank has signaled us within two hours of going-to-press that they are seeking to fund $100,000,000 by year-end. Spreads remain stable as SWAPs have compressed, netting all-in coupons from 5.60% to 5.90% for 10-year fixed rate non-recourse debt. Acknowledging that they can not compete with the insurance company rates, CMBS originators are willing to offer loans down to $5,000,000, fund in tertiary markets and address non-traditional loan requests including hospitality and single tenant leases. Loan to Values as high as 75% are obtainable prior to layering on mezzanine debt. Mezz-debt is available on larger loan requests. Hot Money Non-Recourse Hospitality Reposition Debt to 80% of Cost. George Smith Partners is working with a new fund seeking to finance reposition loans for office and hospitality assets from $5,000,000 to $20,000,000. The 1st trust deed will advance up to 80% of total cost. The lender can build in an interest reserve for a pay & accrue structure on assets that are below break-even coverage. Reposition construction will be considered although no ground-up financing is available at this time. Terms of four to seven years will be priced from 8.5%. Loan fees will vary depending upon asset quality. 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. Come Grow With Us George Smith Partners is expanding its team of top-notch mortgage brokers/originators. We offer highly competitive compensation and an excellent environment in which to work, learn and be supported. We invite you to consider a career with George Smith Partners. Please direct confidential inquiries to Todd August, Chief Operating Officer, at (310) 867-2995. In the Press Managing Director Gary E. Mozer was quoted by Multi-Housing News Online regarding the CMBS market: "We saw them getting very lax (toward mid-year), and we saw the market getting crazy again.  Then the market crashed and everybody got religion again..."  The entire article may be found here. Pascale's Perspective The euphoria over last week's omnibus Euro-rescue plan has died down with the announcement (or threat/negotiating ploy) of a Greek referendum on their end of the bargain.  Regardless of the Greek drama, one of the more important developments was that markets were not spooked by the 50% "haircut" the private investors agreed to take.  This means that a restructuring of the massive sovereign debt may not be as cataclysmic as the 2008 Lehman Brothers bankruptcy.  Hopefully the parties involved can agree on a workable structure and keep the contagion from spreading to the larger economies of Italy and Spain.  US Treasuries remain a safe haven with yields now hovering around the 2% range on 10 year bonds.  Look for markets to continue to be headline driven between Europe and the US Deficit "Supercommittee" scheduled to deliver its plan by Thanksgiving. ...Stay Tuned...  David R. Pascle, Jr.

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