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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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©2012 George Smith Partners, Inc. DRE # 00822654 FINfacts is an ePublication of George Smith Partners, Inc. For Promotional Purposes Only. All Rights Reserved.

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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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