Bridge

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    $5,500,000 Acquisition Bridge Loan for a 70% occupied Los Angeles Office

    April 26, 2017

    Transaction Description:
    George Smith Partners arranged $5,500,000 in acquisition proceeds on a 15,122 square foot Los Angeles office building. Floating at Prime + 0.5%, the 3 year loan is interest only for 18 months before amortizing over 25 years for the balance of the term. Sized to 65% of the purchase price, there is no prepayment penalty for this loan.

    Challenges:
    Despite the prime location, the subject had somewhat aged interiors and exteriors and was just 70% occupied when our Sponsor executed the purchase contract.  The income was below break-even debt coverage on the proposed loan. Most of the in-place tenants were paying well below market rent. One tenant was under a month to month lease and several others were facing lease roll in the next six months. On-site property management was charging an above market rate. Actual historical cash flow was well below potential.

    Solution:
    GSP researched comparable rent and competitive operating data that proved out our Sponsor’s pro forma rents and business plan. Our Sponsor’s considerable success adding value to similar office properties over the past several years supported the business plan for the loan request. An aggressive lease campaign was initiated during due diligence, securing letters of intent from multiple tenants that would bring occupancy to 95%. A small debt service reserve was structured until the tenants took occupancy to cover all operating loss and mortgage expenses in the short interim.

    Term: 3 years
    Rate: Prime + 0.5%
    Amortization: 18 months IO; 25 years thereafter
    Prepayment Penalty: None
    LTC: 65% maximum
    Origination Fees: 0.5%
    Recourse

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    $11,845,000 Non-Recourse Acquisition and Reposition Financing up to 75% of Cost on a Non-Cash Flowing Retail Property in Los Angeles

    April 19, 2017

    George Smith Partners arranged an $11,845,000 first mortgage on a value-add retail property with no cash flow located along the main retail corridor of one of the hippest neighborhoods in Los Angeles. The national balance sheet lender provided a non-recourse loan to up to 75% of total project cost including 100% of future capital expenditure funds to gut renovate the asset and convert the property to high-end retail plus an addition of four apartment units. Due to the lack of cash flow, the lender structured a 20-month interest and carry reserve to cover debt service during the reposition period. Over 50% to total loan proceeds are allocated for future funding. Interest is not charged on funds until drawn.

    Rate: 30-Day LIBOR + 6.00%
    Term: Three years plus two 12-month extensions
    Amortization: 24 months interest only; 25-year amortization thereafter
    Max Loan to Cost: 75%
    Prepayment: 15-month lockout; open thereafter subject to 1.00% exit fee
    Guaranty: Non-recourse
    Lender Fee: 1.00%

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    $1,253,000 Acquisition Bridge Loan at a 4.50% rate

    April 12, 2017

    Transaction Description
    George Smith Partners arranged a $1,253,000 bridge loan for the acquisition of an 8-unit, value-add multifamily property in Long Beach, California. Sized to 70% of total project cost, the loan includes 100% of future funding for property renovation, which includes a full gut renovation of unit interiors and an exterior upgrade. The two year bridge loan is interest only and floats at Prime plus 0.5% with no prepayment penalty. Interest is not charged on the hold back until funds are drawn and the lender fee was 0.5%. The property is located in an area of Long Beach that is within a growth corridor, but has yet to gentrify.  The sponsor’s plan includes noticing all below market leases in a fairly short window. By emphasizing the sponsor’s track record of re-positioning similar properties as well as current market rents and occupancy, GSP was able to assist the lender in gaining comfort with the market. The loan was structured with an interest reserve to mitigate the property’s weak cash flow during the renovation period. The loan closed in 45 days from start of application.

    Term: 2 Years
    Rate: Prime + 0.5%
    Amortization: Interest Only
    Prepayment Penalty: None
    LTC/LTV: 70%/65%, including 100% of future funding and interest reserve
    Origination Fee: 0.5%
    Guaranty: Recourse

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    $7,600,000 Bridge Loan on 50% Occupied Class C Multifamily

    April 3, 2017

    George Smith Partners secured $7,600,000 non-recourse bridge financing for a 50% occupied class C multifamily property in a secondary market located in the Southwest.   Proceeds included $2,127,000 for renovation on dilapidated units and capital expenditures as well as an interest reserve.  The sponsor acquired the property with no reliable operating history utilizing a seller carry back note.  Many of the tenants were late on their rent at the time of acquisition.  The sponsor systematically put in place stricter underwriting for tenant qualification and value engineered a renovation budget.  Most lenders were unable to understand the business plan, despite the sub-market being at 94% occupancy and the sponsor’s recent rentals already hitting pro forma with very light unit turn expenses.  GSP identified a lender with extensive knowledge of multifamily re-positioning and became comfortable with the pro forma cash flow and stabilized value.  In addition, the lender has capacity to offer a fixed rate permanent loan at stabilization to mitigate refinance risk.

     

    Rate: LIBOR+5.50%
    Amortization: Interest Only
    LTV: 65% LTV
    Term: 24 months
    Lender Fee: 1%

     

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    $8,200,000 Quick Close Financing at 90% Loan to Cost on Un-Anchored Strip Retail Center

    April 3, 2017

    Transaction Description:
    George Smith Partners secured a $8,200,000 private money bridge loan to enable the renovation and re-tenanting of an un-anchored retail shopping center in Orange County, CA. The loan included over $1,500,000 of cash out to the sponsor at closing as well as $600,000 for future tenant improvements and renovations.

    Challenges:
    The sponsors requested maximum cash-out proceeds that dissuaded many capital providers. Additionally, several tenants were in the process of significantly upgrading their spaces and had unfinished renovations in place. Finally, the project had unsettled legal issues with one of the major tenants.

    Solution:
    GSP used its experience and relationships to identify a lender who could understand the greater value of the project and was able to demonstrate both the inherent value of the property due to its extraordinary location as well as the future value of the project as completed. As a result, the lender became comfortable with the loan’s basis per square foot.

    Rate: LIBOR + 8% (Capped at 9%)
    Amortization: Interest Only
    LTC: 90% Loan to Cost / 75% Loan to Value
    Term: One Year Term With (2) – One Year Options

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    $19,500,000 Acquisition and Reposition Financing with Low 5.00% Going-In Debt Yield on a Multifamily Property in Seattle, Washington

    March 28, 2017

    George Smith Partners arranged a $19,500,000 first mortgage on the acquisition of a value-add multifamily asset located within one of Seattle’s trendiest neighborhoods.  The national balance sheet lender provided a non-recourse loan to 70% of total project cost including 100% of future capital expenditure funds to refresh the property’s exterior, interiors including living and common area spaces, and convert 13 furnished extended stay style “executive suites” to market-rate apartments.  Interest expense is not incurred on future funding until drawn.  Cash flow is maximized as the loan is interest only during the initial three-year term and priced at 4.50% over 30-Day LIBOR.  Due to low going-in cash flow, the lender structured an interest reserve to cover debt service during the reposition period.

    Rate: 30-Day LIBOR + 4.50%
    Term: 36 months plus two 12-month extensions
    Amortization: 36 months interest only; 30-year amortization thereafter
    Loan to Cost: 70%
    Prepayment: 18-month lockout; open thereafter subject to 0.50% exit fee
    Guaranty: Non-recourse
    Lender Fee: 1.00%

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    $2,250,000 Bridge Loan for Spec Luxury Waterfront Single Family Residence in Florida

    March 8, 2017

    Transaction Description:
    George Smith Partners secured a $2,250,000 bridge loan for the 70% completed spec luxury waterfront single family residence in Naples, Florida. The sponsors self-funded the development and sought to use the proceeds to recapitalize for other projects.

    Challenge:
    The Sponsor requested maximum cash-out proceeds that dissuaded many capital providers from considering the request given the luxury home’s vulnerability in a market downturn and overall development risk. Most lenders were not comfortable going over 60% loan to cost.

    Solution:
    GSP identified a private capital source who was comfortable with the incomplete project and understood the upside potential at completion. Our Sponsor’s considerable development track record and financial strength further encouraged the capital provider not to shy away from the high dollars per square foot. Sized to 75% of total cost and 53% of as-complete value, the 12-month loan is interest only with no prepayment penalty or yield maintenance.

    Rate: 11%
    LTC: 70%
    Term: 12 Months + Two 3 Month Extension
    Amortization: Interest Only
    Recourse
    Prepayment Penalty: None

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    $7,150,000 Acquisition Bridge Loan for 29-unit Multifamily Property in Pasadena, California

    March 1, 2017

    Transaction Description:
    George Smith Partners secured $7,150,000 for the purchase of a 29-unit multifamily property in Pasadena, California. Sized to 65% of purchase, the 5-year loan was priced at a floating rate of Prime plus 0.50%, with a floor rate of 4.25%. The loan has 2 years of interest only payments with a 30-year amortization schedule following thereafter. GSP closed the loan less than 30 days after the application was filed.

    Challenge:
    The Sponsor acquired the property as part of a 1031 exchange and had 40 days to meet the exchange window. Despite the short timeline, the borrower wanted to secure bank pricing and was reluctant to consider non-bank lenders. In addition, the property was operating with units at below-market rents, despite the building’s location in a non-rent controlled area. Thus, in-place cash flow was not enough sufficient to satisfy traditional underwriting criteria for many potential bank lenders.

    Solution:
    GSP sourced a bank that provided proceeds of 65% of purchase price. The selected lender was known to have certainty of execution and a quick close process. Our team was able to provide both rent and sales comps showing the huge amount of income upside in the property and demonstrating how the seller had not efficiently captured the value of the asset. The lender was able to overcome the low going-in DCR by requiring a payment reserve of $400,000, which will be released once the property’s DCR reaches 1.25. GSP also emphasized the sponsor’s recent success in increasing income and NOI at another multifamily property in a nearby market. By creating a sense of urgency among all parties, GSP was able to complete the transaction within the buyer’s short timeframe and close the deal just a few days before the expiration of the 1031 exchange.

    Rate: Prime + 0.50%; 4.25% Floor
    LTV: 65% of Purchase Price
    Term: 5 Years
    Amortization: 2 Years Interest Only Followed by 30 Year Amortization
    Recourse
    Prepayment Penalty: None

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    $2,700,000 Cash-Out Refinance Bridge Loan for an Unflagged Boutique Hotel

    February 15, 2017

    George Smith Partners arranged a $2,700,000 cash-out refinance bridge loan on an unflagged boutique hotel in Sacramento, California. The Borrower approached GSP seeking a financing solution from a lender that could close quickly, provide capital to renovate, and bridge until stabilization. GSP identified a lender who was comfortable lending on an unflagged hotel in the middle of renovations and located in a secondary market. During due diligence, an unpaid occupancy tax from the prior owner was discovered. With the prior ownership unable to pay the tax, the county placed a lien against the property, even though it was under new ownership with no relation to the prior owners. This created a setback for closing, as title could not be cleared until the tax, interest, and fees were paid in full. The borrower weighed the cost of litigating to fight the liens, but chose to pay off the liens which allowed the lender to close on time.  Sized to 50% of cost, the interest only loan has an 18 month term to allow for full stabilization of the property and has no prepayment penalty. The loan is priced at 7.90% for the first twelve months and 8.30% thereafter, for the remainder of the term.

    Rate: 7.90% Months 1-12 | 8.30% Months 13-18
    LTC: 50%
    Term: 18 months
    Amortization: Interest Only
    Non-Recourse
    Prepayment Penalty: None

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    Non-Recourse $73,000,000 Bridge Loan above 80% of Cost for Creative Office Building in Seattle

    February 1, 2017

    Transaction Description:
    George Smith Partners successfully arranged $73,000,000 in non-recourse, bridge financing for the conversion, renovation, and stabilization of the Seattle Design Center. The design center, comprised of two buildings in the Georgetown submarket of Seattle, Washington, historically served as a well-known destination for high-end home furnishings and design services. After acquiring the property in 2014, the Sponsor renovated the first 157,000 square-foot building. Upon completion, the Sponsor continued to operate the asset as the Seattle Design Center and consolidated the showroom/design tenants from the second building into the newly renovated building. Once the second building was vacated, the Sponsor began repositioning the 280,000 square-foot building from showroom space into creative office space. Upon completion, the building will have expansive 60,000 square-foot floorplates, exposed ceilings and concrete floors, glass walls for natural light, unobstructed views of downtown Seattle and Mt. Rainier, and full-service amenities, including an upscale fitness center and conference center. Pre-leased to 45% occupancy, Sponsor needed additional proceeds to complete the project. GSP identified a Lender who recognized the value of the project, supported by low supply and increasing market demand for creative office from tenants in the technology sector. Sized to 80%+ of total project costs, the $73,000,000 non-recourse loan was priced at LIBOR + 6.75% for a 24-month term with one, 12-month extension option. $49,000,000 of total proceeds was funded at closing with an additional $24,000,000 future funding allocated toward completion of the renovation, construction, tenant improvements and leasing commissions.

    Rate: LIBOR + 6.75%
    LTC: 80%+
    Term: 2 Years + 1 Year
    Amortization: Interest Only
    Non-Recourse
    Prepayment Penalty: 18 months spread maintenance

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    $1,527,000 Cash-Out Refinance Bridge Loan for a Multi-Tenant Retail Property in a Tertiary Market

    January 11, 2017

    Transaction Description

    George Smith Partners arranged a $1,527,000 cash-out refinance bridge loan on a 35% occupied, shadow-anchored, multi-tenant retail property in Castaic, California. The Sponsor recently purchased the property for $2,000,000 all-cash at a trustee auction and sought a bridge loan to provide funds to stabilize the property as well as cash-out. Sized to 71% of as-is value and 65% of as-stabilized value, the two year bridge loan is interest only and floating at Prime + 1 with no prepayment penalty. Interest is not charged on the holdback until funds are drawn. The subject property is located in a tertiary market without an anchor tenant and very low occupancy which prevented many lenders from entertaining a cash out request. GSP identified a lender that understood the sponsor was experienced enough to reposition the asset. A $527,000 “good news” budget was allocated for tenant improvements and leasing commissions to complete the reposition upon successful signing of new leases. GSP underscored that the property was shadow anchored by a Walgreens and highlighted that the sponsor would still have significant equity in the property remaining even after the cash out at initial funding. This ultimately allowed the lender to get comfortable with significant cash out and even fund an interest reserve during the life of the loan

    Rate: Prime + 1 %
    LTV: 71% As-Is / 65% As-Stabilized
    Term: 2 Years
    Amortization: Interest Only
    Recourse
    Prepayment Penalty: None
    Lender Fee: 0.5%

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    $34,400,000 Non-Recourse Mixed-Use Retail and Office Refinance of a Leasehold Interest

    January 4, 2017

    George Smith Partners successfully placed the $34,400,000 non-recourse bridge loan, sized to 92% of total cost, for a 238,000 square foot retail shopping center and 67,000 square foot Southern California office building. This 1960s vintage property is well-located and sits on a 17 acre parcel with a traffic count of over 60,000 vehicles per day. Proceeds will be used to satisfy the existing term loan and a majority of the $17,400,000 in planned renovations, tenant improvements, leasing commissions, and other capital expenditures. Retail occupancy includes four value oriented chains, several local retailers, a future grocer and a national fitness/gym chain. The office building will be renovated to feature street level retail pre-leased to regional and national restaurant chains including Chipotle, Five Guys Burgers, and Ono Hawaiian BBQ. Office occupancy of the upper three floors will include a mixture of full floor tenants and local businesses. Several of the office tenants are currently leased month to month, but is supported by a strong occupancy history. Subject to several ground-leases executed in the 1950’s, all leases were recently restated and extended. Floating at 545 over 30 day LIBOR, the non-recourse loan provides for carve-outs executed at the entity level only with no warm body guarantor. The three-year term has one 12 month extension with interest paid current monthly; there is no interest reserve or amortization.

    Rate: LIBOR+5.45%
    Term: 3 Years + One-Year extension
    Amortization: Interest Only
    LTC: 92%
    Prepayment Penalty: 18 Month Minimum Interest
    Recourse: Non-Recourse; Carve-Outs to Entities
    Lender Fee: 1.00%