Hotel & Resort

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    $85,000,000 Refinance of San Diego Pendry Hotel

    October 18, 2017

    George Smith Partners successfully placed the refinance on the flagship 317 room Pendry Hotel in the historic Gaslamp quarter of downtown San Diego. The Hotel and the brand were launched in early 2017 as the new luxury hotel brand operated under the Montage platform. Pendry fills the void between service-oriented luxury hotels and design-oriented boutique hotels. In 2014, GSP successfully placed the construction financing. Proceeds from this refinance were used to repay that facility.

    GSP’s mandate was to source a lender who would recognize the value in the unique attributes for this Hotel, including its unique Food & Beverage offerings. While there were numerous financing providers who were interested in this opportunity, our client ultimately selected a national debt fund that understood the strength in the asset, the strong capabilities of the Sponsor and market demand of both business and leisure travelers who will frequent the property over the coming years.

    Rate: LIBOR + 585
    Term: 4 years with a 1 year extension option
    Amortization: Interest-only
    Prepayment: 24 months
    Guarantee: Non-Recourse

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    $13,740,000 Non-Recourse Acquisition Bridge Loan of Land Parcels For a Future $200,000,000 Mixed-Use Hotel Development Project; 5-Day Close

    September 27, 2017

    Transaction Description:
    George Smith Partners successfully placed a $13,740,000 acquisition bridge loan to acquire two land parcels and refinance three adjacent land parcels for a large mixed use hotel and condo development site in the heart of the Koreatown district of Los Angeles. With the final components of the land assemblage completed, the $200,000,000 mixed used development project is scheduled to break ground in March of 2018. Our Sponsor’s initial business plan was to build the mixed use project on three parcels of land previously held in his portfolio. The opportunity to acquire two adjacent parcels will allow him to double the total buildable square footage of the project. Fixed for 12 months, the non-recourse loan does not carry any prepayment penalty and closed in 5 days.

    Challenges:
    It was crucial to identify a lender who could close quickly, provide leverage, and waive any prepayment penalty. Due to the upcoming March 2018 groundbreaking, existing tenants on the current 3 parcel assemblage were all on short term leases with discounted rents. As a result, in place cash flow had been compressed and limited the ability for institutional lenders to get comfortable with the property and provide meaningful proceeds. Additionally, a fast close was necessary to take advantage of a seller discount.

    Solution:
    GSP identified an unconventional lender who focused on the future value of the five parcel assemblage and shovel ready development site rather than the current value based on in-place NOI. This capital provider closed the loan in 5 days, allowing the Sponsor to achieve a significant discount on the purchase price. The capital provider also waived all prepayment penalties, assuring the Sponsor would preserve significant capital once the subsequent construction loan is placed within the next few months.

     

    Rate: 7.99%
    Term: 1 Year with a 1 Year Extension
    Amortization: Interest Only
    Guaranty: Non-Recourse
    Prepayment Penalty: None

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    $35,000,000 Senior Construction Loan for Hotel Woodlark, a 150 Key Boutique Hotel in Portland, Oregon

    July 5, 2017

    George Smith Partners facilitated financing for the repositioning of a historical hotel and re-development of the adjacent office building into a boutique, center city, hospitality destination. The asset is situated on a half city block in Downtown Portland. GSP was able to leverage the Sponsor’s track record and identify the key indicators that establish Portland as a burgeoning region, as well as use statistics to evidence the demand for a hotel of this caliber. Additionally, GSP was able to assist the client in negotiating favorable lending fees.

    Rate: LIBOR + 675
    Term: 37 months with one 11-mont and one 12-month extension
    Amortization: Interest-only during the initial loan term.
    Loan to Cost: 60%
    Loan Fee: 1.0%

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    $5,100,000 Refinance of a 66 key all-suite Best Western in Southern California

    May 10, 2017

    George Smith Partners secured $5,100,000 in proceeds for the refinance of a 66 key all-suite Best Western in Southern California. The loan was priced over the 10 year treasury. The rate was locked at application to eliminate interest rate risk.  GSP was able to identify a balance sheet lender who would be able to fund prior to the client’s original loan maturity date, provide straight forward loan documents with no legal fees, and provide an efficient due diligence process. The lender was flexible with regard to ownership structure and future partnership buy-out provisions. The loan was approved in a timely manner and closed 45 days after signed application.

    Rate: 10 YR Treasury + 214 (locked at Loan Application at a 4.49% coupon)
    Term: 25 years (10+10+5 years)
    Amortization: 25 years
    Prepayment: Yield Maintenance
    Loan to Value: 33%
    Lender Fee: 0.50%
    Guaranty: Recourse

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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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    Limited Service Hotel Refinance in Secondary Market at 3.85%

    October 22, 2015

    Transaction Description: George Smith Partners arranged the $4,950,000 refinance of a 72 key limited service hotel in Central California. The borrower built the subject property in 2002 and was seeking new debt to replace his higher yielding coupon, yet requested a loan that would allow for future flexibility. There was a small return of equity funded through this refinance. Located in a high barrier to entry, the subject is surrounded by an abundance of walkable retail and restaurants. GSP identified a portfolio capital provider who understands hospitality and was comfortable with the historically consistent cash flow despite the secondary location. Fixed for five years at 3.85% before floating over Prime for the remaining two years, the 25 year amortized loan steps-down from 5%.

    Rate: 3.85% for Five Years
    Term: 7 Years
    Amort: 25 Years
    LTV: 70%
    Prepayment: 5,4,3,2,1 open
    Recourse
    Lender Fee: 0.5%

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    $5,000,000 Reposition Refinance for Non-Flagged Los Angeles Hotel

    September 17, 2015

    Transaction Description: George Smith Partners arranged financing that was structured with three credit facilities for the reposition refinance of an un-flagged hotel. The first credit facility was a recorded First Trust Deed that of $3,500,000 to satisfy the existing lienholder and cover additional partnership debt. Trailing cash flow history required the recordation of a Second Trust Deed from the same capital provider that funded $1,125,000 into a rehabilitation fund for capital upgrades. Additional funds were required to complete the Sponsor’s rehab plan so an unrecorded revolving working capital line for $375,000 was drafted to complete the capital project. Sized to 55% of value, recorded loan proceeds were limited by historical cash flow. The recourse loans are floating over Prime less 0.25% with a 3.75% floor for the 10 year term. The loan may be fixed via a SWAP vehicle at any time during the loan term. There is no prepayment penalty while the loan floats. The credit line revolver is priced at Prime plus 0.5% paid on balances as drawn for the two year term.

    Rate: Prime minus 0.25%
    Term: 10 Years
    Amort: 25 Years
    Prepayment: None
    Recourse

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    $13,900,000 Non-Recourse Limited Service Hotel Construction Financing to 80% of Cost

    September 17, 2015

    Transaction Description: George Smith Partners arranged construction financing for a 99-Room Hampton Inn Limited Service Hotel in the heart of Coastal California Wine Country. Uniquely situated off of Highway 101, our Sponsor purchased the land mid-2014 within a short drive of 60 operating vineyards. Set to open mid-2016, the hotel will feature a contemporary ranch design with wooden roofs and awnings. Guest rooms will feature refrigerators, microwaves, free high speed internet and 32” HDTV with free movie channels. Our Sponsor is an experienced hotel developer and owner, having built 9 hotels ground-up and performing major renovations on several others. GSP identified a non-bank lending source able to provide non-recourse, high leverage construction financing. Funded loan proceeds increased during the application process as construction costs were being finalized. Sized to 80% of costs and priced at LIBOR + 7.5%, the three year term offers 2 – one year extensions.

    Rate: LIBOR + 7.5%
    Term: 3 Years w/2 One Yr Ext
    Amort: Interest Only
    LTC: 80.0%
    Non-recourse
    Lender Fee: 1.0%

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    $95,000,000 Ground-Up Construction for 317-Key Luxury Hotel

    November 25, 2014

    Transaction Description: Malcolm Davies successfully placed the 70% of cost financing for the development of a newly branded Southern California luxury hotel, subject to a 99 year ground lease. The Non-Recourse debt allowed the Sponsor to break ground on a project that had been in the works for many years. Terms of the Non-Recourse construction loan are confidential.

    Challenge: Leasehold ownership is secured with a 99-year ground lease to a private land owner. The Developer required a Non-Recourse structure in a capital market that is now only reviewing hospitality construction. Over 50% of the hotel’s revenue will be generated from Food & Beverage.

    Solution: GSP was able to underwrite the true value of the ground lease to articulate the gross lease payments were below the actual cost of what the land acquisition would have been to the project, ie it was less expensive to lease the land rather than acquire in an arms-length transaction. GSP sourced a lender who has extensive knowledge in the luxury hospitality market and was comfortable to provide the Non-Recourse financing. With a large F & B allocation, GSP documented like kind hotels in the market to assure that the project’s figures were indeed inline to the performance of the hotel.

    Non-recourse

     

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    $52,743,000 Senior Construction Loan for Dual-Branded Hotel

    October 1, 2014

    Transaction Description:  GSP placed the senior construction loan for a mid & luxury dual-branded high rise hotel. The 332 Room Hotel (188 Room Luxury Hotel & 148 Room Mid-level Hotel) is located in a primary California market. Floating over LIBOR with a 5.25% floor, the 51.5% of cost loan carries a 3½ year term allowing time for construction and stabilization prior to the need for options.
    Challenge: The project was entitled & construction drawings had been completed prior to the ’08 recession. The sponsor had been unable to secure the financing for a variety of reasons prior to hiring GSP.
    Solution: GSP secured a lender that had significant expertise in Type I hospitality construction and is knowledgeable of the hotel flag’s management company. GSP was involved throughout the process for the negotiation and execution of the management agreement and the selection of the GC and GMP/ GMAX construction contract; both vital to securing the construction facility. Upon contract executions, GSP utilized it’s expertise to prove the strength of the hotel and hotel brand’s with out-of-market and in-market performance data. This process assured the lender that the project is feasible from a cost, revenue & valuation perspective.
    Rate: 30 Day LIBOR + 400 w/5.25% Floor
    Term: 42 Months w/two – 12 Month Extension Options
    LTC: 51.5%
    Lender Fee: 1%
    Advisors:  Malcolm Davies, Murtuza Razavi
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    $34,000,000 Cash Out Refinance for Premier Silicon Valley Hotel

    September 20, 2014

    Transaction Description:  GSP successfully placed the $34,000,000 senior loan for the cash out refinance of a premier hotel in the heart of Silicon Valley. The hotel is a contemporary, boutique style hotel with modern architecture, unique technical aspects, and an atmosphere that encourages socialization. The hotel was designed as LEED Silver and has pioneered several cutting edge technology features.
    Challenge: The Sponsors were refinancing to pay off the bridge loan and requested a return of equity on an asset that was just recently stabilized. They needed to close within 30 days to avoid the extension fees on their bridge loan.
    Solution: Working closely with GSP, the lender accelerated the reports and closed in 30 days.
    Rate: Treasuries + 178
    Term: 10 Years
    Amort: 3 Years IO; 30 Years Thereafter
    LTV: 70%
    Non-recourse
    Lender Fee: Par
    Advisors: Steve Bram, David R. Pascale, Jr., Paul Monsen
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    $11,750,000 Cash-Out Boutique Hotel Refinance

    July 3, 2014

    7 – 2 – 2014
    Transaction Description:GSP successfully placed the cash-out refinance of a boutique hotel in a tertiary Southern California market. The $11,750,000 loan on the boutique, lifestyle oriented hotel returned over $5,000,000 of equity to the owner for this seasonal operating hospitality asset. The proceeds were 70% of the appraised asset value. Underwritten to a 10% debt yield, the non-recourse five year term is fixed at 4.59% with one year of interest only and 30 year amortization thereafter.
    Rate: 4.59%
    Term: 5 Years
    Amort: 1 Year IO; 30 Years Thereafter
    LTV: 70%
    Non-recourse
    Lender Fee: Par
    Advisors: Malcolm DaviesMurtuza Rasavi