Office

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    $10,390,000 Non-Recourse Permanent Financing for Office in Central California

    February 15, 2017

    George Smith Partners arranged $10,390,000 for the refinance of a stabilized office building in Bakersfield, California. The loan was put into application with a verbal commitment from the largest tenant to extend their lease for an additional four years. While in application for the loan, the tenant became non-responsive and it became clear that they were debating whether to extend. As a primary tenant, the extension was critical to the loan closing. GSP worked directly with the tenant and the leasing broker to understand the market and to structure the lease terms to work for the tenant, landlord, and the lender. The lease was executed in a matter of weeks which allowed the lender to fund and avoid an imminent balloon default on the existing loan.

    Rate: 5.11% Fixed
    LTV: 68%
    Term: 10 Years
    Amortization: 30 Years
    Interest Only: 3 Years
    Non-Recourse

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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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    $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%

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    $7,800,000 San Francisco Creative Office Acquisition Loan w/ 5 Years Interest Only

    December 7, 2016

    Transaction description
    George Smith Partners arranged the $7,800,000 acquisition loan for a 10,397 square foot creative office in San Francisco. Recently leased by a global financial services firm, the trophy asset was previously repositioned into creative office, while maintaining historical architectural heritage of the original building. Emphasizing the importance of closing as applied for, this escrow represented the Sponsor’s “down leg” for a 1031 exchange. Fixed for ten years at 4.56%, the non-recourse loan offers 5 years of interest only before amortizing over 30 years.

    Challenges
    It was crucial to identify a Lender who would underwrite full proceeds on a tight capitalization rate where loan proceeds would be cash flow constrained. High dollars per square foot was requested for a non-investment grade tenant who had only 7 years remaining on the first term of the lease.

    Solution
    GSP identified a Lender who was confident with the submarket and understood the value of the location and physical real estate. Lender underwrote to a very aggressive debt yield and felt comfortable with the tenant’s financial strength to merit very high loan dollars per square foot. The lender closed on time and at fully request proceeds.

    Rate: 4.56% Fixed
    LTC: 66%
    Term: 10 Years
    Amortization: 5 years IO; 30 Years thereafter
    Non-Recourse

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    Owner/User Office Building Acquisition at 90% of Cost

    October 26, 2016

    GSP arranged the acquisition loan for a 9,928 square foot office building in Whittier, California for a first time real estate owner. The acquisition allowed our Sponsor to grow her counseling firm rehabilitating injured workers returning to the work force. Prior to engaging GSP, the Borrower sought SBA financing but was declined due to credit issues. GSP identified a bank and CDC (SBA) who invested the time to fully qualify the credit concerns of the borrower prior to issuance of application. The flow of communication and supporting documents led to the approval from both bank and CDC. Sized to 90% of cost the blended Bank 1st Trust Deed and SBA 2nd Trust Deed netted a 3.85% coupon, fixed for 10 years. Amortization is also blended between 25 and 20 years respectively for this recourse loan.

    Rate: 3.85% Blended 1st & 2nd TD
    Term: 1st – 10 Years; 2nd – 20 Years
    Amortization: 1st – 25 Years; 2nd – 20 Years
    LTC: 90%
    Guaranty: Recourse

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    $14,400,000 L+2.95% Acquisition and Reposition Financing for a Single-Tenant Office with Event Risk

    October 12, 2016

    Transaction Description: George Smith Partners successfully placed $14,400,000 in acquisition and reposition financing to acquire a 30,400 square foot West Los Angeles office building currently occupied by a single tenant with rolling annual termination options. Our Sponsor’s business plan assumes the current tenant will exercise one of their annual termination options; allowing for a building renovation and conversion to a multi-tenant creative office building with ground floor retail. The tenant, through extensions, may choose to continue to occupy this location and is not obligated to vacate during the initial 3½ year loan term. George Smith Partners sourced a flexible lender comfortable executing on the transaction regardless of the tenant’s occupancy status. Sized to 65% of total project cost, this financing is priced at 2.95% over one-month LIBOR despite the potential for zero cash flow should the tenant choose to vacate. Our Capital Provider underwrote and will fund 100% of creative office conversion and re-tenanting costs. Interest is not paid on this additional $4,400,000 funding until drawn.

    Rate: L + 2.95; 3.48% at Close
    Term: 42-month w/ one 12-month extension
    Amortization: Interest only until stabilization
    LTC: 65% total loan-to-cost
    Prepayment: None
    Guaranty: Top-End Recourse
    Lender Fee: 1%

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    80% of Cost Fixed at 3.8% for Seven Years

    September 7, 2016

    George Smith Partners secured the $1,440,000 acquisition loan for two non-contiguous commercial properties for the same Sponsors. Our Sponsors, two physicians that will relocate their practice into the first space, did not qualify for an SBA execution as they will occupy less than 50% of net rentable. Traditional institutional capital providers pushed back on the non-contiguous collateral and not currently zoned for medical office occupancy, adding entitlement risk to the structure. George Smith Partners identified a lender that exclusively underwrites medical professionals. Their expertise allowed for a 20% increase the Sponsors’ underwritten global income and provided an increase in net loan proceeds to the funded 80% of cost. Fixed for 7 years at 3.8%, a 25 year amortization was negotiated (versus the traditional 20 year amortization usually offered), with a three year step-down prepayment.

    Term: 7 years
    Rate: Fixed at 3.8%
    Amortization: 25 years
    LTC: 80%
    DCR: 1.20;1.00
    Prepayment Penalty: 3,2,1, open
    Lender fee: 0.25%
    Recourse
    Advisors: Shahin Yazdi

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    $3,100,000 Cash-Out Office Building Refinance in a Secondary Market

    July 13, 2016

    Transaction Description: George Smith Partners arranged the cash-out refinance of a recently renovated Upland, California office building. The new 15 year term loan is fixed for 3 years at 3.90% and resets for a fixed term every 3 years at 300 basis points over the then 3 Year CMT. This financing replaces a bridge loan and allowed our Sponsors to recover the majority of their equity invested for their acquisition and renovation. With an initial funding of $2,815,000, the remainder of the proceeds will be released once rent increases have been realized. There is no prepayment penalty or exit fee.

    Interest Rate: 3.90% fixed for 3 years. Rate is reset every 3 years at 3.00% + 3 YR CMT
    Term: 15 Years
    Amortization: 30 Years
    LTV: 75%
    Prepayment Penalty: None
    Recourse
    Lender Fee: Par

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    $116,000,000 Non-Recourse Financing on a Four Asset Class A Suburban Office Portfolio in Non-Gateway Cities

    July 13, 2016

    Transaction Description: George Smith Partners arranged $116,000,000 in non-recourse debt to refinance a suburban office portfolio in conjunction with an institutional equity recapitalization. George Smith Partners invested six months to optimize execution due to recent capital markets turmoil.

    The first mortgage loan is cross-collateralized across the four properties in order to mitigate tenant rollover risk on the individual asset level, and features release provisions to allow flexibility in the event of a future sale of one or more of the assets. Proceeds are structured as an initial $109,000,000 loan, with up to $7,000,000 of additional funds available during the initial term for tenant improvement costs, leasing commissions, and free rent across the portfolio. The loan requires no additional reserves with interest is not paid on the $7,000,000 until drawn.

    The first mortgage debt priced at one-month LIBOR plus 2.60% and required a LIBOR cap with a 3.00% strike price for the first two years of the term with a renewal for the third year, thereby reducing the overall cap cost to Borrower by shortening the cap’s duration.  The loan features Interest Only payments for the three-year initial term in order to maximize cash flow available for distribution to investors.

    Rate: 30-Day LIBOR + 2.60%
    Term: Three years plus two 12-month extensions
    Amortization: Interest Only during Initial Term
    Max Loan to Value: 65%
    Prepayment: 1% months 1-12; open thereafter

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    Four Day Acquisition for Vacant Office to 60% of Purchase

    June 29, 2016

    Transaction Description: George Smith Partners secured an acquisition bridge loan for a vacant office building in Long Beach, California. Application to funding occurred in four business days. Our Sponsor’s business plan is to convert the vacant office building into a 6-unit multifamily rental. Permits to convert were expected to be in hand by the expiration of the escrow period but had not yet been secured, precluding the institutional lender from funding the acquisition. A quick-close loan was structured to close on the purchase and refinance once permits are issued. Fixed at 8.60% for 6 months, the loan was sized to 60% to acquisition price and was funded within four business days on the escrow’s due date. There is no prepayment penalty.

    Rate: 8.60%
    Term: Six Months
    Amortization: Interest Only
    Recourse
    Lender Fee: 1%

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    $20,690,000 Non-Recourse Reposition for Vacant Hollywood Creative Office

    May 31, 2016

    Transaction Description: George Smith Partners secured a $20,690,000 non-recourse bridge loan for the reposition and lease-up of superbly located, 58,894 square foot vacant office building in Hollywood, California. The renovation plan calls for extensive interior and exterior work to reposition this iconic asset from a traditional office use to Class-A creative space. Our sponsor is an experienced developer and required a capital partner who was able to provide flexible funding post close for this 100% vacant asset. GSP identified a national bridge lender with a local presence that underwrote the strong sub-market and Sponsor strength to become comfortable with the physical reposition and lease-up risk. Floating a LIBOR+465, the three year non-recourse loan was sized to 65% of total capitalization inclusive of capital upgrades and tenant improvements.

    Rate: LIBOR + 4.65%
    Term: 36 Months
    Amortization: Interest Only
    LTC: 65%
    Lender Fee: 1%
    Non-Recourse

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    $22,800,000 Permanent Financing for a 2-Tenant Orange County Office/Industrial Asset

    May 25, 2016

    Transaction Description: George Smith Partners successfully placed a high leveraged, non-recourse $22,800,000 refinance for a mixed-use 225,000 square foot warehouse building with a significant office component. The Orange County, California property sits on a 12 acre parcel and was constructed in 1966 and subsequently renovated in 1985 and again in 2001. The 2001 renovation was structured to accommodate a government agency whose footprint occupies 60% of the gross improved square footage. Their build-out consists of 31% office (2-story), 19% air conditioned warehouse, and 50% conventional warehouse. Loan proceeds were allocated to cover additional tenant improvements and lease commissions as this agency recently extended for an additional 15 year term. The remaining square footage is leased to an industrial bakery who has occupied the property since 1989. Their lease rolls during this 10 year loan term. GSP sourced a capital provider who underwrote the tight market constraints and agreed to push proceeds below an 8.0% debt yield without layering on mezzanine debt. Fixed at 4.92% for 10 years, the non-recourse loan is interest-only for 2 years before rolling into a 30 year amortization schedule.

    Rate: 4.92%
    Term: 10 Years
    Amortization: 2 Years Interest Only; 30 Years Thereafter
    LTV: 75%
    Prepayment: Defeasance
    Non-Recourse
    Lender Fee: Par