June 22, 2016
Transaction Description: George Smith Partners successfully structured and placed the ground-up construction financing for a Class-A, 24-unit market rate apartment complex adjacent to a prestigious Southern California University. Designed to fulfill demand for non-student, Class-A residential product, the development is a loft-style design consisting entirely of 2 bedroom/2 bathroom units. The 65% of cost loan is priced at PRIME + 1.00% with the seven year term structured as a two year construction period converting to a five year mini-perm fixed at 4.75%. Pre-payable at any time, this loan provides full flexibility to the Sponsor while protecting against maturity default. Top 25% initial recourse becomes non-recourse upon achieving a minimum debt service coverage ratio.
Challenge: Although the surrounding residential market is extremely strong, the majority of adjacent product is student housing with a very limited amount of comparable market rate product. There is negligible sales velocity to provide new product comparables and the lender/appraiser was required to look outside the immediate market area to support values.
Solution: George Smith Partners identified a lender active in the greater market area and comfortable with the location and underwritten assumptions. Significant market research was conducted to support demand for market rate apartments and achievable market rents. The demographic study and asset design ultimately supported initial underwritten assumptions. The Sponsor’s market and product experience provided our capital provider with additional comfort.
June 22, 2016
Transaction Description: George Smith Partners placed the ground-up development of a 292 unit multifamily rental property located in a secondary mid-west market. Although a completion guarantee was provided from a deep-pocket Borrower, a repayment guarantee was not available to sign on the loan. Despite a lack of clarity for several Dodd-Frank provisions, our capital provider committed to funding up to 65% of actual costs based on their interpretation of the HVCRE constraints. Our well-heeled Sponsor has extensive experience in this market with this rental product and mitigated all concerns over its secondary location. Floating at 350 over LIBOR, the three-year non-recourse loan has two options to extend.
Term: Three Years plus Two 1 Year Options
June 15, 2016
Transaction Description: George Smith Partners arranged the ground-up construction debt to for a 159 unit multifamily over 4,000 square feet of ground-floor retail space in the heart of Boise, Idaho. Our Sponsor has construction/heavy rehab experience in the Boise market, but the project represented a substantial increase of residential rental product. Sized to 75% of total cost, the repayment guarantee (aka recourse) burns–down at Certificate of Occupancy until fully eliminated at stabilization. Priced at LIBOR + 250, there is no interest rate floor for this three year loan. A five-year mini-perm option is also part of the debt package upon stabilization.
March 2, 2016
Transaction Description: George Smith Partners structured the non-recourse ground-up construction financing for 18 luxury townhomes in the La Jolla Village neighborhood of San Diego. Designed to fulfil the demand for Class-A residential product, the townhome style development is centrally located in the heart of La Jolla and is only a few blocks from restaurants, shopping and the bluffs overlooking Torrey Pines and the Pacific Ocean. Sized to 65% of total development cost, the 24 month loan is priced at PRIME + 1.00% with a floor of 4.75%. A construction completion guarantee was provided although there is no repayment guarantee.
Challenge: The residential market in the area is extremely strong, but there is negligible velocity to provide new product comparables. Cash equity was not fully funded at recordation.
Solution: Market research was conducted to support sales prices per square foot from the limited residential trades that did execute. Demographics and asset quality supported larger unit footprints and thus the higher “all-in” exit prices. Our capital provider is active in this greater market area and is comfortable with the sell-out analysis. The Sponsor strength and experience in this product added additional comfort and allowed the Lender and Sponsor to fund the remainder of cash equity dollar-for-dollar, simultaneously with construction draws.
February 24, 2016
Transaction Description: George Smith Partners successfully placed the $3,496,000 senior construction loan for the ground-up development of 22 residential rental units in the San Fernando Valley. The subject will offer a mix of one and two bedroom units; 18 market rate apartments and 4 affordable housing units. Our Sponsor initiated site preparation prior to recording the construction loan, resulting in broken lien priority and preventing the title insurance company from binding the policy. GSP successfully worked with the Stewart Title Company to obtain an indemnity agreement allowing for the construction loan to be placed on the property, concurrent with the issuance of the title policy. Sized to 65% of the project cost, this recourse loan is priced at Prime + 0.75% with a floor rate of 4.75%.
Rate: WSJ Prime + 0.75%
Floor Rate: 4.75%
Term: 18 Months with One – 6 Month Extension
Amortization: Interest Only
Lender Fee: 0.75%
- Advisors: Jason Gaffner
January 19, 2016
Transaction Description: George Smith Partners successfully placed the $22,000,000 senior construction loan for a 121 unit apartment building in the Westlake neighborhood of Downtown Los Angeles, California. The project will offer unobstructed views of the Los Angeles skyline. There will be 107 market rate apartments and 14 affordable housing units. Sized to 60% of project cost, the non-recourse loan is priced at LIBOR+ 4.0% for the 40 month term.