FINfacts™ XXIV – No. 151 | January 23, 2019
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Prime Rate |
5.50 |
1 Month LIBOR |
2.52 |
6 Month LIBOR |
2.85 |
5 Yr Swap |
2.67 |
10 Yr Swap |
2.78 |
5 Yr US Treasury |
2.58 |
10 Yr US Treasury |
2.75 |
30 Yr US Treasury |
3.06 |
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Rate: 5.15% fixed
Term: 10 years
Amortization: 10 years Interest Only
Prepayment Penalty: Defeasance
LTV: 65%
DCR: 1.4x
Debt Yield: 7.75%
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Transaction Description:
George Smith Partners secured a $34,000,000 permanent loan for the acquisition of a 273 unit Class A multifamily property in Dallas, TX. The 10 year loan is priced at 5.15% and fixed for ten years, with full term interest only. The Borrower executed their purchase and sale agreement in October 2018 as part of a 1031 exchange. While in due diligence the cash flow declined due largely to new construction coming on-line. In addition property taxes were re-assessed at a higher rate. GSP worked with the lender as well as the rating agencies to demonstrate the historical occupancy (95%+) and mitigate the loss in net cash flow from the rise in operating costs. The borrower was able to rate lock at an all-in rate less than applied for, with full proceeds, during the last week of 2018. The transaction closed once business commenced in full in 2019.
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Rate: 30-Day LIBOR + 3.45%
Term: 36 Months plus Two 12-Month Extensions
Amortization: 36 Months Interest Only
Loan to Cost: 75%
Prepayment: 24-month spread maintenance; open thereafter
Guarantee: Non-Recourse
Lender Fee: 1.00%
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Transaction Description:
George Smith Partners arranged $13,600,000 of bridge acquisition financing for a 199-unit apartment complex located in Mesa, Arizona. The Property, which was built in 1970, features a pool, bbq area, and playground. The units range from studios to 3-bedrooms and are currently 97% occupied. The Sponsor plans to renovate the exterior area to improve the overall appeal of the Property and address some deferred maintenance . The 3-year loan is sized to 75% LTC and has an interest rate that floats at 3.45% above 1-Month LIBOR. The non-recourse financing has 24 months of yield maintenance and has a 1.0% origination and 0.5% exit fee.
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Rate: 5.375%
Term: 5 Years Fixed, 12 Year Term
Amortization: 30 Years
Guarantee: Recourse
Prepayment Penalty: 5,4,3,2,1
Lender Fees: None
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Transaction Description:
George Smith Partners placed acquisition perm financing for the purchase of a single tenant, NNN-lease Jack in the Box in Texas. The Sponsor is a single asset entity, whose goal is to self-manage the NNN retail property. This Property was identified in a 1031 exchange. Jack in the Box has 12 years remaining on the lease, therefore George Smith Partners worked with the Lender on structuring a 12-year coterminous term. Due to the low leverage and other mitigating factors, GSP was successful in acquiring a 30-year amortization for the Sponsor along with a stepdown prepayment penalty. GSP also negotiated with the Lender to waive all fees.
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Please join Evan Kinne, Senior Vice President at GSP, and other industry experts for the Opportunity Zone Expo on Friday, January 25th from 10:00 am to 4:00 pm at the JW Marriott L.A. Live. Evan Kinne will be a panelist for the 2:00 pm discussion, “Building Blocks for Success: Best Practices for Structuring Funds”. Click here for more information.
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George Smith Partners is working with a Co-GP equity provider for multifamily, condominium, office, hospitality, mixed-use, retail, student housing and industrial sectors. The capital provider will enter into joint ventures during pre-development periods and will take entitlement risk. They can be used to provide equity for ground-up development, build-to-core, asset repositioning, distressed construction projects and non-performing construction loans. Looking for value-add and opportunistic ground-up opportunities in top 25 markets nationwide. Target equity investments between $15-$50+ million for total capitalizations north of $100 million ranging from 50% – 90% of the required GP equity. A construction completion guarantee will be provided where their GC is project managing.
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The longest Government shutdown in history is by definition “uncharted territory” and may push markets. Potential effects that may begin to “pile up”: no economic reports for markets to interpret, federal agency causing slowdowns in economic activity (TSA, USDA inspectors, etc), consumer/business confidence erosion, potential global investor impatience and avoidance of US dollars/treasuries (ugh! – especially if the shutdown begins to affect the upcoming debt ceiling debate). With no end in sight, the only “ray of light” from Washington has been a potential trade deal with China (who seems to need to make a deal). The 10 year T seems to have settled in a range of 2.70-2.80 lately, today at 2.75%. CMBS: With no pool having been securitized since before Christmas, originators are slightly “flying blind” looking for a level to price off of. Whisper talk on upcoming pools indicates some narrowing may be in the cards (AAAs at Swap + 95 as opposed to over 100 in December). All-in rates for full leverage loans is right about 5.00% (again). Stay tuned. By David R. Pascale, Jr. , Senior Vice President at George Smith Partners
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If you have an inquiry regarding George Smith Partners’ commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer (310) 867-2995 or TAugust@GSPartners.com
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Constellation Place 10250 Constellation Blvd., Ste. 2700 Los Angeles, CA 90067
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