September 19, 2018
George Smith Partners successfully arranged $10,750,000 in preferred equity financing for the ground-up development of 61 condo units in an infill Los Angeles location. The Sponsor acquired multiple adjacent single-family homes and successfully took them through the entitlement process. The Sponsor arranged the senior construction financing up to 65% Loan to Cost with a local bank and was seeking additional debt to complete the capital stack. George Smith Partners located a preferred equity provider that give full credit for the imputed land value which put the preferred equity at 83% of total project cost and did not require any additional cash from the Sponsor.
Hotel Construction Loan | 53,000,000: Non-Recourse Construction Financing for the Development & Conversion of a 32 Key Boutique Hotel into a 177 Key Marriott Autograph Collection Hotel in Scottsdale, AZ
September 12, 2018
George Smith Partners secured a $53,000,000 non-recourse construction loan for the expansion of a 32-key boutique lifestyle resort into a 177-Key Marriott Autograph Collection in Scottsdale, Arizona. The construction financing provided the Borrower with sufficient funds to not only expand the Property by adding 145-keys but also to repay the existing lender in full and cover all closing and financing costs.
GSP sourced a lender who understood the intrinsic value of the Property’s strategic location along with the development plans of the expansion. The three year floating rate note, priced at 8.95% + 1 Month LIBOR was sized to 64.5% of project costs. (This included an allowance of imputed equity, which represented a 25% increase in the Sponsor’s basis).
Rate: 1 Mo. LIBOR + 8.95%
Amortization: Interest Only
LTC: 64.5% (This included an allowance of imputed equity, which represented a 25% increase in the Sponsor’s basis.
Guarantee: Non-recourse with standard bad-boy carve-outs
September 4, 2018
George Smith Partners secured $59,000,000 in non-recourse bridge debt to refinance out an existing construction loan currently in forbearance due to a maturity default. The maturity default was due to a longer-than-expected construction period to convert the former 1,000,000 square foot enclosed regional mall, located in a tertiary Midwest market, into an open-air, 750,000 square foot power center. The Property lost a few anchor tenants to bankruptcy, requiring the Borrower to re-lease those spaces in addition to the lease-up of new retail suites created by the power center conversion. The Property is now 91.5% leased but 85% occupied, and due to lease co-tenancy violations a major tenant is currently paying percentage rent in lieu of base rent. Loan proceeds repaid the existing construction loan, covered closing costs, and will fund 100% of future CapEx, tenant improvement, and leasing commission costs associated with stabilizing the Property. The loan offers a 24-month initial term plus three extension options with durations of one year each, which provide the Borrower maximum flexibility. The non-recourse floating-rate loan priced at 3.70% over One-Month LIBOR and offered full term interest only payments.
Rate: One-Month LIBOR + 3.70%
Term: Two years plus three one-year extension options
Amortization: Full-term interest only
Loan to Cost: 77%
Loan to Stable Value: 70%
Lender Fee: 1.00%
Prepayment: 15-month spread maintenance
Construction Loans: $5,800,000 Financing Facility for Assemblage of a Full City Block for Construction of Resort Destination Mixed-Use Project
July 25, 2018
George Smith Partners successfully arranged the $5,800,000 financing facility for the purpose of finalizing the assemblage of a full city block in a mountain resort destination. The funds were utilized by the 3rd generation owner of the land to close on a city parcel in order to finalize their submittal for permits for the future development of destination mixed use development. A challenge that GSP faced was to secure a new capital source after the original lender backed out prior to closing. GSP successfully identified a new capital source who understood the complexities of the market as well as the opportunity and was able to close within three weeks.
$24,400,000 Construction Loan and $7,900,000 PACE Equity Financing for a Resort Hotel Development in Coachella, CA (As Seen in Today’s LA Times)
June 28, 2018
George Smith Partners successfully arranged $32.4 million in financing for the ground-up development of a 250-room, 35-acre, casitas-style resort IHG Hotel Indigo in Coachella. The financing included both a $24.4 million senior construction loan and an $8.0 million PACE funding for the hotel. This hotel will be the closest hotel to the Empire Polo Club – the site of many famous music festivals held annually. The property includes a 13,000-sf convention center, 10,000 square-foot salt water pool with a summer cooling system and a DJ booth/cat walk, an 11-acre ‘playground’ to host music related events, wellness retreats and corporate/private events. The 250 guestrooms, which has private entrances and in-suite bathrooms, are located in spacious 2, 4 and 6 bedroom casitas with living rooms and social areas for entertaining options. The hotel also provides a restaurant, spa, gym and yoga/pilates studio.
In today’s lending environment, hotel construction is a challenge to finance, but with GSP’s deep relationships, they were able to find a lender who was excited about the concept. Also, this is the first-ever PACE-financed new construction hotel project in California. The PACE equity, essentially an energy loan, finances the energy-efficient HVAC, which gives the Sponsor the ability to finance the high-end, environmentally friendly resort hotel they envision. The City of Coachella has also enthusiastically supported the project by providing a $25 million tax abatement and approving Mello Roos bond financing for the infrastructure.
By communicating the Sponsor’s proven track record of developing and operating hotels, as well as their strong connections to A-list performers and music labels available for future concert performances, GSP was successful in proving the Sponsor’s unique ability to make this resort a ‘go to’ destination during the area’s many music festivals.
ALL TERMS CONFIDENTIAL
Los Angeles Construction Loans: Highly Leveraged $12,770,000 Ground Up Koreatown Condo Construction Financing
May 30, 2018
Transaction Description: GSP arranged ground-up construction financing for a 29-unit for-sale condominium development in the Koreatown sub-market of Los Angeles. The client was a local general contractor who partnered with an owner who contributed the land. The goal was to obtain highly leveraged, non-recourse construction financing and provide no additional equity. The Sponsor tried to access bank financing on their own before coming to GSP.
Challenge: Non-recourse construction financing is very difficult, especially for first time developers. Lenders view ground-up condo construction as one of the most risky types of financing. In addition, the Koreatown market has seen lots of multifamily developments, but there has been little recent condo construction in this market since the last real estate cycle. Also, the insurance and other last minute expenses increased the overall project cost by $500,000.
Solution: Using it relationships, GSP was able to identify a non-recourse construction lender who would provide highly leveraged construction financing. Because the ownership did not want to bring in new capital, it was also critical for the project to be correctly underwritten and achieve certain loan to cost and loan to value targets. When it was discovered that additional insurance would be needed to protect the contractor and the long-term welfare of the project, the lender agreed to increase the loan by $500,000 a few days before closing to provide capital for unexpected costs. This allowed us to close the loan and start construction.
May 23, 2018
GSP successfully placed $13,700,000 in first mortgage financing for completion of construction on an approximately 10,000 square foot luxury single-family residence in Beverly Hills. The 12-month initial term has two three-month extension options with a 0.375% fee payable per extension, and Interest Only payments during the life of the loan. If the loan is paid off in less than nine months, the sponsor benefits from a 0.25% rebate on the 1.0% lender loan origination fee.
The loan funds up to 70% of lender-approved costs and the interest rate floats at 1-Month LIBOR plus 6.1% (8.0% coupon at closing). The cash neutral transaction allowed the sponsor to refinance out of a prior construction loan and release $1,500,000 from a pledge account with the prior lender in order to free up equity.
The offshore sponsor provided a completion guaranty and a repayment guaranty capped at $5,000,000.
Rate: 8.0% at closing (1 Month LIBOR + 6.1%)
Term: 12 Months
Amortization: Interest Only
LTC: 70% of lender approved costs
Guaranty: Completion Guaranty; Capped Repayment Guaranty
Lender Fee: 1.0%; 0.25% rebate to sponsor if loan paid off in less than 9 months
Hotel Refinancing: $33,225,000 Bridge Loan – Construction Refinance for a 213-Key Boutique Lifestyle Hotel
May 16, 2018
George Smith Partners successfully closed a construction take-out and bridge refinance for a 213-key boutique lifestyle hotel located in the Southwest. The proceeds were used to refinance costlier construction financing, including a mezzanine facility. The loan featured an earnout of additional proceeds as well as a capital improvements budget. The hotel recently opened and thus significant operating history was not available. Additionally, the in-depth rehabilitation elevated the exterior corridor hotel to a new market segment which brought with it unique challenges.
GSP’s mandate was to source a lender who not only had the ability to execute in a timely fashion, but one who recognized the value in the excellent location and strategic positioning of the Hotel. The selected lender needed to have a deep understanding of all aspects of the deal, from a millennial-focused customer demographic, to the significant food and beverage component reflected in the Hotel’s two restaurants and secret whisky bar.
The selected lender was able to recognize the unique value proposition of the property and the strong sponsorship involved in the project.
Construction Loans: $33,000,000 (80% LTC) Construction Financing for Mixed-Use Project with Micro Units
March 21, 2018
George Smith Partners arranged $33,000,000 of construction financing for a mixed-use project located in the Southwest. The project is set to include 165 micro-unit apartments, 20,000 square feet of retail, and 43,000 square feet of office space. The apartments comprise a majority of the income, but it was very hard to obtain quality comps given the lack of micro-unit inventory in the market. GSP identified a lender that was able to get comfortable with the micro-unit concept even with a lack of comparable properties. The Lender was also comfortable giving the Sponsor credit for an increase in the value of the land since acquisition, eliminating the need for any new cash at closing. The non-recourse loan is sized to 80% of total cost (including the appreciation in the land) and is priced at LIBOR + 8.75%. The financing carries an 18-month term with three, 6-month extensions.
Construction Loans: $21,025,000 75% LTV, Non-Recourse Predevelopment Financing for a Land Parcel Adjacent to a Southern California University
March 14, 2018
GSP arranged the $21,025,000 ($175/Land SF), non-recourse first mortgage from a debt fund for the acquisition of an infill 2.76-acre land parcel located adjacent to a major Southern California university. The acquisition loan will be taken out with a construction loan upon receipt of entitlements for a large-scale student housing redevelopment. GSP worked with borrower and lender to tailor a unique loan structure that provides financing during the entitlement period via an interest and carry reserve. The lender was able to provide a high-leverage loan on an unentitled parcel that provides no cash flow due to the project’s streamlined “by right” entitlement process, experienced sponsorship, and strong market fundamentals. Sized to 75% of as-is value, the acquisition loan priced at 7.25% over One-Month LIBOR for the 24-month loan duration.
Hotel Refinancing San Francisco: $45,000,000 Bridge Loan – Construction Refinance for a 131-Key Luxury Lifestyle Hotel in San Francisco
March 14, 2018
George Smith Partners successfully closed a construction take-out and bridge refinance for a 131-key luxury/lifestyle hotel located in the heart of the trendy Mid-Market neighborhood of San Francisco. The proceeds were used to refinance costlier construction financing, including a large mezzanine facility. The loan featured an interest reserve, T&I reserve, and a working capital reserve. Additionally, the existing capital stack included Historical and New Market Tax Credits, and EB-5 Capital – adding to the overall complexity of the Transaction.
GSP’s mandate was to source a lender who not only had the existing wherewithal to understand the complex existing capital stack, but also one who would recognize the value in the unique and strategic positioning of the Hotel. From non-traditional lodging options, to significant Food and Beverage offerings, the Hotel stands out from the traditional hotel offering by spanning over multiple lodging markets: luxury and lifestyle. The seasoned Sponsorship group has a proven track record of developing and operating hotels of similar caliber.
The selected lender was able to recognize the unique positioning of the property’s offering and the strong sponsorship involved in the project.
All Terms Confidential
February 28, 2018
Southern California Construction Loan – George Smith Partners placed the take-out of a build-to-suit single-tenant GSA office in a tertiary Southern California market. The ten year term loan matches the investment grade credit lease term. There are no tenant “outs” during the initial term for this gross lease. Fixed for five years at 4.5%, the loan will reset year six at the five-year CMT, floored at the current start rate. Amortized over 30 years and sized to 70% of stabilized value, our Sponsor was able to recoup a portion of his cash equity. There are no TI/LC reserves taken until the beginning of the sixth year and no prepayment penalty at any time.
The application was executed prior to obtaining the Certificate of Occupancy. Additional off-sites mandated by the local municipality added to the development costs and cash equity contribution. State mandated living wage requirements adds an accounting delay that must be signed-off by the State prior to being able to secure lien releases from sub-contractors. Indexes moved against the Borrower, increasing his cost of capital.
Post loan commitment, our portfolio capital provider agreed to increase proceeds by $100,000 to recapitalize our Sponsor for a portion of his cost over-runs. The lender also agreed to a partial set-aside/hold-back until the notice to file mechanics liens had expired. The high construction quality and investment grade credit rated tenant incentivized our portfolio capital provider to hold the applied-for rate through the index run-up.