September 30, 2020
George Smith Partners was retained to source the equity required to build a 208-bed student housing project in a secondary market in Memphis, Tennessee. GSP faced many challenges in sourcing the equity needed for this project. During the COVID-19 pandemic, many colleges and universities changed from in person classes to online classes. Students had no reason to reside near or on campus except to be away from parents and near friends. There is increased demand for off campus housing because the universities are de-densifying the dorms. In addition, while this University was showing a growth in student population, it was not a “power” school with a large football program. These risks were mitigated by having a limited new student housing supply over the past two years, a best in class sponsor and a robust return on cost even with rents discounted due to COVID that could absorb short term shocks. The Investor and Sponsor also believe that this Project will open after a vaccine is found and perform as outlined in the proforma.
Cumulative Preferred Return: 9.00%
Hold: Expected 5 to 10 years with at least one refinance
- Advisors: Gary E. Mozer
$51,750,000 Senior Construction Financing & $16,200,000 Mezzanine Debt Placement for the Development of a Grocery Anchored Shopping Center; Kona, Hawaii
January 15, 2020
George Smith Partners advised on the placement of $51,750,000 and $16,200,000 Senior Debt and Mezzanine debt respectively for the ground-up development of an institutional quality 204,275 SF outdoor shopping center that will be located along Kuakini Highway, one of the island’s most trafficked thoroughfares. The Property, which sits on a rare fee-simple 20-acre site, will provide patrons with easy access to both Henry Street and Palani Road and over 700 parking spaces (representing a parking ratio of 4:1,000 SF).
Although the Sponsors who partnered with a major life company, had extensive prior career experience in the field of commercial real estate development, the Project represented the Sponsor’s largest development to date. The development of the Project had already commenced adding another layer of complexity to the transaction.
GSP focused on the lack of new retail development on Kona and specifically the anchor tenant’s commitment to relocate their store from an adjacent shopping center (less than 0.50 miles). In addition, GSP was able to convey to capital sources the immense value of the fee simple ownership of the site – a rare occurrence in Hawaii where most land is leased from the State. Ultimately GSP was able to identify two lenders who not only understood the value of the fee simple ownership of the site but also understood the lack of new retail space and the subsequent demand.
$12,000,000 in Joint Venture Equity and $23,900,000 in Non-Recourse Construction Financing for a 185 –Single Family Build-To-Rent Community; Western U.S. Secondary Market
November 27, 2019
George Smith Partners successfully advised on $12,000,000 in joint venture equity financing and $23,900,000 in non-recourse senior construction financing for the ground-up development of a 185- home build-to-rent community. Single-family-for-rent communities are a newer asset class and this project was among the first in the market. These communities offer the experience of living in a single-family home with the ease and cost of living in an apartment building. The Sponsor expects the project to be well received as there are distinct competitive advantages over the existing apartment product in the market place for several reasons including the new construction, low density and both interior and exterior privacy.
October 3, 2018
George Smith Partners arranged $25,000,000 of Mezzanine construction financing and supported the sponsor in negotiating the $80,500,000 senior financing for a speculative, mixed-use, office and retail project located on North Scottsdale Boulevard and Tempe Town Lake in Tempe, Arizona. This phase of the development includes 250,000 square feet of a 15 story, Class A, high rise office space and 44,000 square feet of lifestyle retail space.
Given the perceived historical volatility of the Phoenix and Tempe office markets, and the speculative nature of the business plan, many potential investors were unwilling to take on the risk. Preleasing was critical to the advancement of the Project and to the capital markets. The Senior Lender mitigated the uncertainty by requiring a minimum leasing threshold to be achieved prior to advancing any loan proceeds. However, the local leasing market would not commit to new leases without a committed delivery date.
The Sponsor, with George Smith Partners’ assistance, was able to develop an alternate structure to the Senior Loan. This allowed the Sponsor to fully engage the equity solution and provide a certain completion date to the Lenders and the tenant market.
TERMS ARE CONFIDENTIAL
- Advisors: Scott Meredith
$8,600,000 in Acquisition and Development Joint-Venture Equity Financing for 52-Unit Ground-Up Multifamily Development
July 18, 2018
GSP successfully secured $8,600,000 in Joint-Venture Equity Financing for the acquisition, pre-development and vertical construction of a 52-unit luxury multifamily apartment complex with 3,000 sf of retail space. The Partnership allowed the Sponsor to acquire the West Los Angeles property, buy-out the existing tenants and fund pre-construction expenses including building permits which are expected to take approximately 12-15 months to obtain. GSP was hired by the Sponsor to provide advisory services throughout the development, including financing the construction loan. After engaging with over seventy groups who focus on providing Joint Venture Equity Financing, GSP was able to identify a West-Coast based family office as an equity finance partner. GSP structured a mutually beneficial, long-term relationship that both the Sponsor and the capital partner stand to gain from.
$58,000,000 of Debt and Joint Venture Equity Financing – $45,000,000 Non-Recourse Acquisition Financing and $13,000,000 of Joint Venture Equity, 680-Unit Atlanta Workforce Multifamily
October 25, 2017
GSP successfully arranged a total of $58,000,000 in Acquisition Debt and Joint Venture Equity Financing for the acquisition and reposition of a 1970’s/1980’s vintage work-force housing portfolio consisting of 680-units in an Atlanta submarket. The Financing consisted of $45,000,000 in non-recourse acquisition debt financing and $13,000,000 of joint venture equity (80%/20% co-invest). GSP structured the variable rate debt facility as two uncrossed loans utilizing the Agency green program to achieve favorable leverage of 75% loan-to-value and a reduced interest rate of LIBOR + 2.15%. The Sponsor with their newly formed joint venture equity partnership will implement a value-add reposition strategy by investing a combined $5,500,000 into the two properties, to upgrade property common area amenities, interiors, and implement a green–energy saving initiative. Through the reposition, Sponsor’s cash flow is maximized as the loan is interest only during the initial four-year term.
Rate: 30-Day LIBOR + 2.15%
Term: 10 Years
Amortization: 48 months interest only; 30-year amortization thereafter
Prepayment: 12-month Lock-out, 1% pre-payment penalty thereafter
Origination Fee: 0.50%
$1,100,000 Limited Partner Equity Placement for the Acquisition and Redevelopment of a 14-unit Apartment Building in Long Beach, CA
August 30, 2017
George Smith Partners secured $1,100,000 in joint venture equity for the acquisition and redevelopment of a 14-unit apartment building in Long Beach, CA. The limited partner equity placement was the first transaction in an ongoing programmatic structure between the Sponsor and the GSP sourced equity provider.
The challenge was the amount of property level equity investment for each prospective deal was smaller than most investor’s minimum dollar requirement per deal. In addition, the Sponsor did not have a live deal at the time that GSP was engaged on this financing assignment.
GSP leveraged their industry expertise and extensive equity relationships to market the request effectively and secure the right capital for this transaction. In order to garner the interest of equity providers without having a live deal in hand, GSP conveyed the Sponsor’s robust market experience and track record. By showcasing the Sponsor’s growth plan and active pipeline, equity providers became comfortable with discussing potential long term equity relationships. Ultimately, GSP secured an equity provider who understood the strength of the Sponsorship group and believed in their ability to execute the proposed business plan. While negotiating a programmatic structure with the equity provider, the Sponsor went under contract for the stated 14-unit apartment building and subsequently closed on the deal utilizing the equity capital provided by the GSP sourced investor.
November 12, 2015
Transaction Description: George Smith Partners arranged the Preferred Equity financing for the development of 1,500 acres/384-Residential lots surrounding a Ben Crenshaw & Bill Coore golf course. Amenities will include Clubhouse, Tennis Courts and Swimming Pools post development. GSP was retained at the end of 2014 to create the strategies necessary to bring in the remaining capitalization needs of the development. The capital arraigned allows the developer to complete the remaining infrastructure, build out of amenities and deliver the residential lots to buyers for vertical construction. While several capital structures could potentially fulfill this capital request, a Preferred Equity financing structure from a Private Equity group offered the most flexibility and favorable terms. Our Sponsor has already embarked on the remaining infrastructure and lots will be ready for sale mid-2016. Sized to 33% of completed value, financing terms are confidential.
October 29, 2015
Transaction Description: George Smith Partners successfully placed the $5,000,000 Joint Venture equity facility for a single family home developer focused on Los Angeles’ Small Lot Ordinance. This facility is structured to provide equity on an as-needed basis, functioning similar to a line-of-credit. The Borrower has the option to draw down equity for entitlement, construction, or both. Each transaction is sized individually, and equity can be split on an 80/20 or 90/10 basis, with a waterfall based on performance. Accrual rates on the equity vary and are contingent on risk. A $1,080,000 draw for an 11-unit small lot project located in Northeast Los Angeles has already been exercised. The Sponsor has four additional projects circled in their development pipeline and is actively looking to ramp up their portfolio.
October 8, 2015
Transaction Description: George Smith Partners successfully structured the $40,000,000 Joint Venture Equity Financing for ground-up development of The Park, an ultra-luxurious condominium development in the Banker’s Hill section of San Diego. Located adjacent to the world famous Balboa Park – home to many of San Diego’s cultural elements & museums – the project is one of only a few new condominium projects to break ground in San Diego since the market downturn. Boasting large floor plates and 500 square foot terraces, the Subject is designed and intended for very discerning clientele. The project includes direct elevator access to most of the units with views of downtown, San Diego Bay and Balboa Park. Culminating over two years, a significant amount of time was invested with this Developer to create the strategies to complete the capitalization of the project. With this final piece of capital, the project is now fully capitalized and will be embarking on vertical construction. Terms are confidential.
July 31, 2015
Transaction Description: George Smith Partners successfully arraigned the Joint Venture equity financing for a sponsorship group involved in various development strategies. One targeted project is the coastal infill development of luxury single family residences in affluent sea-side neighborhoods.
Challenge: This type of capital placement is difficult to structure due to the disparate nature and location of all the assets being developed. These transactions are sponsorship driven where the importance of articulating the strengths of the sponsorship group to capital is paramount.
Solution: Utilizing GSP’s program to introduce sponsorship group’s to institutional sources of capital for various strategies successfully led to the close of this financing. While various other opportunities had been presented over the years, the benefits of gaining a knowledge foothold of the Sponsor’s infrastructure and platform helped achieve the successful and eventual closing with this particular strategy.
Term: Terms are confidential
- Advisors: Malcolm Davies
June 18, 2015
Transaction Description: George Smith Partners secured the $25,000,000 Joint Venture Equity finance for the ground-up development of a luxury 168- Unit Dana Point Luxury Townhome project. Malcolm Davies developed an ‘Equity Introduction Program’ to marry the needs of sponsors requiring equity capital with investors prior to a ‘pre-identified’ project to lay groundwork and help mold a mutually agreeable platform. The program objective is to expedite the ‘chase to equity’ on a project level once the asset has been identified. Equity relationships inherently take time to mature. This is the 2nd successful project this particular group has provided capital for this Sponsor. Terms are confidential.
Challenge: Our sponsorship had a very short escrow period to acquire the development site. The purchase included entitlements for the construction of a 168-Townhome community property.
Solution: The prior relationship established allowed the Sponsorship to quickly secure the equity and provide the needed capital for the Developer’s luxury townhome project. The new Joint Venture provided all of the needed equity capital for this development opportunity.
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