Rate: 4.70% Fixed for 10 Years
Term: 10 Years
Amortization: 30 Years
Prepayment: Yield Maintenance
George Smith Partners secured permanent forward commitment financing for a Walmart Neighborhood Market-anchored retail center in Jacksonville, Florida. The 71,000 square foot property was 98% leased at closing. The Walmart Market makes up 57% of the square footage and is on a new 20-year ground lease followed by sixteen, 5-year options. The Tenant built their own store after Sponsor delivered the pad, and opened the store just weeks prior to funding, which the ender required in order to close the loan. GSP sourced a ender that provided a forward commitment. The Lender locked the interest rate in mid-April for a July funding. The Sponsor was able to lock in a rate in advance of a run up in Treasuries. Other tenants include multiple restaurants (both local and chains), hair salon, nail salon, tax service, etc. — a classic “daily needs” retail tenant lineup. The property, which was built in 1990, recently underwent upgrades to the building façade, roofs, and parking lot; it looks like a brand new center. The $8,100,000 loan was sized to 70% of value and has a fixed interest rate of 4.70% for 10 years. It amortizes over a 30-year period, has a yield maintenance prepayment penalty, and is non-recourse.
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David R. Pascale, Jr.
Senior Vice President
$42,400,000 (80% LTC) Bridge Financing for a 26-Property Portfolio of Walmart Shadow-Anchored Shopping Centers; Located Throughout the Midwest and South
August 25, 2021
George Smith Partners successfully placed $42,400,000 in non-recourse bridge debt financing, which funded 80% of total project costs for the acquisition and value-add business plan of an off-market, 26-property retail portfolio spread across 19 midwestern and southern states. Although financing retail value-add business plans during COVID is challenging, the portfolio is comprised of a diversified rent roll including 20% of gross potential rent derived from investment-grade tenants. Furthermore, each asset within the portfolio is shadow anchored by strong performing corporate owned Walmart grocery shopping centers.
GSP leveraged its lender relationships and capital markets expertise to source a lender who understood the business plan and product type, who was willing to invest the time and effort to underwrite a large retail portfolio spread throughout 19 different states, and in markets with average populations below 30,000; during COVID.
Rate: L + 5.05% (5.10% floor)
Amortization: 24-months I/O, 25-year amortization thereafter
LTV: 76% As-stable loan-to-value
Lender Fee: 1% in / 1% out (waived if CMBS exit through Lender)
Prepayment: 18-months minimum interest with pre-negotiated release provisions for each property and with open prepayment on certain assets identified prior to close
Cash-Out 2.94%, $12,025,000 Non-Recourse Permanent Refinance on a 100% Leased Discount-Grocer Anchored Shopping Center; Western States
August 4, 2021
George Smith Partners successfully placed $12,025,000 in non-recourse, cash-out permanent refinancing for a 101,096 square foot discount-grocer anchored retail shopping center in a transitory Pacific Southwest MSA. The tenant mix includes several national credit tenants along with local and regional stores, all of which remained in-place during COVID-19. GSP was able to identify a lender who understood the complexities of retail in a post COVID environment. The non-recourse permanent loan was sized to 65% of value, included 10-years of interest only payments at a fixed rate of 2.94% for 10 years. Lender fee is at par.
August 4, 2021
George Smith Partners successfully secured $25,500,000 in non-recourse bridge financing for a destination dining and retail center nestled in the heart of Los Angeles’ Koreatown. The 42,000 square foot property is one of Koreatown’s most trafficked retail centers and maintained stable collections throughout 2020. The recapitalization retired the existing debt and provided future funding for capital expenditures, tenant improvements and leasing expenses with no new equity required from the Sponsor.
The Los Angeles-based sponsorship team acquired the Property in 2016, identifying the asset as a generational heirloom and a unique opportunity to create substantial value. Despite market volatility and COVID-19 related challenges in the retail sector, GSP was able to identify a lender with local knowledge and expertise that understood the importance of this asset within the context of the neighborhood, and the long-term viability of the business model.
July 28, 2021
George Smith Partners successfully arranged $2,400,000 of cash-out on a free and clear neighborhood retail center with an automotive related tenancy in North Hollywood, CA. The subject Property was inherited by a family member and part of the cash out proceeds were used to pay estate taxes with the remaining funds going to the Sponsor and building up a reserve account. GSP went to a variety of lenders and identified a capital provider who was comfortable with the tenant mix, cash-out component, and Sponsor’s real estate experience.
Rate: 3.875% fixed for 5 years
Term: 7 years
Prepayment Penalty: 3,3,3,2,1
- Advisors: Reuven Risch
$10,465,000 Non-Recourse Acquisition Permanent Financing on a 100% Leased Non-Credit-Grocer Anchored Shopping Center; 65% LTPP, 10-years I/O, 3.04% Fixed Rate; Pacific Southwest
July 21, 2021
George Smith Partners successfully placed $10,465,000 in non-recourse acquisition permanent financing for a 77,267 square foot, non-credit-grocer anchored retail shopping center in a transitory Pacific Southwest MSA. The tenant mix includes several national credit tenants along with local and regional stores (including the grocer anchor), all of which remained in-place during COVID-19. GSP was able to identify a lender who understood the complexities of retail in a post COVID environment. The non-recourse permanent loan was sized to 65% of purchase price, included 10years of interest-only payments at a fixed rate of 3.04% for 10 years. Lender fee is at par.
$30,000,000 10-Year Interest-Only, Permanent Financing for 230,000 SF Grocery Anchored Shopping Center; Southern California
July 21, 2021
George Smith Partners successfully placed $30,000,000 in permanent fixed-rate financing for a 230,000 SF infill Southern California retail center amidst the COVID-19 pandemic. As a market-leading retail center near local economic and transit hubs, the Property’s mix of need-based and experiential tenants proved resilient. Capital providers continue to be hesitant in financing retail but were specifically concerned with California’s mandates that impacted the operation of non-essential businesses. As non-essential businesses and experiential tenants comprise a significant portion of tenancy, this posed significant challenges. These included the temporary closure of a movie theatre with less than one year of primary lease term remaining and a fitness center that vacated during the pandemic.
George Smith Partners secured 10 years of permanent financing with full-term interest-only in a financial environment that continues to be cautious towards retail. GSP negotiated competitive pricing at the desired level of proceeds and guided the deal to a successful closing.