Transaction Overview
George Smith Partners arranged a $2,795,000 ($267/Building SF) bridge loan to finance the acquisition and re-positioning of a 48% occupied, 10,480 sf strip retail center in Norwalk, CA. The proceeds will be used to acquire the asset and to sub-divide and re-tenant a 6,500 sf, vacant, former automotive space.
Challenges: The Existing Tenant is paying a rental rate that the capital markets perceived to be at market but below the sponsor’s pro-forma rental rates for the vacant spaces. Furthermore, the Appraiser also concluded a market rate at the lower end of the spectrum. This resulted in a lower appraised value and stabilized cash-flow. The Sponsor had a signed LOI at their pro-forma rental rate in hand, but would not be converted into a signed lease until near the escrow closing date.
Solution: George Smith Partners was able to identify operating expenses in the appraisal that could be adjusted down resulting in a higher net operating income and value. GSP was also able to convince the Lender to raise their LTC constraint given the Sponsorship’s track record of successful retail projects. The final result was a loan amount reflective of the Lender’s term sheet.
