The Next Generation of Co-Living: $14,100,000, 65% LTC Construction Loan for Co-Living Project; Los Angeles, CA

Transaction Description: George Smith Partners placed the $14,100,000 construction to perm loan for an 86 micro-unit, co-living development located in an opportunity zone for an institutional sponsor and a national private equity firm. Optimized to provide a complete living experience with full in-unit accommodations on shorter term leases, the Project represents the first of its kind in the Los Angeles market. The 65% construction loan converts to a 5-year mini-perm loan fixed at 4.5%, synergizing with the Borrower’s long-term strategy and maximizes the opportunity zone benefits by eliminating future financial risks.

Challenges: The Project was heavily scrutinized due to COVID-19 and the concerns of close quarter living. Additional concerns arose from a macro level as the nation began to see an exodus from large cities. As further stress was placed on the underwritten income, the capital markets were struggling to find the last dollars needed. Additionally, many platforms had already largely paused construction lending, let alone found the risk tolerance to push leverage back to pre-lockdown levels. Finally, the Project is situated in an opportunity zone and the unique capital structure remains a relatively new concept for most lenders.

Solutions: GSP’s main objective was to secure a lender that was comfortable waiving underwritten DSCR and LTV requirements. It was also critical that the Lender would understand the intricately designed structural advantages the Project offered and how the product differentiated from everything else currently on the market. We further showcased that the Sponsor was of institutional pedigree, including their partnership with a national private equity group that specialized in opportunity zone investments and experience being among the most tenured co-living developers in the US.

Advisors

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  Matthew Kirisits

  Director

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