FINfacts™ XXIV – No. 434 | October 10, 2024

MARKET RATES
Prime Rate 8.00
1 Month LIBOR 4.96
3 Month LIBOR 4.85
6 Month LIBOR 4.68
5 Yr SOFR Swap 3.60
10 Yr SOFR Swap 3.63
5 Yr US Treasury 3.89
10 Yr US Treasury 4.07
30 Yr US Treasury 4.33

RECENT TRANSACTIONS
$32,950,000 Joint Venture Acquisition for a 256,048 Sq. Ft. Multi-Tenant Industrial Business Park in the Pacific Northwest

Rate: 4-year swap plus a 2.00% spread 

Leverage: 65% loan-to-value 

Term: 4-year initial term, with one 1-year extension option 

Amortization: Interest-Only during the initial term 

Guaranty: Non-recourse 

Transaction Description:  

George Smith Partners successfully facilitated the formation of a new joint venture for the acquisition of a 256,048-square-foot multi-tenant industrial business park in the Pacific Northwest. GSP structured a $32,950,000 bank balance sheet loan to finance the acquisition. 

The loan was structured with an initial four-year term and includes a one-year extension option. To mitigate interest rate risk and capitalize on favorable swap rates, the joint venture opted to replace the floating rate with a four-year swap, plus a spread of 2.00%. The loan is interest-only during the initial term and was sized at 65% loan-to-value. 

Advisors

Michael Anderson-Mitterling
Managing Director
Grant Pugatch
Associate
Nicholas Drohan
Associate

Pascale's Portrait
PASCALE'S PERSPECTIVE
Jobs Report Upends Rate Cut Narrative… “No Landing” Scenario Spikes Yields 

Last Friday’s “blowout” jobs report upended expectation that the Fed’s aggressive cutting would continue. Although fear of a weakening labor market is now the main driver of the Fed’s rate policy, the strong labor market removes the sense of urgency signaled by last month’s 50 bp cut. Non-farm payrolls jumped 254,000 with the unemployment rate dropping to 4.1% (remember the Fed’s dot plot of rate cuts also included predictions of 4.4% unemployment this year). Note that the job gains were not widespread throughout the economy; they were concentrated in a few industry categories (travel and leisure, etc.).

The 10-year Treasury jumped from 3.61% pre report to over 3.81% by the next trading day and is now at 4.10%. November Fed meeting futures markets “reversed” as probabilities for a 50 bp cut dropped from 40% to zero and the possibility of no cut went from zero to 30%. A brand-new narrative has taken hold: “no landing.” Instead of wondering if a hard (recession) or soft (no recession) landing was in the cards, inflation is brought under control in either scenario. “No landing” envisions inflation possibly reigniting, which would delay Fed cuts.

Fed officials this week remarked that rate cuts should continue, but they stressed being “data dependent” with Atlanta President Bostic indicating he is open to a “pause” in rate cuts. The uncertainty caused the markets to have “buyer remorse” regarding the recent treasury rally. Some analysts are referring to the Fed’s 50 bp September cut as a “mistake.”

Today’s CPI report indicated a 2.4% rise in September, the lowest since early 2021, but above market expectations. Slow progress is being made towards 2% with volatility in several categories. Bright spot: Shelter costs grew more slowly, a large part of the index that has been slow to move. Today also saw an increase in weekly jobless claims (14 month high), but that could be distorted due to Boeing strike and hurricane Helene effects. Markets will continue to reset expectations and watch the data. Stay tuned…

By David R. Pascale, Jr., Senior Vice President at George Smith Partners.

More Perspectives ›

If you have an inquiry regarding George Smith Partners’ commercial real estate financing, please contact your GSP representative or Matthew Kirisits, at (310) 867-2951 or mkirisits@gspartners.com


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