FINfacts XXIV – No. 473

October 3, 2025

Market Rates

Prime Rate
7.25%
5 Yr SOFR Swap
3.33%
10 Yr SOFR Swap
3.61%
5 Yr US Treasury
3.70%
10 Yr US Treasury
4.11%
30 Yr US Treasury
4.71%

Recent Financings

  • Advisors

    Nate Weyer

    Senior Managing Director

    Ryan Steinke

    Analyst

    Jesse Youdai

    Analyst

    All terms confidential.

    $108,600,000

      Transaction Description: 

      George Smith Partners successfully arranged $108,600,000 in financing for two Build-to-Rent communities in Florida. The financing includes a senior construction loan and a mezzanine loan to fund the construction and lease-up, and stabilization of both properties.  GSP structured a flexible solution featuring a 36-month term with extension options and full-term interest-only payments.  

    • Advisors

      Nate Weyer

      Senior Managing Director

      Total Proceeds: Up to $20,000,000

      Loan-to-Cost: 75% LTC against finished lots and 100% LTC against sold, spec, model homes.

      Rate: WSJ Prime + 2.50%

      Term: Up to 36 months with extension options

      Amortization: Interest-Only

      Guaranty: Personal Recourse until track record established inclusive of Completion Guaranty with standard carve-outs

      $20,000,000 

        Transaction Description:  

        George Smith Partners successfully arranged a $20,000,000 line of credit to provide financing for a newly established homebuilder based in Atlanta, GA. The financing is a revolving loan that provides for the acquisition of finished lots and for the vertical construction of homes in their designated markets. GSP structured a flexible solution allowing for finished lots, spec and model homes to be included in the borrowing base. 

      Pascale’s Perspective

      • Jobs Market Weakness Spurs Rate Cut Expectations; Shutdown Delays Data; Fed Gov Miran Outlines Policy Goals

        Today’s scheduled release of the monthly “Jobs Jobs Jobs” report has been delayed due to the government shutdown. Private sector data indicates continued weakness:  Wednesday’s ADP report indicated the biggest decline in private payrolls in 2 ½ years in September (minus 32,000), and today’s report from Challenger, Gray (a placement firm) showed employers have announced plans to add 205,000 jobs so far in 2025, which is down 58% from 2024 and the lowest since 2009. Recent comments from Fed Chair Powell describe the situation as a “low fire, low hire” stagnant labor market.

        With the Fed’s recent focus shifting from inflation to employment, the futures market is now predicting a 90% probability of two quarter-point cuts this year (at the October and December meetings). That would put the floating rate at 3.60%. Fixed Rates: Treasuries continue to trade in a tight range with the 10-year at 4.11%. Of course, Fed rate cuts do not always result in lower Treasury rates. The two major indices: 10-year Treasury and 30-Day SOFR, have converged lately at about 4.10%. See futures chart below indicating potential “divergence”: Treasury yields may rise on the usual factors (budget deficits, supply, currency fluctuations, etc.), while floating rates drop on Fed cuts.  

        Speaking of the Fed, the newest policy maker, Fed Gov. Miran, staked out some extremely dovish territory in his first policy address since his appointment. He stated that the neutral rate of interest (assumed to be about 3% by most Fed officials) has been driven lower, into the low 2% range, and that present rates are “well into restrictive territory.”  Miran states that “short-term rates are roughly 2 percentage points too tight,” which puts his neutral rate at about 2.0-2.5%. He advocated for a 50 bp cut at the last meeting and a total of 150 bp cuts this year. Other Fed officials are more cautious. Cleveland Fed President Hammack notes that inflation is still too high and advocates caution on cuts to avoid overheating the economy; she describes policy as only “mildly restrictive.” With the Fed seemingly in a rate-cutting cycle while inflation remains stubbornly in the 3% range, the long stated 2% inflation goal is seemingly being “relaxed.” Fed Gov. Miran has thoughts on this:  he is supportive of doing away with the 2% inflation goal. Comments from some “centrist” Fed officials urge “caution” with easing rates while prices are running above the 2% target.

        Wild card: an extended government shutdown could further exacerbate a slowdown as paychecks are missed and potential layoffs pile up, while critical data is unavailable. Stay tuned…

        By David R. Pascale, Jr., Senior Director

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