Take a Ride on the CMBS Rollercoaster

— By Sunny Sajnani The Commercial Mortgage-Backed Securities (CMBS) market has experienced a series of ups and downs, creating a very uncertain start to 2016.  Read more

PRE-REVIEW…When the DUS Settles

By Duke Dennis If you are an apartment owner or buyer in Oklahoma, did you know that the Federal National Mortgage Association (also called “Fannie Read more

The Details of a $2,593,000 Interim Construction Loan for Roanoke Crossing

Metropolitan Capital Advisors has arranged a $2,593,000 construction loan for a to-be-built 24,000 s.f. retail center located within the Roanoke Crossing Power Center, which Read more

Home is Where the Heart is in the Hot Senior Real Estate Market

by Kevan McCormack Senior Living continues to be one of the hottest real estate “asset classes”.  Within the broad Senior Living classification, the industry is Read more

Wading Into the Waters of a Volatile CMBS Market

By Brandon Wilhite The CMBS market plays a vital role in commercial real estate by providing liquidity to the market. CMBS provides long-term debt financing, Read more

Condos: They’re Back

By: Justin Laub Remember when condos were getting built all around the country and we had overzealous banks, liar loans and no down payments? That Read more

The Power of RECA (Real Estate Capital Alliance) Rides Again

By Scott Lynn Metropolitan Capital Advisors is a member of the Real Estate Capital Alliance (RECA www.reca.us). RECA is a professional association of 18 independently owned Read more

5 Takeaways from 2016 Commercial Real Estate Finance Conference (MBA/CREF) In Orlando

By Todd McNeill The annual Mortgage Bankers Commercial Real Estate Finance (CREF) Conference held in Orlando last week does not need an introduction.  After three Read more

Who Says The Industrial Warehouse Real Estate Market Isn’t Sexy?

By Roger D. Wyche With all the attention being paid to CRE announcements such as those from Toyota, Liberty Mutual, the Dallas Cowboys, Charles Schwab, Read more

Commercial Real Estate Capital Markets are Liquid; Development Accelerates During 2015

By Scott Lynn Commercial real estate capital markets have gone full cycle since the depths of the Great Recession. Capital providers are now considering a Read more

Metropolitan Capital Advisors Arranges a $9,650,000 Acquisition Loan for a Plano Office Building

Metropolitan Capital Advisors, Ltd. (“MCA”) has arranged an acquisition loan for the Plano Parkway Business Center office building located in Plano, Texas.  MCA arranged Read more

Online vs. Brick & Mortar Retail – Where Are You Shopping for the Holidays?

— By Sunny Sajnani In today’s world of Uber and Amazon Prime, it’s obvious that people are focused on convenience in their consumption.  Yesterday, I Read more

Is it 10-7 for the 1031 Exchange?

by Charley Babb In their heyday of the 1970s and 1980s, citizens band (CB) radio users utilized the “ten code” as part of their style Read more

Looming Rate Hike Means CRE Values Have Peaked? Not so Fast…

By Brandon Wilhite On December 16, the Federal Open Market Committee (FOMC) will meet to discuss, among other things, whether to raise the Federal Funds Read more

Happy Ending: A Tax-Increment-Financing Success Story

By Duke Dennis When it comes to Tax-Increment-Financing (TIF) in the context of commercial real estate, it is best to focus on the gap between Read more

Baseball: America’s Pastime & Commercial Real Estate’s Favorite Analogy

October means baseball. Meaningful, dramatic, high-energy, playoff baseball. In our world, analogies to baseball are frequent, because Commercial Real Estate is apparently best understood in Read more

Trick or Treat...Recourse or Non-Recourse?

By: Scott Lynn Metropolitan Capital Advisors has brokered billions of non-recourse commercial real estate loans over the years that have been placed with banks, conduits, Read more

Dallas is the Nation’s Top Real Estate Market & Other Musings from Urban Land Institute's Fall Meeting

By: Justin Laub I spent the past week attending meetings and discussion forums in San Francisco at the annual Urban Land Institute (ULI) Fall Meeting. Read more

Single Family…….We have a Problem!

By Todd McNeill In a recent report from the Texas Association of Realtors, Texas ranked #2 in the nation for relocation moves.  According to the Read more

My Kids Asked for a Treehouse and Got a Lesson in Value Add Real Estate Investing Instead

--By Jeffrey Reder, CenterSquare Investment Management A few weeks ago, my son declared that he wanted me to build a treehouse in our backyard. My Read more

The Bad Taste of Basel III

--By Scott Lynn, Director / Principal As commercial real estate financiers, we are constantly faced with a variety of evolving banking regulations that are changing Read more

Rising Multifamily Rents - Can Renters Afford the Sticker Shock?

By Sunny Sajnani, Director / Principal As a real estate professional in one of the fastest growing markets in the country, I am constantly hearing Read more

2015 Tour De Dallas: Opportunity & Growth Abound

by Kevan McCormack For the Dallas-Fort Worth Metroplex, growth is not a foreign concept. In 1980, SMU was beginning its most successful era in the Read more

The Changing Landscape of the Development Cycle in a Basel III World

By Brandon Wilhite Similar to virtually every other market, the commercial real estate market goes in cycles. Throughout much of the country, most product types Read more

Your Pad (Site) Or Mine?

By Charley Babb What once was an outlier real estate play has now become a significant commercial real estate asset class. Pad sites are much Read more

Take a Ride on the CMBS Rollercoaster

— By Sunny Sajnani

The Commercial Mortgage-Backed Securities (CMBS) market has experienced a series of ups and downs, creating a very uncertain start to 2016.  According to Commercial Mortgage Alert, U.S. CMBS issuance has totaled up to $19.0B thru Q1 2016, which is a 30% decrease from issuance volume reported for the same period in 2015.  We are seeing signs that Q2 could be a different story.CMBS market 2016

Most originators in the securitized space thought 2016 and 2017 would bring significant profitable trades.  It seems that the need for new issuances in the CMBS market have been threatened by macro-economic factors, such as:

  • Low oil prices
  • Increasingly strict regulatory rules and high costs
  • Banks cutting ties with CMBS to reduce risk
  • Possibility of a second interest rate hike

“The outlook becomes slightly dubious for the more-than-$200 billion in non-defeased, non-deliquent loans coming due between now and the end of 2017,” notes Trepp, LLC.  It seems that uncertainties about the overall economy are hitting CMBS harder than some may have thought.

As global markets reacted to the Chinese slowdown early this year, spreads on CMBS widened as investors looked for a higher risk premium.  Compared to the middle of 2015, spreads moved up in Q1 2016 almost 100 basis points on AAA-rated tranches and even 200 to 300 basis points on BBB-minus rated tranches.  This has slowed down new issuance as it becomes more difficult for CMBS lenders to set interest rates on their loans.

Going into Q2 2016, the CMBS market seems to be on rebound with spreading compressing substantially.  AAA-class has tightened from the wide in February of 10yr Swaps plus 1.73% to the recent print of 10yr Swaps plus 1.25%.  BBB-class has tightened from the wide in February of 10yr Swaps plus 8.25% to the recent print of 10yr Swaps plus 6.60%.

What does this mean to the bottom line?  As a result, where loans were closing above 5% in February for 75% LTV loans, the same loan is now closing sub 4.70% and for 65% LTV the loan is 4.50% all in.

Although CMBS feels like it may be rebounding, the B-piece buyers are definitely keeping a close eye on underwriting.  B-piece buyers act as the adults in this business, and tend to keep things a bit more conservative and realistic for the entire industry.  Standards have, by no means, slipped to the levels of a decade ago, when underwriters would factor in future rents rather than in-place cash flow, but today’s underwriting is definitely more lax than at the beginning of the current recovery.  Volume will continue to stay “in bounds” as long as the B-piece buyers stay conservative as they have been the past quarter.

MCA is constantly monitoring CMBS market conditions to maximize our clients’ financing in turbulent times like those we are experiencing now.  In order to get the best execution possible, please contact a Senior Director at MCA to discuss underwriting and placing a CMBS loan.

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PRE-REVIEW…When the DUS Settles

By Duke Dennis

If you are an apartment owner or buyer in Oklahoma, did you know that the Federal National Mortgage Association (also called “Fannie Mae”) put Oklahoma City and Tulsa under “Pre-Review” status?  For the uninitiated, it begs the questions, what is “pre-review” and what are the implications?  Before I answer those questions, let me begin with some color on Fannie Mae’s background for the full picture.

Fannie Mae, founded in 1938, was created with multiple purposes, one of which was to increase liquidity in the financial markets in order to increase the number of loans given for housing.  By acquiring mortgages from financial institutions, Fannie Mae replaces mortgages on lenders’ books with new capital that can be injected into the markets in the form of new mortgages.

In the late 1980s, Fannie Mae created a program called DUS, which stands for delegated underwriting servicing.  At that time, Fannie Mae authorized, via licenses, 25 lenders to have the ability to underwrite, close, deliver and service loans using Fannie Mae-created and controlled guidelines.  In order to ensure DUS lenders are responsible in their lending practices, they must adhere to credit and underwriting standards set by Fannie Mae.  To further ensure responsible practices, DUS lenders are required to retain one-third of the risk on each loan they create.

Facts about the Fannie Mae DUS Program:

  • Since 1988, Fannie Mae and the DUS lenders have provided more than $270 billion in liquidity to finance more than 5.8 million units of multifamily housing.
  • With the DUS program, there is an alignment of interest between those who underwrite and issue a mortgage and those who eventually hold it.
  • DUS loan program is mainly used for the purchase and refinance of properties, including the following property types: apartments, affordable housing, senior housing, student housing, and manufactured housing in loan amounts greater than $750,000.

Although DUS lenders must undergo credit reviews, adhere to Fannie Mae underwriting guidelines, and retain a portion of the risk of their loans, Fannie Mae does not review most loans created by DUS lenders.  Pre-review, on the other hand, basically means Fannie Mae will review the loan with a fine-tooth comb, in the midst of the DUS lender’s underwriting process before the loan is approved.  Fannie Mae’s pre-review process can take up to two weeks and include stricter underwriting guidelines.  Ultimately, in pre-review markets, the decision as to whether a loan can be made lies with Fannie Mae.

A recent capital placement gave us the following insight as to how Oklahoma City’s pre-review status affected Fannie Mae’s ability to quote the loan.  A client of Metropolitan Capital Advisors was seeking a loan in Oklahoma City.  Under normal circumstances, the client’s property would have been subjected to Fannie Mae’s Tier 2 category for underwriting standards (see below), but because Oklahoma City is now under pre-review status, any and all properties being considered for a loan in a pre-review market are automatically put into the Tier 3 category for underwriting purposes.

DUS Settles

When comparing Tier 2 and Tier 3, it is easy to see that Tier 3 is much more conservative than a typical Fannie Mae loan.  First off, leverage for a Tier 3 underwriting is limited to maximum proceeds of 65%, loan-to-value or loan-to-cost, whereas a Tier 2 loan could get proceeds up to 80%.  Secondly, the debt service coverage ratio (net operating income/debt service) has been increased from 1.25x to 1.35x, meaning you must have more NOI relative to the amount of your debt service than before.  However, there is a silver lining with Tier 3, given the conservative leverage and debt service coverage ratio, Fannie Mae will lower their interest rate spread by 20 basis points for loans in Tier 3 pre-review markets versus what they would offer in a Tier 2 market.  The net result is a smaller loan with a lower interest rate; however, the loss in proceeds is not offset by the lower interest rate.

Oftentimes, clients seek the most aggressive financing available to increase their equity returns.  Simply put, Tier 3 financing is less aggressive and, in turn, less competitive than what a lot of other lenders are willing to do.  Thus, the implications of pre-review for borrowers seeking to finance a property in Oklahoma City is that they will likely consider more aggressive alternatives offered by local banks or conduit lenders.

To learn more about this topic, please contact the author, Duke Dennis, Senior Analyst with Metropolitan Capital Advisors.  ddennis@metcapital.com (972) 267-0600.

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The Details of a $2,593,000 Interim Construction Loan for Roanoke Crossing

Metropolitan Capital Advisors has arranged a $2,593,000 construction loan for a to-be-built 24,000 s.f. retail center located within the Roanoke Crossing Power Center, which is anchored by Wal-Mart and Home Depot.  The 24,000 s.f. project is 100% pre-leased to Dollar Tree and PetSmart. Roanoke Crossing was originally developed in the early 2000’s. The adjacent land tract was the final phase of the project.

Interim Construction Loan roanoke crossing

The project is located at the intersection of U.S. Highway 377 and Texas Highway 114 which has a combined traffic count of 155,000 vehicles per day (“VPD”). Other major retailers in the immediate vicinity include: Aldi, Chili’s, Pizza Hut, Sonic, Chase Bank, Wells Fargo, Taco Bueno, Auto Zone, CVS, Chick-fil-a, Panda Express, Dairy Queen, Tractor Supply Co, Walgreens, Tom Thumb.

The development loan request equated to 75% of the project costs and was priced at Prime + 1.5%.  The loan term was approximately 3 years, with 9 months interest only.

Since 1992, Metropolitan Capital Advisors has closed in excess of $12 billion of debt and equity transactions.  National Real Estate Investor Magazine has consistently ranked MCA as one of the top CRE Financial Intermediaries in the US.  MCA completed over $600,000,000 of commercial real estate financing during 2015.

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