Fclf Programs and Projects - CF Forum


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Florida Community Loan Fund creates positive Social Impact in Florida by providing Financing for Community and Economic Development in Florida, This presentation gives an overview of our programs and some of the projects we have worked with.

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  • We sent this to Jeff Wells to use for March 2013 FCLF Board Presentation
  • Fclf Programs and Projects - CF Forum

    1. 1. Florida CommunityLoan Fund, Inc.Carlton Fields CF ForumJune 20, 2013
    2. 2.  FCLF is a statewide federally certified Community DevelopmentFinancial Institution (CDFI). Founded in 1994 to provide a statewide source of flexible financingfor non-profits working in community development. Since it began lending in 1996:• FCLF has closed 175 loans throughout Florida totaling over $52 million for projectstotaling over $215 million.• FCLF has committed $112 million of its $151 million NMTC allocation in 12 NMTCprojects in Florida and the Southeastern U.S. totaling over $250 million.About FCLFCarlton Fields CF Forum – June 20, 2013 FCLF currently has three major programs:Community Development Fund (CDF)Florida Preservation Fund (FPF)New Markets Tax Credit Allocations (NMTC)
    3. 3.  From our Community Development Fund, FCLF makes commercialloans primarily to non-profits. All loans must have a community development or social servicepurpose and serve low-income clients or communities. Beginning in FY 2009-10, FCLF elected to make loans to mission-based projects developed by for-profits on a selected basis.Community Development FundCarlton Fields CF Forum – June 20, 2013
    4. 4. Community Development Fund Terms: Maximum Loan size: $1.6 million Fixed rates 4.75% to 6.5%(lower rates available for projects built to a certified green standard) Origination fees typically 0.5% Application fee $300 Terms of up to 10 years(limited availability of terms up to 20 years) Amortizations up to 30 years Loan-to-value (LTV) varies, but typically in the 85% range No or minimal legal fees on typical transactionsCDF – Rates & TermsCarlton Fields CF Forum – June 20, 2013
    5. 5.  The Transition House, Osceola County FL• Supportive Housing Provider, veterans and others• 11 loans totaling $1.9 million• Acquisition and renovation of homes and facilitiesCDF – Recent ProjectsCarlton Fields CF Forum – June 20, 2013 DuPuis Pointe, Neighborhood Housing Services of South Florida• $1 million construction financing• 27 Green affordable single-family homes Northwest Jacksonville CDC – Jacksonville• $796,000 construction/perm loan for 10,000sf LEED-certified multi-usebuilding• Total project - $2.6 million
    6. 6. CDF – Recent Projects The Transition House. Purchasing and rehabbinghomes and multi-unit buildings in Central Florida,primarily for Veteran housing DuPuis Pointe, Miami. Affordable homes builtusing green and hurricane-proof standards Northwest Jacksonville CDC. LEED-certifiedcommercial building new construction project.Carlton Fields CF Forum – June 20, 2013
    7. 7.  Florida Preservation Fund (FPF) providesfinancing to preserve affordable multi-family rental housing Created with $4.8 million in fundingfrom FHFC with a 3-county pilot area Expanded to 26-county area withadditional funding from JPMorganChase Loans are provided to developers foracquisition and/or rehab to multi-familyrental properties receiving project-based assistanceThe Florida Preservation Fund - FPFCarlton Fields CF Forum – June 20, 2013
    8. 8. Preference will be given to the following borrower / sponsortypes, presented in order of preference:FPF – Eligible BorrowersCarlton Fields CF Forum – June 20, 2013 Community-based 501(c)(3) and 501(c)(4) non-profits. Partnerships, Limited Liability Corporations, and other entitieswhere the controlling interest is a 501(c)(3) or 501(c)(4)partner. Housing Authorities. For-profit developers engaged in affordable multi-familyhousing.
    9. 9. FPF Eligible properties must be located in one of the 26 eligible counties andMeet 1 of 2 affordability criteria: 51% of units set aside for income of 50% or less of AMI; 100% of units set aside for income of 80% of less of AMI.FPF – Eligible PropertiesCarlton Fields CF Forum – June 20, 2013And meet 1 of the following: Receiving project-based rental assistance and at risk of losing affordability restrictions; Abandoned or foreclosed existing multi-family rental property; Deteriorating property with affordability restrictions; Occupied property that is at risk of losing affordability restrictions; or Eligible and approved for funding as multi-family project under NSP guidelines.
    10. 10.  Finance the acquisition of eligible properties by eligible borrowers. Rehabilitation of eligible properties required to attain stabilized occupancy orto retain project-based rental assistance. Short-term working capital to bridge timing differences between payments forcompleted work. Demolition and replacement of abandoned or severely decayed propertiesthat have qualified for NSP funds. Refinancing of interim loans secured by eligible properties.FPF – Eligible Loan PurposesCarlton Fields CF Forum – June 20, 2013
    11. 11.  Maximum loan size $6 million Acquisition, construction, bridge, mini-perm and term loans Terms of 3 to 20 years Fixed rates of 4.50% to 5.50% Origination fee of 1.00% 1.25x DSC based on stabilized NOI $2,500 application fee (discounted application and origination fees for non-profitborrowers) Loans must be secured by project property with a 1st real estate mortgage Loan-to-value for loans to for-profit borrowers  75% of the “as stabilized”appraised value. Loan-to-value for loans to 501(c)(3) or 501(c)(4) borrowers  80% of the“as stabilized” appraised value.FPF – Rates & TermsCarlton Fields CF Forum – June 20, 2013
    12. 12. Timber Ridge of Immokalee $368,000 refinance and rehab loan 34 rental units of farmworker housing and a community centerFPF ProjectsCarlton Fields CF Forum – June 20, 2013Harvest Fire Worship Center, Oasis of Hope $250,000 acquisition and rehab to bring up to market conditions 32-unit apartment complex in Miami Re-finance of discounted payoff to FNMA of foreclosed propertyWest Palm Beach Housing Authority, Royal Poinciana $3.3 million acquisition and rehab including kitchens, flooring, painting Apartment complex with 144 units built in 1994In closing: Workforce Housing Ventures, Stonehenge Apartments $355,000 refinance and rehab including roofs and parking 16-unit apartment building in San Antonio, Pasco County Refinance included negotiated re-structure of public financing
    13. 13. FCLF FPF Projects Timber Ridge of Immokalee. 34 rentalunits of farmworker housing and acommunity center. Royal Poinciana, West Palm Beach. 144 unitapartment complex, acquired andrenovated. Oasis of Hope, Miami. 32-unitapartments under renovation.Carlton Fields CF Forum – June 20, 2013
    14. 14. Guidelines / Metrics $6 million minimum project size. Project must be located in a qualified distressed, low-income census tract. Project must provide clear and substantial benefits to low-income populations. Project should generate notable construction and permanent jobs. Works best for near-bankable projects (e.g. strong borrower and project that canpencil out with the extra support of NMTC).NMTC – Guidelines & StructuresCarlton Fields CF Forum – June 20, 2013Advantages Effective rates are typically below market for commercial loans of this type. As a result of longer amortization or interest-only payments and typically lower rates,monthly payments are lower than for similar size conventional loans. The “B” loan is often treated as up-front substitute for a portion of equity required bylenders, resulting in higher LTVs. The equity conversion of the “B” loan means that most up-front equity becomes trueequity at end of 7-year term.
    15. 15. NMTC Projects that FCLF finds desirable: Community facilities• Community health centers or health care related projects serving low income clients• Charter schools serving exclusively low-income students Green-driven projects• Solar• Renewable energy High impact economic development projects• Job creation (substantially from within the community)• Part of community redevelopment master plan• LEED-certified• Bringing new services to a low-income community a grocery store in a neighborhood that hasnt seen one in 20 years a new or renovated building in a high distress CT that brings new business, services and jobs to the neighborhood. Some of things we most certainly wont do:• museums;• hotels;• fast food restaurantsNMTC – FCLF Drivers / MetricsCarlton Fields CF Forum – June 20, 2013
    16. 16. FCLF NMTC Projects Camillus House, Miami. Community facilityproviding comprehensive services to 3,000 homeless andat-risk clients each year; total project $37.4 million. FunderNorthern Trust Company and affiliates. SolarSink, LLC, Tallahassee. Manufacturing solar“sausages” heatsink energy; total project $16.6 million.Funders include U.S. Bancorp CDC, Hunter & HarpHoldings. KIPP School, Jacksonville. Charter school built onformer greyhound racetrack; total project $26.2 million.Funder U.S. Bancorp CDC.Carlton Fields CF Forum – June 20, 2013
    17. 17. NMTC – Advantages & ChallengesCarlton Fields CF Forum – June 20, 2013Challenges Whether longer amortization or interest-only payments, there is a balloon paymentrequirement at the end of 7 years; underwriting is for ability to refinance at that time. Some inflexibility (e.g. project location restrictions, no prepayments, term is always 7 years,certain purposes not allowed, etc). Program is very complicated and closings are time consuming; and there is a notablelearning curve for first-time capital providers and borrowers. High legal and accounting fees. Project must be ready to go. Generally, a new single purpose borrowing entity is required in order to reduce thesignificant reporting requirements during loan term. In addition to loan guaranty, a Borrower or guarantor also provides indemnification for taxcredit recapture events caused by borrower’s actions.Advantages Effective rates are typically below market for commercial loans of this type. As a result of longer amortization or interest-only payments and typically lower rates,monthly payments are lower than for similar size conventional loans. The “B” loan is often treated as up-front substitute for a portion of equity required bylenders, resulting in higher LTVs. The equity conversion of the “B” loan means that most up-front equity becomes trueequity at end of 7-year term.
    18. 18. 12 projects, total $320 million, receiving $112 million in FCLF tax credit allocation ASPIRA North Charter School expansion – North Miami, FL PACE Elder Care Center – Richmond, VA UM Life Science Research Center – Miami, FL (LEED certified) KIPP Jacksonville Charter School – Jacksonville, FL (adaptive re-use) Solar Sink solar cell manufacturing facility and solar field – Tallahassee, FL (Green) BTH Quitman Torrefied wood manufacturing facility – Quitman, MS (Green) Lake Point Restoration water treatment facility – Lake Okeechobee (Green) ASPIRA Mid-Town Charter School purchase and expansion – Miami, FL New Camillus House Campus – Miami, FL (LEED certified) Metropolitan Ministries Miracle Place – Tampa, FL (LEED certified) IN CLOSING: Green Biofuels bio-diesel manufacturing facility – Miami (Green) IN CLOSING: Haug Hometown – Hitchcock’s Grocery Store – Old TownFCLF NMTC ProjectsCarlton Fields CF Forum – June 20, 2013
    19. 19. ASPIRA North New Markets DiagramCarlton Fields CF Forum – June 20, 2013
    20. 20. Moving forward… Continued opportunities in multi- and single-family housing, inconjunction with 2013 legislative funding for housing Continued focus on NMTC Program with recent allocationaward of $40 million Expansion of staff to support lending, focus, and missionWhere is FCLF headed?Carlton Fields CF Forum – June 20, 2013Thank you for your interest in Florida Community Loan Fund.
    21. 21. Florida Community Loan FundLending Team Contact InformationNelson Black 813.223.7400 TampaDirector of LendingCindy Ross 813.223.7422 TampaCommunity Development Loan OfficerJim Walker 561.414.3933 Ft. LauderdaleCommunity Development Loan OfficerValerie Williams tbd JacksonvilleCommunity Development Loan OfficerSusan Holtrey 407.246.0846 OrlandoPortfolio AdministratorMAIN OFFICE: 501 NORTH MAGNOLIA AVENUE, SUITE 100  ORLANDO, FLORIDA 32801-1364PHONE 407.246.0846www.fclf.orgCarlton Fields CF Forum – June 20, 2013