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Jeffrey bijur, Building Capital Stacks in Today's Market
1.
Capital Stacks Whatย Worked,ย Whatย Didnโt
Covingtonย Realtyย Partners
2.
The Good
3.
The Bad
4.
The Ugly
5.
One That Didn
t Work โข Denver, CO high-rise apartment development โข Large deal size - $80M โข 65% construction loan
6.
Didn t Work
(cont.) โข 35% equity โข Option to add mezz financing up to 85% of the capital stack โข Top of the market proforma rents
7.
Apartment Development 120 100 80
Equity 60 Mezzย Debtย โย 14% 40 Constructionย Loanย โย Libor 20 +ย 225 0 Capital Capital Stackย โW/O Stackย โW/ Mezz Mezz
8.
Denver, CO High
Rise Apartment Development โข Total capitalization - $80M โข 65% LTV construction loan due to size ($52M) โข Equity amount โ $28M โข 3.25% debt interest rate w/o mezz (65% LTV) โข 5.77% blended interest rate w/mezz (85% LTV)
9.
Denver, CO High
Rise Apartment Development (cont.) โข Equity Multiple โ 1.71 w/o mezz, 2.04 w/mezz โข Levered IRR โ 17% w/o mezz, 22% w/mezz โข Yield on cost โ 7.25% in either scenario โข Investor required return โ 2.0 equity multiple, 20% IRR
10.
One That Worked โข
Single Tenant Triple Net Retail Portfolio โข Acquired in a DST structure
11.
One That Worked
(cont.) โข 50% LTC CMBS permanent debt โข 50% bridge equity โข Approximately 2/3 investment grade, 1/3 sub-investment grade
12.
Retail Portfolio
Bridgeย Equity CMBSย โย 5%ย Fixed Capitalย Stack
13.
Retail Portfolio โ
DST Structure โข Blended acquisition cap rate โ 6.72% โข Closing costs โ 3% โข Fees/syndication expenses โ 10%
14.
Retail Portfolio โ
DST Structure (cont.) โข Bridge equity funded at closing โ 2.5% โข Interest rate on debt โ 5% โข Levered return to investors โ 6%
15.
Iย amย obviouslyย NOTย Clintย Eastwood
Butย Iโmย feelingย luckyโฆโฆ..
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