1ST SERVICE SOLUTIONS1stsss.com/wp-content/uploads/2014/11/TIC-Webinar-Slide-Deck.pdf · CMBS...
Transcript of 1ST SERVICE SOLUTIONS1stsss.com/wp-content/uploads/2014/11/TIC-Webinar-Slide-Deck.pdf · CMBS...
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1ST SERVICE SOLUTIONSWelcome to this free informative webinar
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Topics Today
• Maturity Market Overview
• Maturing Loan Payoff Challenges
• Standard Maturity Options
• Unique Challenges Facing TIC’s
• Creative New Solutions
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Maturing Loans &TIC Investors
Ann HamblyFounder & CEO 1st Service Solutions
Presented by:
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CMBS Maturity Market
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Market Overview
BanksOtherAgency CMBSFederal AgenciesCMBSInsurers
in billions
$2.3 Trillionas of 12/2013
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Maturitiesbillions
CMBS Bank Loan Life Co. Other
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2015 CMBS Maturities
• $86.9 Billion
• 8,231 Loans as reported by Morningstar
Loan to Value
100+%90-100%80-90%Below 80%
By LTV
TOTAL
$13 Billion
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2016 CMBS Maturities
• $128.07 Billion
• 8,804 Loans as reported by Morningstar
Loan to Value
100+%90-100%80-90%Below 80%
By LTV
TOTAL
$25 Billion
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2017 CMBS Maturities
• $123.99 Billion
• 8,574 Loans as reported by Morningstar
Loan to Value
100+%90-100%80-90%Below 80%
By LTV
TOTAL
$31 Billion
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Recap
2015 - 2017• $69 billion > 100% LTV
• $77 billion - 80% - 100% LTV
• Over 1/2 loans in 2017 are > 80% LTV
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Typical Characteristics of Loans Maturing between 2015-2017
Loans
• Interest only with little or no principal amortization
• Highly leveraged at origination
• No reserves - potentially capital starved properties
• Pro forma rents used in underwriting
Special Servicers
• CMBS pool losses likely at Investment Grade Bonds
• Special Servicer turnover & instability
• Improving real estate market
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Maturing Loan Payoff Challenges
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Full Payoff vs. Discounted Payoff
Property Value
Current Loan Amount
- NOT -
Property Value
New Loan Amount
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Payoff Date is Very Important
• Example = 11-1-2014
• Open period is 90 days
• Payoff can occur between 8-3-2014 & 11-1-2014
• 8-2 = Defeasance
• 11-2 = Maturity default (late fee + default interest)
• 60-90 days = Forbearance
• > 90 days = Special Servicing
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Standard Maturity Options
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Options1. Full Payoff at Maturity
2. Extension
• 1-2 year increments
• Fees + pay down required
• Not a ‘kick the can’ structure
3. Discounted Payoff
• Property value must be less than the current debt
• Not determined by new loan amount
4. Short Sale (DPO plus sale)
• Property value must be less than the current debt
• 2 transactions carefully coordinated
5. Foreclosure / Deed in Lieu
1 of these 5 has to occur!
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LTV Test
< 80% 80% - 90% 90% - 100% > 100%
Discounted payoff X
Short Sale X
Extension X X
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Unique Challenges Facing TIC’s
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Challenges Facing Tenant in Common Investors
• Invested in property via 1031 exchange • Facing tax consequences
• All investors will likely not agree on a solution • Everyone’s tax situation may be different
• Non-alignment of interest
• Intended to be passive investment • Varying levels of commercial real estate experience
• Sponsor challenges
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All Solutions Require an All In or All Out
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Creative New Solutions
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These Solutions
• Allow for deferral of tax obligations
• Allow each investor to decide to: • Participate in investment going forward
• Or Not
• No capital call - no new funds required
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$
• A lot of money chasing deals & yield that coincides with these CMBS loans
• 2010 = White Knight Capital
• 2014 = TIC friendly capital available (“T CAP”)
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Structure Overview
$7 millionValue: Note:
$10 million
• 1st Service Solutions negotiates with special servicer for “DPO”
• Avoids foreclosure
• T CAP purchases note for $7 million
• TIC’s given the option to participate in new deal - OR NOT -
• Tax deferral technique
• Note purchaser = new lender
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Other Options
1. High-Leveraged Bridge Loan
• Payoff existing loan
• Investors buy out the investors that want out
2. Sell the property - Short Sale if over-leveraged
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Note
• Each deal is different & is structured with tax counsel based on specific circumstances
• Everyone’s tax situation is different
• Free consultation
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Recap of 5 Options
1. Full Payoff at Maturity
2. Extension
3. Discounted Payoff
4. Short Sale (DPO plus sale)
5. Foreclosure / Deed in Lieu
1 of these 5 has to occur!
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Contact Us:
1st Service Solutions, Inc.(817) 756-7227www.1stsss.com
Upcoming Webinars www.1stsss.com/webinar/
January 20 – CMBS Bedbugs April 21 – How to get away with murder in CMBS July 21 – The top 8 deceptions in CMBS October 20 – To be published 3rd quarter