Developers interested in rehabilitating and repurposing historic buildings may wish to look into the Historic Tax Credit, or HTC program, a federal tax credit program which provides a 20% credit against the cost of rehabilitating eligible historic structures. Over the last 40 years, the program has been responsible for the restoration of numerous historic landmarks, and has lead to more than $140 billion of private investment dollars being funneled into historic rehabilitation projects.Read More
The New Markets Tax Credit, or NMTC, is one of the largest tax credit programs in the United States, having issued approximately $25 billion in tax credits over the last 15 years. The NMTC is designed to encourage investment in low-income communities through the use of Certified Development Entities, specialized financial entities which must be authorized and annually re-certified by the Community Development Financial Institutions Fund (CDFI Fund), a U.S.. government agency which promotes economic development in distressed areas througout the country.Read More
For decades, the basis of the interest rates for loans— particularly for commercial real estate loans, has been the London Interbank Offered Rate, more commonly known as LIBOR. In essence, LIBOR is the rate which banks charge each other for short-term loans. However, LIBOR is rapidly being phased out by the Secured Overnight Financing Rate, or SOFR. By 2022, LIBOR will have been completely replaced, as major banks have no longer agreed to submit rates past that point in time.Read More
The Tax Cuts and Jobs Act of 2017 ushered in a variety of changes to the way corporations are taxed, but it also created a new tax incentive program to encourage capital investment in economically distressed areas of the U.S. Via the use of opportunity funds, corporations can attract investment into multifamily and commercial real estate, as well as stock or partnership interests in companies that operate in or do a significant amount of business in an Opportunity Zone.Read More
When a conduit lender issues a CMBS loan, they will pool it in with a variety of other loans in order to create a commercial mortgage backed security (CMBS). These CMBS are similar to bonds, in the sense that they are traded on the open market. From an investing standpoint, CMBS are often compared to RMBS (residential mortgage backed securities), which are securities based on residential mortgage loans.Read More
Rental Assistance Demonstration, or RAD, is a Department of Housing and Urban Development (HUD) program, which seeks to help investors preserve affordable housing across the U.S. To do this, the RAD program allows investors using four HUD legacy programs the ability to convert their housing into long-term Section 8 contracts. This helps investors by giving them more flexibility in terms of acquiring the financing to repair their properties, including making it easier to apply for the LIHTC (Low-Income Housing Tax Credit Program).Read More
While CMBS loans all but disappeared after the 2008 market crash, in the last 4-5 years, the CMBS market has been stronger than ever, with nearly $88 billion of loans issued in 2017, and October 2018 numbers showing a loan volume of nearly $65 billion from the beginning of that year. CMBS came roaring back for a variety of reasons, including the fact that they often provide the highest leverage loan a borrower can get for properties in secondary and tertiary markets. However, CMBS loans aren’t ideal for everyone— as they can provide a particularly poor loan servicing experience rife with significant prepayment penalties.Read More
CMBS lenders and life companies often compete in the same space for large real estate deals. Both have significant advantages and certain disadvantages. For instance, life company loans typically offer lower rates and significantly better loan servicing, while CMBS loans are much easier to get approved for and offer benefits including interest-only periods (and even full, interest-only loans).Read More
SASB CMBS transactions involve the securitization of a single loan, which is typically collateralized by one, very large property. Single Asset Single Borrower transactions are typically based on loans of at least $200 million, and often range up to $800 million to $1 billion+. While most are collateralized by one property, SASB loans can also be collateralized by a group of cross-collateralized/cross-defaulted properties all owned by the same borrower (much like a Fannie Mae Bulk Delivery Loan or Fannie Mae Credit Facility financing, though with much less flexibility).Read More
A CMBS spread, also referred to as a CMBS credit spread, is the difference between the interest rate of a CMBS loan and the current U.S. Treasury rate. Right now (as of February 2019), the 10-year U.S. Treasury rate us 2.69%, so, with most CMBS loan rates ranging from 4.30% to 5.00%, spreads are generally between 1.60% and 2.30%. Spreads compensate a lender for their risk, as well as provide for any profit that the lender will make as a result of the CMBS transaction.Read More
Currently, most CMBS loans vary between 4.30- 5.00%, with exceptions for particularly desirable or particularly risky properties. CMBS loan rates are generally based on the U.S. Treasury Index, plus a margin, also known as a spread, which compensates a lender for their risk and provides for their profitsRead More
Essentially, in deferring capital gains tax obligations, investors are able to use the government’s due tax dollars for real estate investment and earn the return on that capital without having to pay anything to the government besides the actual tax obligation owed whenever, in the future, the investor chooses not to exercise his right to a 1031 exchange.
Whether you are a new borrower or are looking to refinance an existing loan, it's important that you partner with a lender like Multifamily.Loans to get you the best leverage and financing terms available.Read More
The Fannie Mae Multifamily Green Initiative was created to provide loans for properties investing in energy efficient, cost-cutting improvements and lifestyles. The Green Initiative program allows for an increase of 5% in loan proceeds as well as a 10 basis points (bps) reduction off the all-in interest rate.Read More
If you’re new to the world of commercial real estate, the phrase yield maintenance prepayment penalty has likely never been part of your vocabulary before. If you are trying to acquire a loan for a multifamily property, however, you must be aware of your prepayment options so you can make correct financial decisions for the long run.Read More
with this new program comes a new list of goodies and benefits for servicers and sellers. These benefits include a simplified pricing process, a simplified SBL insurance assessment, less documentation, a reduction in due diligence requirements and easier third party reporting. Did we mention, better pricing?Read More
Cash On Cash Returns In Commercial Real Estate Investments
The definition of cash on cash returns can be simplified as follows; cash on cash return is a rate of return commonly used in multifamily and commercial real estate finance. The amount of cash income on the amount of cash you invested is concerned when the calculation is done.
Simply, the cash on cash return is calculated by dividing annual income by total investment. Cash on cash return is also called the equity dividend rate in certain cases. This is one of the most common return systems that can be found in the real estate industry. Referring to the example mentioned above, you can see it is a ratio, which is converted in to a percentage.
Knowing the formula, you should realize that the cash flow figure equals the net operating income of the property. Usual operating expenses should be deducted from the gross rental income. Then the answer should be divided by the equity investment to get the cash on cash return.
Income tax effects, resale implications, future cash flows, loan principal deductions are not taken into consideration when measure the cash on cash return.
The cash-on-cash aspect can be utilized to figure out the effects of leverage. That is when using a commercial mortgage loan to finance a portion of the property’s purchase value. For instance, assume an investor is able to secure a $600,000 mortgage loan on a $1,000,000 acquisition. Although debt repayment expenses like interest and other costs are going to occur, in this case a remarkably lesser investment is required and hence the additional expenses can be considered as worthwhile ones. Instead of buying a $1,000,000 property with $1,000,000 cash, you are buying it with $600,000 debt and only $400,000 cash and therefore your cash-on-cash returns will measure results on an overall investment that is the same size, but your cash outlay being significantly less.
This indicates if you can finance a greater portion of the property’s purchase value you can increase the cash on cash return. However, loans always involve a certain amount of risk. If the projected net operating income decreased substantially the owner may be liable to make principal and interest payments or even, at some point, the entire loan.
An investment in commercial real estate, of course, is a subject to be studied thoroughly prior to making any decision. Income taxes, the possible risk, the amount of money to be borrowed, and the finance alternatives available are the key components to consider before making a decision.