Commercial Real Estate Loans

Bridge Loans, also known as gap financing, interim financing, or swing loans, Bridge Loans “bridge” the gap during times when financing is needed but not yet available. Both corporations and investors may use bridge loans, which can be customized by the lender for many different requirements.

These requirements may include making improvements, renovations or repairs to CRE prior to permanent, or obtaining financing prior to stabilizing a property and qualifying for better rates and terms.

By using a bridge loan, borrowers may use the equity in their current CRE for the down payment on the purchase of another investment property until securing a permanent financing solution.

A bridge loan allows the user to meet current obligations by providing immediate cash flow. Bridge loans are usually short-term averaging 12-24 months. Generally an interest-only rather than an amortizing payment is required to service the debt at slightly higher interest rates than a permanent mortgage. Bridge loans are backed by some form of collateral (primarily CRE), but may include business assets.

Commercial Mortgage Backed Securities (CMBS), or Conduit Loans are an extremely attractive option for stabilized properties with national credit tenants. These loans offer the most competitive rates (generally lower than bank prime) with fixed rate terms of 10 years. Because the collateral is a high-quality, stabilized income property, CMBS mortgages are typically assumable by another qualified owner, providing an intrinsic value to this class of loans in the event that interest rates are rising.

A conduit loan is packaged into a pool with other similar-type commercial loans, then securitized and sold in the secondary market to institutional investors. The loans in the pool are held in trust and serve as collateral for the mortgage-backed security.

This special class of CRE loans may cover Tenant Improvements (T.I.’s) and Lease-up Expenses, allowing an investor to make improvements and cover the costs of lease-up expenses prior to stabilizing a recently improved property.

Investors may use these special CRE loans for a permanent purchase or refinance loan before the collateral is fully stabilized.

There are two main types of CRE equity tools that may be used with debt to increase required liquidity, reserves, or cash assets for a project when needed. The two main types of CRE Equity are Preferred Equity and JV (Joint Venture) Equity.

Preferred Equity may be used when the liquidity requirement is less than 50% of the total cash or liquidity value. Preferred Equity is less costly than JV Equity, with its pricing based on an IRR formula (Internal Rate of Return), which consists of an equity component plus a coupon rate.

JV Equity may be used when cash liquidity or reserve requirements are more than 50% of the total liquidity available. JV Equity is priced higher than Preferred Equity, but with similar uses and characteristics including an IRR percentage-based pricing formula.

A Hard Money loan is a type of mortgage that is secured by real property, typically from private money lenders rather than banks. Hard money loans are considered loans of last resort or short-term bridge loans, and thus have a higher cost and lower Loan to Value (LTV) ratio, generally a maximum of 50% LTV. The basis of the loan is the value of the hard asset, or the underlying real property, using the hard asset as collateral.

Hard Money loans are only offered in periods of less than 24 months and on an interest-only debt service, rather than amortizing.

Hard Money loans are useful in many circumstances for early-stage and/or land acquisition for large projects, or in a time crunch when credit or documentation is unavailable.

Hard money loans may be used in turnaround situations, in short-term financing and by borrowers with poor credit but substantial equity in their property.

Freddie Mac, Fannie Mae, and USDA provide incentives or insurance to lenders. This allows them to make riskier investments for CRE mortgages when using these programs.

Freddie Mac (FHLMC) mortgage is a type of multifamily loan that is secured by a first-position mortgage on a traditional, student housing, senior housing, or affordable housing property. These mortgages may be held in the FHLMC portfolio (10% of mortgages) or sold to bond investors (90% of mortgages).

Freddie Mac loans may be fixed or floating (which may or may not include an interest-only period) and is typically amortized over 25-30 years, with a balloon payment due at the end of the term (unless it is a self-amortizing portfolio loan.)

Freddie Mac (FHLMC) mortgage is a type of multifamily loan that is secured by a first-position mortgage on a traditional, student housing, senior housing, or affordable housing property. These mortgages may be held in the FHLMC portfolio
(10% of mortgages) or sold to bond investors (90% of mortgages.) Freddie Mac loans may be fixed or floating (which may or may not include an interest-only period) and is typically amortized over 25-30 years, with a balloon payment due
at the end of the term (unless it is a self-amortizing portfolio loan.)

Fannie Mae offers the most competitive fixed rate and floating rate financing when it comes to financing multifamily properties, including apartments, student housing, affordable housing (especially when paired with the LIHTC or Low-Income Housing Tax Credit Program), assisted living and other healthcare facilities, mobile home parks and more.

Fannie Mae financing is also an option for financing properties previously under HUD legacy programs that are being converted to Section 8 housing under the Rental Assistance Demonstration (RAD) program. However, prepayments can be an issue, and qualifying can be challenging, as Fannie Mae loans require very experienced borrowers with strong financial statements and rigorous property underwriting.

Mezzanine financing is a hybrid of debt and equity financing that allows a lender the right to convert to an equity interest in the company or project in case of a default (generally after other senior lenders are paid.)

Mezzanine financing allows for greater flexibility, whether or not additional equity instruments are attached to the debt. Frequently associated with acquisitions and buyouts, Mezzanine financing may be used to prioritize new owners ahead of existing owners in case of bankruptcy.

Mezzanine financing is one of the highest-risk forms of debt, as it bridges the gap between debt and equity financing. It is inferior to pure equity but superior to pure debt. However, as it often receives rates between 12% and 20% per year, it’s generally used as a short term solution in terms averaging 12-36 months.

Alt-A loans are especially useful for properties that are considered one-off of a prime loan. Mixed use, non-conforming and rural sub-market properties that normally wouldn’t be considered for a commercial mortgage by the corner bank may find ample programs with Alt-A, along with a multitude of rates and terms.