MARKET INSIGHTS

Say there is a well-located retail property with very high vacancy and below market rents because the property has been mismanaged by owners who don’t get along or don’t have the money to bring in quality tenants. A bridge loan would give a new buyer the funds to acquire, renovate, and re-tenant the property without the same debt coverage constraints of a traditional lender.  Perhaps there is an opportunity to change the use of a property from a low rent/sf industrial facility to a much higher rent/sf self-storage facility.  A bridge lender can provide the borrower with the capital to convert the existing structure to the new use and see the business plan through. These bridge loans are provided by banks, debt funds, private lenders, and more recently, life insurance companies.

Trevor Blood joined PSRS in 2014 and currently holds the title of Vice President. He earned his bachelor’s degree from the University of Southern California in 2007. Prior to joining PSRS in 2014, Mr. Blood worked in investment sales and leasing in the office of Cassidy Turley (now Cushman & Wakefield), on the highest volume, sales and leasing brokerage team in San Diego. While at PSRS, Mr. Blood has successfully placed over $200 million of debt for assets located locally and nationally, through Life Companies, CMBS Lenders, Credit Unions and Banking relationships.

Small balance loans are defined as a loan made between $1-10 million. Borrowers typically do not think of life companies as contenders for loans of these sizes, as the perception is that the life companies focus primarily on loans from $5 million and up. Those loan requests then find homes with CMBS lenders, banks, or credit unions, who simply cannot offer some of the value that you will find through life company execution. As it turns out, life companies have a significant appetite for your loan requests from $1 million and up.

We recently sat down with PSRS Loan Officers Kostas Kavayiotidis, Mike Davis, and Trevor Blood to discuss the current state of the construction loan market. The following is a discussion of the comparisons of working with life insurance companies vs banks on construction loans.

We are pleased to present Mutual of Omaha as one of the newest lenders on our PSRS platform! Recently, we sat down with Tim Ulbrich, Investment Officer at Mutual of Omaha, for a quick Q&A on where they are winning deals.

The process by which capital is provided by a mortgage banker is in many ways similar to that of a mortgage broker. However, the primary difference between the two is the mortgage banker’s access to exclusive programs and funds through a correspondent network of lenders.

Michael Tanner joined PSRS in 2003 and currently holds the title of Executive Vice President and Principal. Mr. Tanner attended Brigham Young University for his undergraduate degree where he received his Bachelor of Arts in Economics. During his time with PSRS, Mr. Tanner has worked as an analyst and gone into production on his own, and in 2006, he was awarded Rookie of the Year by Standard Insurance. Mr. Tanner is credited with over more than $1 Billion in loans originated. Below is a Q&A on Mr. Tanner’s recent take on rising interest rates:

Commercial real estate loans funded by life insurance companies are some of the most advantageous you can find for large commercial real estate investments, offering some of the lowest interest rates and best terms against comparable options.

Commercial real estate loans funded by life insurance companies are some of the most advantageous you can find for large commercial real estate investments, offering some of the lowest interest rates and best terms against comparable options.

While being a successful mortgage banker is about experience and the number of deals done, it’s also about the arrows in your quiver, according to PSRS Principal Kostas Kavayiotidis. Access to life insurance money is a distinct advantage in the PSRS quiver.

Negative headlines and store closures have scared some lenders away from the retail sector. Are the headlines a true reflection of opportunity in retail? PSRS believes there is still opportunity having completed $235,000,000 in loans on retail properties so far in 2017. However it’s important to work with a knowledgeable partner

Sometimes, our clients require financing that may be better suited for lenders outside of life companies. When this situation arises we will often turn to the Commercial Mortgage Backed Securities (CMBS) market to see what is available for our clients.

While self storage facilities may not have the sex appeal of other retail or office properties, they are still a solid investment representing more than 50,000 facilities in the US. These non-descript warehouses that hold the belongings that don’t fit anywhere else are worthwhile investment consideration.

PSRS closed an $11‐million‐dollar loan for Oak Hills Medical Plaza in West Hills, CA. Originally built in 1985, the 55,246-square-foot center is home to 21 medical-related tenants and is conveniently located adjacent to West Hills Hospital, providing a nice advantage for doctors who visit patients at the hospital. PSRS arranged a cash‐out refinance of an existing CMBS loan, on a 10‐year interest-only basis.

New stricter standards are being required by some lenders for the Probable Maximum Loss (PML) report. This report is a commonly-used tool by real estate investors, lenders and insurers to assess worst-case scenario of a building damage from a seismic event.

With the Federal Reserve approving the second 2017 increase of the Federal Funds rate today by .25% to 1.25% we are taking a closer look at how this will effect the economy and commercial real estate markets.

We sat down with a Senior Mortgage Loan Officer at Standard to see how they are responding to current market demand:

In decades of advising borrowers of all shapes and sizes, one topic that comes up repeatedly is the best practice for a borrower to terminate an interest rate swap when the underlying loan is paid off early.

PSRS IN THE PRESS

×
CONTACT PSRS