PROFESSOR'S CORNER

From the Desk of Professor Eyzenberg
I would not interpret the currently very flat yield curve as indicating a significant economic slowdown to come.” (and subprime is contained….)
- Ben Bernanke (March 2006)

Though this is a (albeit late) 4th quarter newsletter its hard not to reflect on what’s going on today. Lets start with that nasty sounding “ (partially) Inverted Yield Curve.” This is not the norm and is usually a symptom of a bigger problem. In reality, yields reflect risk and risk is supposed to increase with time. When this relationship is inverted it usually presages a recession. If this pattern has often repeated itself how come it feels like no one is really acting differently? This question raises many winding answers, impossible to tackle in this medium alone.

However, an interesting topic to explore is should you go fixed vs. floating? As with many things the answer is, it depends on your micro and macro view. I would argue that if your crystal ball is warning you of stagflation (as mine is) than you want to go fixed. Stagflation is the worst of both worlds where you have high inflation and low output. In a stagnant environment wage growth cannot and does not keep up with rising costs. This puts more risk on value add deals or those development that depend on rent trending to pencil out.

The fixed-rate loan shelters you from the rising interest rate environment and protects you from situations where the repositioning play does not get executed on time. There have been many owners that have won the interest rate bet by continuing to float on stabilized assets. Though for the last 40(ish) years there has never been a 10-year period where it was cheaper to be fixed vs float this was before the 1970s stagflation era. For the risk averse or those with perfect future vision I recommend fixing. Next (hopefully on time) newsletter I hope to tackle the counter argument of borrowing floating in an inflationary environment for value add / opportunistic deals.

- David Eyzenberg (Adjunct Professor at NYU Schack Institute of Real Estate & University of Miami Herbert Business School)

RECENT CLOSINGS

$34MM Multifamily | Acquisition | Rochester, New York 
Identified a private equity firm willing to provide a highly levered preferred equity solution.
$7MM Mixed-Use Property | Acquisition | New York, New York
Arranged a senior loan for the acquisition and repositioning of a mixed-use building.
$60MM Multifamily | Development | Panama City, Florida 
Structured a joint venture to co-develop a 366-unit multifamily property.

PROPRIETARY CAPITAL SPOTLIGHT

Joint Senior-Construction and C-PACE Loan Program 
ReedsBay Investment Group and Eyzenberg GreenCap (an Eyzenberg & Company affiliate) have rolled out the industry’s first joint senior-construction and C-PACE loan program. Combined, the two firms will offer a true one-stop-shop for developers and owners seeking the most efficient capital stack structure in the market place.
Funding Parameters: 
Pricing
  • Blended at 6.5%+
Transaction Scenarios
  • New development, acquisition with a heavy renovation component or recapitalization in tandem with a redevelopment of the property
Property Types
  • Multifamily or Multifamily-majority Mixed Use
Combined Funding Size
  • $1-20MM
Leverage
  • Up to 90% LTC
Term & Amortization
  • Senior: 6 months – 3 years (with options for extension)
  • C-PACE: Self-amortizing up to 30 years
Prepayment
  • No lockout but subject to pre-negotiated fees
Geography
  • Currently active in 24 states and the District of Columbia – CA, CO, CT, DE, FL, IL, KY, MA, MD, MI, MN, MO, NE, NV, NY, OH, OK, OR, PA, RI, TX, UT, VA, and WI
Recourse
  • No repayment guarantee

SEEKING CAPITAL

Senior Loan
$32MM | Office | Refinancing | Colorado Springs, CO
Bridge Loan
$34MM | Short-Term Rentals | Acquisition | Kissimmee, FL
Construction Loan
$100MM | BTR | Development | Panama City Beach, FL
Preferred Equity
$6MM | Multifamily | Acquisition | Sioux Falls, SD
JV Equity
$10MM | SFR | Development | Chicago, IL

AVAILABLE JOINT VENTURE EQUITY

There is great demand from domestic and foreign equity investors for multifamily, build to rent, industrial, office and self-storage assets, with hospitality and retail having niche appeal as well.

The typical raise will target 20-100M check size for core plus, value-add and opportunistic strategies in 24/18 hour cities.

Though many past assignments involved one-of transactions, there is strong interest in programmatic joint ventures with operators focused on sector-specific, geographically clustered strategies.

- Henry Chakardjian & Kenneth Lorman (Eyzenberg Equity Desk Leads)
Property Types
  • Multifamily, build-to-rent, student housing, hotel, industrial, office, self-storage & retail
Check Size
  • Opportunistic: $5-25MM+
  • Value Add: $10-25MM+
  • Core Plus: $25-100MM+
Target Returns
  • Opportunistic: 15%+ IRR
  • Value Add: 12-15%+ IRR
  • Core Plus: 8-12%+ IRR
Hold Period
  • 3 to 5 years
  • 5 to 10 years
Uses
  • Development, recapitalization and/or acquisition
Geography
  • Primary and secondary MSAs

WE ARE HIRING

Eyzenberg & Company is actively seeking to add team members to join our growing firm. In this video, our President gives the intro.

RECA CORNER

Real Estate Capital Alliance (RECA) Q4 2021 Production Statistics

Eyzenberg & Company is a proud member of the Real Estate Capital Alliance (reca.us). RECA members arranged over $3.9 billion in capital in 2021. Below are the complete RECA production statistics for Q4 2021.

Capital Structure

Property Type

Capital Source

Location