Where are we seeing debt pricing for CRE deals
Hi everyone, where are people seeing real estate debt settling for new transactions across senior debt and mezzanine? The pricing I've been offered have been so wide that it's hard to understand where the market is at this stage. For example, I've had senior debt offered around SOFR+500bps but mezzanine is coming in at SOFR+1500bps... the gap is enormous... anyone able to provide any info where the private markets are coming out at across senior and mezz debt?
Prob not the best answer, but it depends on so many factors. Quality of sponsor? Quality of asset? Location? Leverage?
But to give you a broad summary, on conventional I am seeing SOFR+(200 to 400).
SOFR +500 or more is just the lender telling you they either don’t want to do the deal. Or, if they are going to do it, the terms are going to realllyy make you think if it makes sense.
Depends on the lender/capital source, but caveat emptor RN.
100%
Asset class, sponsor, location, leverage, come on man you have to know we need more info.
Typical local banks I work with (anywhere from 750m-4b in assets) are lending to solid sponsors and non DSCR constrained projects at 75% ltc 5yr fixed 6.5-7%. Full recourse with reasonable prepay. I cant speak for regionals or lifecos. Anyone giving you a rate 8%+ or 50% ltc etc is just trying to keep you as client for when they start lending again. SO many banks are net borrowers these days, you really need to work harder than in the past when it comes to finding a good banking partner. Utilize a loan broker if you have to.
75% LTC at 6.5% on a construction deal?
I think he is talking about Value-add deals.
Currently out to market on a large, single-tenant (non-investment grade) industrial asset in a secondary market. Indicative pricing has been as follows:
If it were investment grade credit and in a primary market, my guess is spreads would tighten to the 160-190 range.
Acquisition financing of a Class A- office in a key gateway city. ~65% LTV backing a multibillion dollar sponsor. We are looking at splitting the debt burden between a senior and mezz piece but it is hard to nail down an acceptable spread for the mezz.
Out of curiosity, what business plans call for mezz/pref in the 12-15% on stabilized assets? Is there some sort of lockout (or yield maitenance) on the senior but they want to take cash out in the interim?
Medical terms for single tenant ig and strong rent roll multi tenant are something like this:
55-65 LTV/LTC
180-225 over for stabilized, 215-275 over for ground up
.25-1% origination
60 month io on stabilized (good news financing), usually 36ish inclusive of dev period for ground up
Generally full term hedging required right now. Most lenders don’t care how you hedge (single leg or multi leg caps, swaps, swaptions) if strike helps mitigate dscr breakage. Some require swaps. Have seen groups using hedges to buy down rate and boost returns
Non recourse except bad boy
Institutional Developer: Median construction loan we’ve closed lately is maybe somewhere in the SOFR+300-325 range at ~55 LTC, non-recourse
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