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  • Hart Team

CASE STUDY: Maturity Extension and Modification - NON-CMBS



Situation:

  • One million square feet of industrial situated on 65 acres, comprised of office, warehouse, and distribution buildings

  • Largest tenant vacating over 200K sq. ft.

  • Maturity of note

  • 2007 origination, $13M loan

  • Hart Advisors Group was the Asset Manager

Consideration & Solution:

  • Negotiations began with lender 90 days prior to maturity

  • Hart Advisors Group completed an independent assessment of the market, reviewed projections, completed a three-prong approach to valuation

  • Maturity of note

  • 2007 origination, $13M loan

  • Hart Advisors Group was the Asset Manager

  • On behalf of the Borrower, Hart Advisors Group negotiated the following:

  • A three-year extension, interest-only (previously amortizing)

  • Waiver of the extension fee ($173K)

  • Lowered the interest rate by 1% with no repayment to the lender. Floor was also lowered allowing additional interest to accrue and be paid at the future maturity

  • The borrower was required to build a TI/LC reserve of $1M through operating cash flow for the re-tenanting of the vacancy

  • The capital contribution was limited to legal fees plus $150K

  • No prepayment penalty

  • The loan extension was closed in 30 days

RESULTS The overall savings to the Borrower for the extension and term was over $1MM