LISC Small Business Loan Fund

Transcription

1 LISC Small Business Loan Fund P R E S E N T E D BY: K EN ROSENTHAL CDC S M A L L B U S I N E S S F I NA N C E Kevin Boes LISC N e w M a r ke t s S u p p o r t C o m p a ny

2 LISC Small Business Loan Fund Overview Goal: Provide low-cost, long-term SBA 504 financing to small businesses that enable job creation in neighborhoods that align with LISC s Sustainable Communities strategy LISC Partners: 2 Morgan Stanley provide debt and NMTC equity capital for 1 st mortgage loans CDC Small Business Finance Nation s largest SBA 504 lender CDC Capital Markets wholly owned subsidiary of CDC Small Business Finance. Due diligence provider for Morgan Stanley for the marketing, packaging, underwriting and servicing. Local Bank Partners loan referrals and interim 2 nd mortgages Local 504 Companies underwrite and service 2 nd mortgage

3 Morgan Stanley Morgan Stanley (NYSE: MS) is a leading global financial services firm providing a wide range of investment banking, securities, and investment management services. The Firm's employees serve clients worldwide including corporations, governments, institutions and individuals from more than 1,300 offices in 42 countries. Since 2006, Morgan Stanley has executed more than $3.6 billion in investments to strengthen underserved communities. 3

4 CDC Small Business Finance Celebrating 34 years in operation Corporate headquarters in San Diego Retail Offices in California, Arizona & Nevada Largest CDC in the USA: loan volume 4 CDC Capital Markets wholly owned subsidiary of CDC Small Business Finance. Provides due diligence for SBA 504 first mortgage secondary market solutions.

5 Local 504 Companies (CDCs) A Certified Development Company (CDC) is a private, nonprofit corporation which is set up to contribute to economic development within its community. CDCs work with SBA and private sector lenders to provide financing to small businesses, which accomplishes the goal of community economic development. The 2 nd mortgage or junior lien on all SBA 504 loans must be originated and serviced by a CDC to meet SBA requirements for their guarantee There are about 270 CDCs nationwide, each covering a specific geographic area 5

6 What is an SBA 504 loan? Owner-user fixed asset financing 90% fixed rate financing Economic development tool designed to create jobs Owner user commercial real estate Business equipment 6

7 SBA 504 Loan Structure 50% Lender 1st trust deed 40% Debenture 2nd trust deed 10% Borrower down-payment 7

8 Project Example 8 Total Project Cost: $5,000,000 50% First Mortgage $ 2,500,000 40% 504 Loan (net of fees) $ 2,000,000 10% Borrower Down-payment $ 500,000 Total Sources of Funds $5,000,000

9 504 Loan Sizes 9 Project Size $125,000 to $20 million (depending on bank loan to value requirements) Debenture Size $5 million loan limit for everyone. $5.5 million for Manufacturers & Green building NOTE: This is for each project not aggregated.

10 Costs that can be financed Land & building, construction and land improvements Take out financing only (all construction funded by an interim/bridge lender) Professional fees appraisal, environmental, title, escrow, closing costs, bridge loan fees and interim interest reserve Contingency 10 not to exceed 10% of construction costs

11 Eligibility Businesses must be for-profit Owner occupancy required: Existing building - 51% owner-occupancy New construction - 60% immediate owner occupancy Personal liquidity generally not to exceed project size Located in U.S. or its territories Defined as small by SBA definition: Tangible net worth of $15 million or less; AND Average net income after taxes of $5 million or less for preceding two fiscal years 11

12 50% permanent loan Bank First Mortgage Bank receives 1st lien position on assets financed Interest rate charged must be legal and reasonable Must not have any cross-default or cross-collateral feature(s) 12 Selling Bank usually provides a bridge (interim) loan for the net 504 loan amount. Otherwise there are non bank lenders nationwide available to do this

13 Debenture (2 nd Mortgage) Rates and Terms Current note rate approx 2.24% (the rate investors get on Wall Street) 20 year fixed-rate, fully-amortizing loan Current fees built into the monthly interest rate of 1.663% (charged on the outstanding principal of the loan) Current effective rate* approx 4.25% (internal rate of return over the life of the loan) 13 * Effective rate includes fees to CDC, SBA and central servicing agent

14 Borrower Down-payment Borrower must inject at least 10% of the 504 project costs (usually cash) Alternative: borrower s equity in land/building that will be part of the 504 project. 14 Any lien position on the Project Property must be subordinate to the 504 loan; the borrower may not pay the loan for the equity contribution at a faster rate than the 504 loan.

15 Property Types Financed 15 Offices Warehouses Medical Retail General purpose

16 Advantages for Small Businesses Low down payment Low, fixed interest rate Preservation of working capital Fully amortizing, long-term loan Can finance closing & other soft costs Collateral usually limited to assets being financed 16

17 CDC/SBA Debenture Fees CDC processing fee 1.50% Funding Fee.25% Underwriting Fee.40% Closing costs $2, All these fees built into the gross debenture and fully financed.

18 SBA Subsidy Fees 18

19 Myth: SBA loans take too long 19 Fact: From the time a 504 loan application is approved by CDC, SBA approval process usually takes 3 to 5 working days.

20 Myth: SBA loans = too much paperwork 20 Fact: Much of the paperwork for 504 loan is same provided to the bank. Copies are shared with the CDC: Historical Financial Statements Personal Financial Statement(s) Tax Returns Appraisal Environmental assessment

21 Myth: Too many rules to know 21 Fact: The borrower and bank don t have to remember all the rules and regulations. CDC Capital Markets knows the details of the 504 loan program.

22 SBA 504 Nuances SBA loans are full recourse Affiliates - SBA size standards Form 912 owners, officers, directors, key employees Entity docs for each guarantor company Borrowers organizational structure to be reviewed SBA Approval and Acceptance of Franchise and supplier agreements 22

23 504 Nuances continued Post appraiser certification if improvements represent 33% or more of project Requirement for bridge loan Funding of debenture timetable Economic objectives of the program dictate allowable usage by the borrowers: 23 Meeting a Public Policy objective Community impact of project Job creation & job retention

24 LISC Small Business Loan Fund Project must be in a NMTC eligible census tract and a LISC program area NMTC eligibility: LISC program areas: Rural LISC program areas: 24

25 LISC Small Business Loan Fund Multi-Purpose properties only - office, warehouse, light industrial, retail (excluding retail strip centers), manufacturing, medical or dental office, research and development facilities No special-purpose property (gas stations, car dealers, hotels, restaurants, car washes, bowling alleys, golf courses, etc) 25

26 LISC Small Business Loan Fund Underwriting consistent with CDC global cash flow Cash flow DSCR of 1.0:1 No personal bankruptcies or foreclosures Min FICO score of at least 680 Written explanation for any derogs and any non - recurring expenses Bank partner or LISC to provide interim loan Must have job creation/community impact story 26

27 LISC Small Business Loan Fund Maximum 60% loan-to-value Maximum 1st TD loan amount of $2,500,000 Loans must be table funded by Morgan Stanley 30 year loan - interest only for 3 yrs followed by 27 year amortization Rate fixed for 7 years at 5 year libor swap Rate then adjusts to 90 day libor swap No prepayment allowed for 7 years 3 point premium to selling bank Origination fee only ½% SBA fee 27

28 LISC Small Business Loan Fund Current rate to borrower is 3.59% fixed for 7 years 30 year amortization 3 years interest only No prepayment allowed for 7 years Only.5% Bank participation fee allowed Selling bank to do interim loan (origination fee allowed) Premium to selling bank = 3 points 28

29 Borrower Advantages Below market interest rate on 1 st mortgage Currently 3.59% fixed for seven years 3 year interest only period Over $100K in cash flow savings on a $1 Million 1 st mortgage loan Reduced fees and expenses Borrower only pays required 0.5% SBA fee on 1 st mortgage Favorable terms 1.0:1 DSCR and up to 60% LTV on 1 st mortgage 29

30 Bank Partner Advantages 30 Referral fee: Banks will receive a referral fee of 3% of the 1 st mortgage amount for these services $30,000 fee for a $1 Million 1 st mortgage loan Provide favorable financing terms to bank customers: Low rates, interest-only for 3 years, low origination costs to borrowers Enhance bank liquidity: Program is designed for table funding of loans at time of origination. Loan originations do not require bank capital Interim lending opportunity: There is an opportunity for originating banks to provide short-term bridge loans for the SBA-guaranteed 2 nd mortgage

31 Who to Target Businesses that own or ready to purchase land and are ready to construct a building Business that are now leasing with an option to purchase the property Businesses that currently own their facility and time to remodel, renovate and/or expand Businesses that want to move and purchase an existing building Businesses that want to add another site 31

32 Process Overview Send following information to to determine program eligibility: Business Name, Address, Loan Amount NMTC and LISC program area eligibility are determined Borrower completes intake form (available at Next, a full loan application package needs to be completed Local 504CDC performs underwriting review; submits application to SBA for approval Authorization and Debenture Guaranty issued Morgan Stanley closes permanent 1st mortgage and originating bank closes interim 2nd lien After 3 to 6 months, the net debenture proceeds (504 loan) wired to originating bank to payoff interim loan Local 504 CDC services the 504 loan. CDC Small Business services the 1 st mortgage 32

33 Q & A

34 Contact Information KEVIN BOES President & CEO, LISC s New Markets Support Company [email protected] KELSEY HAMORY Associate Underwriter, LISC s New Markets Support Company [email protected] KEN ROSENTHAL Senior Advisor, CDC Capital Markets [email protected] 34