REAL 5100 Test Three

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CMBS Volume 2015

100 B

Seller Motivations of Sale-Leaseback

100% financing possible, invest proceeds in core business, lease payments are tax deductible

CMBS Volume 2007

229 B

Breakeven Interest Rate

ATIRR/(1-tax), the maximum interest rate that could be paid on debt before the leverage become unfavorable, where leverage is neutral

Positive Financial Leverage

BTIRR > Interest rate on debt

Warnings for Commercial Property boom

Bond prices went down, overheated market, hedge funds were liquidating

Effective LTV

Bond value / total mortgage value

CMBS Competition

Bonds and fixed income securities

Collateralized Debt Obligation

Broader range of collateral, lower rated than CMBS, mezz loans, preferred equity, risk is substantial

Lenders

Care about whether the property generates enough income to service debt

Junior Tranches

Default risk most effects

Freddie Mac K Deals

Developers benefit, goal is to make multifamily housing more affordable, Freddie insures the K deals

Leverage

Enables creation of different investment products on same underlying property, magnifies both good and bad outcomes

Participation: Lender Motives

Exposed to greater risk, provides interest rate hedge for lenders, requires prepayment lock out or penalty

Bubble Theory

High house price expectations lead to credit expansion

Shopping

Issuer is bad guy, issuer goes to several ratings agencies and only buys the best rating

Convertible Mortgage

Lender has the option to convert debt to equity, gets repaid with remaining loan balance or equity share

Equity Participation Loans

Lenders receives % of NOI and property appreciation, lender offers lower interest rate

Participation: Borrower Motives

Lower base interest rate, allows increased leverage

Primary Lender with Mezz Debt

Minimal effect, mezz debt lender has the option to take over payments

Inside Job Theory

Misaligned incentives and financial innovation led to housing bubble

Less Subordination

More money for issuers

Why use debt?

Mortgage interest is tax deductible, buy more properties, diversify, financial constraints

Sale-Leaseback

Owner-user sells property to long-term RE investor, user leases back from investor and occupies under a long-term net lease

Credit Support

Par value of subordinate / total par value

Leverage risk for equity investor

Payments can increase default risk

Senior Tranches

Prepayment risk most effects and they have less interest rate risk

CDOs2

Pulls out pieces from two or more CDOs to create a new package

Mezz Debt Advantages

Quicker to foreclose on borrower's equity than property itself, lenders offer lower interest rates than 2nd mortgage loans due to the quicker process

Catering

Ratings agencies are the bad guys, compete for business by giving better ratings

CMBS

Reallocation of risk of underlying mortgages to different bond classes

Mezz Debt

Subordinate second loan secured by equity, below mortgages but above equity, structured as a loan

Preferred Equity

Subordinate to secured debt ont he property and any mezz debt to the operating entity, no formal lien on property

Negative Financial Leverage

The interest rate of debt is higher than the return to the property, the use of debt reduces the return on equity

Credit Default Swap

The owner does not have to own the underlying asset to buy the insurance on the bond

Why is leverage important?

There is tangible collateral backing the debt

CMBS Comeback

There's nothing wrong with them, improving property market, refinancing due to changes in interest rates and balloon loans

Borrower

Want higher LTV

Overcollateralization

value of the pool of loans exceeds the principle amount of the securities issued


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