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** Treasury rates and swap spreads are delayed 20 minutes.
*** Mid-point of bid/ask range shown for rates and spreads.
As a full-suite, technology-powered capital markets advisory firm we specialize in connecting commercial mortgage borrowers and lenders to finance scenarios as simple as a long-term refinance and as complex as a multi-tiered capital stack restructuring for a portfolio repositioning. We are working hard to create a world where there is a loan for every commercial property borrower.
Agency loans are a broad market for multifamily debt. There are a multitude of agency products that require an incredibly deep understanding of the space in order to be executed effectively. Each program, from DUS, to conventional, to SBL and back, has its own strengths and weaknesses and although many stabilized multifamily deals may fit in both buckets, sometimes one is far better than the other in terms of pricing, execution, leverage, i/o availability, or all of the above. It is important to work with a shop that understands the nuances of agency debt and can actually help borrowers achieve tighter margins and improved execution. We specialize in bringing institutional leverage, pricing, and execution to small and middle market multifamily investors, with a hyper focus on loans between $750k and $7MM but our capabilities allow for loans up to $100MM or more. Still, we believe we add the deepest value to the small balance industry by educating and executing.
FHA-insured multifamily loans are some of the most competitively priced financial instruments with the most aggressive terms in the industry. With leverage on both permanent and construction debt up to 85% LTC for market-rate products (and higher for affordable, LIHTC, RAD, etc.), non-recourse terms for up to 35 years for existing assets and 40+ years for permanent construction loans (not to be confused with construction-to-perm), terms and leverage are always superior to "market." Interest rates, including MIP (mortgage insurance premium), are generally lower than all other loan programs due to the government guaranteed default insurance on the loans. From $1MM to $100MM+ HUD-insured multifamily loans lead the industry in terms but require the right team for execution quality to match product strengths.We pride ourselves on our FHA multifamily strengths and as such are a market-leader.
Bank debt is still the go-to for many shops (both big and small alike) for lots of logical reasons. The truth of the matter is that they typically offer the lowest cost-of-closing and, not without some form of recourse for loans under $10–$20MM, sometimes the lowest rates (relative to leverage). They also have the ability to reduce or even eliminate prepayment penalties. Additionally, bank and credit union debt can be wonderful for transitional and bridge opportunities as well. Even so, in order to find the best bank loans, it still behooves you to have the right commercial mortgage brokerage with the right relationships.
When it comes to conduit loans, we are highly focused on small CMBS debt between $2MM and $7MM where fees run high, and we have the ability to manage the costs and process more efficiently than the nation’s biggest banks and CMBS lenders. When it comes time to negotiate an assumption, to pick the right legal counsel or get the tightest spread, relationships and product-education matters deeply. Some CMBS lenders favor one product one month and the next month are pricing that same asset-class wider than everyone else. A finger on the pulse of the market is required to know, for example, where you can capture the lightest third-party costs while still achieving maximum execution.
Arranging construction debt becomes far more granular as sub-markets have their own occupancy trends, cap rates, absorption rates, concessions, and much more. Financial modeling for construction loans becomes even more nuanced when calculating IRRs based on various exits, stress-testing permanent debt, and creating an efficient capital stack. Everyone from FHA to life companies to banks play in the construction space in one capacity or another and when it comes to arranging construction debt the diversity of relationships is as important as the depth of them and the experience of the advisor running lead on the transaction. Construction financing is a field that requires an understanding of the entire geographical market as well as specialized know-how for construction of individual asset classes.
SBA 7(a) and 504 lenders leverage the Small Business Administration’s loan guarantee program to provide owner-occupied business loans at higher leverage than almost any other category of lender. You can expect to get up to 90% of your purchase price and then finance things like working capital or new machinery. SBA financing is sometimes a perfect fit and sometimes too covered in red tape, expenses, and recourse to make sense, but the only way to understand if their leverage and costs make sense for you relative to the rest of the market is to work with a team that understands the entirety of the SBA loan portfolio of offerings and the alternatives.
For large loans (generally over $20MM) and on a highly selective basis, we will create à la carte financing and offerings for non-recourse bridge, complex structured finance, LP & Co-GP syndications, mezzanine financing and preferred equity financing.