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Beware of the Defeasance Gray Market

Utilizing Data and Technology to Inform Decisions and Increase CRE Deal Flow

June 2, 2023

Thirty Capital Financial recently attended the IMN CFO/COO Conference in Dana Point, California. Our CEO, Kevin Swill, spoke during the Utilizing Data and Technology to Inform Decisions and Increase Deal Flow panel. Read ahead for three key topics from their discussion. 

 

Topic #1: Data and Technology Inefficiencies

The panelists explored how technology can be used to pull more meaningful insights out of the data. One of the challenges addressed was not having the right tech to understand the data and assess their portfolios. For some, this challenge exposes inefficiencies in accessing the data, understanding it, and leveraging it for their own assets. According to the panel, the biggest inefficiency is having the data to use on their own assets.

 

Topic #2: Being Data-Driven Is Critical

“Data-driven” is a buzzword that we say and hear all of the time in our industry. As interest rates and cap rates rise and the market changes, using data to help you make decisions is critical. The panelists shared that they look at their portfolios holistically. Especially with how the market is shifting, it’s important to have hardcore evidence and facts from your data. 

 

Topic #3: Artificial Intelligence (AI) Is Growing in the Industry

Artificial intelligence (AI) is becoming a hot topic in commercial real estate. The panelists agreed that AI will continue to grow within the industry and could begin to take over jobs in the real estate market. However, the panelists also agreed that relationships and in-person communication will remain the foundation of commercial real estate. Ultimately, they agreed that AI will not be able to completely disrupt the industry.

Want to see where Thirty Capital Financial is heading next? Follow us on LinkedIn for updates on the events we will be attending.

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Preparing to Execute on the LIBOR to SOFR Transition in the Last Months

Preparing for the LIBOR to SOFR Transition in the Last Months

April 5, 2023

The countdown to the cessation of LIBOR is closer than ever with the June 30, 2023 deadline rapidly approaching. As the LIBOR to SOFR transition deadline approaches, it’s important for commercial real estate (CRE) borrowers to prepare for the upcoming changes. 

The LIBOR (London Interbank Offered Rate) has been a widely-used benchmark for setting interest rates on loans, including commercial real estate loans. However, it’s being phased out and replaced by SOFR (Secured Overnight Financing Rate) due to concerns over manipulation and lack of liquidity. 

Read ahead for five tips on how commercial real estate borrowers can prepare for the LIBOR to SOFR transition in the final months.

 

1.) Understand the Basics of LIBOR and SOFR

The first step is to understand what the transition entails. LIBOR has long been used as the primary benchmark for short-term interest rates, but its methodology has more recently come under scrutiny. SOFR is a new benchmark that is based on actual transactions in the overnight lending market. SOFR is expected to be more reliable and accurate than LIBOR, but it will require some adjustments to the way interest rates are calculated. Understanding the basics of the transition will help you prepare for any changes that may affect your loan.

 

2.) Check Your Loan Documents

It’s important to review your loan documents to see if they reference LIBOR. If they do, you will need to make sure that they are updated to reflect the transition to SOFR. This may involve renegotiating the terms of your loan with your lender, so it’s important to be proactive and start the process early.

 

3.) Understand the Impacts on Your Commercial Real Estate Loan(s)

The transition from LIBOR to SOFR is likely to have an impact on your commercial real estate loan, especially if it is a variable-rate loan. Your interest rate may change as a result of the transition, so it’s important to understand the potential impacts on your payments. You may want to consider talking to your lender to see if there are options for locking in your interest rate to avoid any potential fluctuations.

 

LIBOR to SOFR Transition

4.) Stay Informed on the LIBOR to SOFR Transition

The transition to SOFR is a complex process that continues to evolve. It’s important to stay informed about any updates or changes that may affect your loan. You can stay informed by subscribing to industry publications, attending industry events, or speaking with your lender.

 

5.) Consider Working with a Service Provider

If you’re unsure about how the transition to SOFR will impact your loan, consider working with a servnice provider, like Thirty Capital Financial, that specializes in commercial real estate lending. They can help you navigate the transition and ensure that your loan documents are updated to reflect the new benchmark.

 

How Thirty Capital Financial Can Help

The transition from LIBOR to SOFR requires commercial real estate borrowers and lenders to have a thorough understanding of the new index and the potential effects the LIBOR discontinuation may have on their loans or interest rate swaps. 

To prepare, borrowers should take inventory of their commercial borrowings and determine which loans, if any, have LIBOR-based interest rates. Also, you should begin having conversations with your lender(s) about alternative benchmarks, timelines, and the best path forward. 

For additional preparation, you can engage with a debt management services provider, like Thirty Capital Financial, to help you gauge how the transition to SOFR will impact your legacy and future loans and then create and implement a plan to ease the transition. 

 

Download the checklist, Transitioning from LIBOR to SOFR for Commercial Real Estate, for a step-by-step guide to successfully navigate the transition from LIBOR to SOFR.

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Understanding Off-Market Multifamily Acquisitions In CRE Today

Understanding Off-Market Multifamily Acquisitions In CRE Today

March 15, 2023

The Thirty Capital Financial team attended The Crittenden Report’s Multifamily and Finance conference in Dallas, TX. During the conference, Thirty Capital Financial CEO, Kevin Swill, spoke as a panelist for the session “Off-Market Multifamily Acquisitions”. 

During the panel, Kevin shared a unique approach and thoughts concerning off-market commercial real estate (CRE) transactions. We asked Kevin to share his key takeaways from the conversation. 

 

What Are Off-Market Multifamily Transactions?

Generally speaking, an off-market multifamily transaction is a commercial real estate deal that isn’t publicized (meaning it never hits the market). However, Kevin shared that the general definition of an off-market transaction is too broad. Instead, he says that an off-market deal is when a seller and a buyer find each other and make a deal without the help of a third-party. Kevin argues that if a deal is not listed but a broker is paid for contacting five of their top borrowers, the deal can no longer be considered “off-market”.

 

How Can You Find Off-Market Multifamily Deals?

As you know, off-market multifamily deals are not listed on the market. Buyers are required to dig deeper to find these unlisted opportunities. Often, buyers must perform independent research and engage in door-to-door outreach to successfully pursue a new deal. 

Deal seekers can find off-market commercial real estate deals by: 

  • Building strong relationships with brokers in their targeted areas
  • Browsing property websites 
  • Searching area building directories
  • Contacting owners directly
  • Sending direct mail to property owners

Although non-exhaustive, the above list of methods to find off-market multifamily deals demonstrates the dedication required to find unlisted opportunities.

Note: A service provider, like Thirty Capital Performance Group, can run property optimization reports on a specific address or sub-market. With these reports, you can learn about specific asset types and how a particular property compares to similar properties in the same market.

 

What Are The Current Off-Market Multifamily Transaction Volumes?

Today, unlisted commercial real estate deals are harder to find. Some buyers are fearful that pandemic pricing is still controlling the market, andas a result, are scared to engage in off-market deals for fear of being exploited. Additionally, buyers are hesitant to engage in off-market deals because of rising interest rates. They worry that a potential deal may not pan out because of widening rates. Both of these factors contribute to an increasingly difficult off-market environment. 

During the panel, Kevin shared that the industry does not currently have a high volume of off-market transactions. He explained that buyers and sellers have not adjusted to the recalibration of CRE and its impacts on the current market cycle. Plus, commercial real estate market shifts like rising interest rates and declining property values have slowed industry-wide transaction volumes (both on- and off-market).

 

How Thirty Capital Financial Can Help with Off-Market Multifamily Transactions

Seeking an off-market multifamily deal? If so, you may want to take a glimpse at your portfolio prior to engaging in a new deal. Thirty Capital Financial’s experts can help you prepare for an off-market transaction by:

  • Re-evaluating the current assets in your portfolio 
  • Identifying opportunities to cut costs and expenses
  • Determining whether off-market and/or discounted deals fit in your overall portfolio strategy

 

Contact us for an expert review of your portfolio today!

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How Financial Modeling Can Be Used to Navigate The Shifting CRE Market

How Financial Modeling Can Be Used to Navigate The Shifting CRE Market

March 12, 2023

The commercial real estate (CRE) market is constantly evolving. Today’s market shifts are impacting every facet of commercial real estate, including debt management, which historically has not been a focus area for many firms. But as interest rates rise and leverage decreases, it’s important to be able to understand, manage, and optimize your debt.  

Financial modeling is one method that can be used to help you manage your debt and successfully navigate the changes in today’s CRE market.

 

What Is Financial Modeling in Commercial Real Estate?

In commercial real estate, financial modeling is the act of making financial projections based off of current assumptions as they relate to a commercial real estate valuation and investment analysis. In real estate financial modeling (REFM), you analyze a property from the perspective of an Equity Investor (owner) or Debt Investor (lender) in the property and determine whether or not the Equity or Debt Investor should invest, based on the risks and potential returns.

How is the Commercial Real Estate Market Shifting?

Several factors have contributed to the changes in today’s commercial real estate market. These factors include increasing interest rates, rising cap rates, and rising cost of labor and goods. As a result of these changes, it is now more expensive to acquire or refinance new assets. Additionally, lower asset values and increasing operating expenses have taken effect.

These market changes are impacting projected returns for both the sponsors and the investors. As you navigate the changing CRE landscape, it’s important to consider how your portfolio and debt may be impacted.

How Financial Modeling Can Be Used to Optimize Debt

Forecasting debt is not always easy. If you have a fixed rate loan, it’s important to understand your loan documents to comprehend your pre-payment rights and penalties. With financial modeling, you can review and consolidate your financials to better understand your portfolio and optimize your debt management.

There are many types of financial models with a wide range of uses. The output of a financial model is used for decision-making and performing financial analysis, whether inside or outside of the company. Financial modeling can be used to make decisions about:

  • Raising capital (debt and/or equity)
  • Making acquisitions (businesses and/or assets)
  • Growing the business organically (e.g., opening new stores, entering new markets, etc.)
  • Selling or divesting assets and business units
  • Budgeting and forecasting (planning for the years ahead)
  • Capital allocation (priority of which projects to invest in)
  • Valuing a business
  • Financial statement analysis/ratio analysis
  • Management accounting 

About Thirty Capital Financial:

Thirty Capital Financial is a leading service provider to the commercial real estate industry. Our team of advisors have spent decades providing solutions for defeasance, interest rate hedging, and debt management. With our personalized approach, we provide you with the tools, solutions, and strategies to confidently manage debt while supporting the growth of your company

Contact us today to speak with an expert!

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Step-by-Step Guide to Interest Rate Cap Extension with Thirty Capital Financial

Step-by-Step Guide to Interest Rate Cap Extension with Thirty Capital Financial

March 9, 2023

For borrower’s, it’s important to note that the interest rate cap extension process and timelines can vary depending on the third-party provider you select. More than likely, you’ll want a seamless cap extension without hiccups along the way. That’s where a third-party provider like Thirty Capital Financial can help!

Use this infographic for a step-by-step visualization of an interest rate cap extension when partnering with Thirty Capital Financial.

 

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Understanding Your CRE Operations to Optimize Debt and Equity

Understanding Your CRE Operations to Optimize Debt and Equity

February 23, 2023

We sent the Thirty Capital Financial team to Miami to attend the 2nd Annual IMN Middle-Market Multifamily Forum Florida. During the conference, Thirty Capital Financial CEO, Kevin Swill, spoke as a panelist for the session: Key Rules of Thumb to Underwrite When Developing a Proforma in Today’s Market. 

Our team is always excited to meet industry peers, reconnect with clients face-to-face, and gain new industry knowledge. And at this year’s conference, we were able to do that and more. We asked Kevin to share his key takeaways from the panel. Read below!

 

The Commercial Real Estate Slowdown

Today, the commercial real estate market is in the middle of a slowdown. This commercial real estate slowdown has created a snowball of effects causing decreased transaction volume, volatile interest rates, and reduced cash flow. Essentially, these effects signal the need to truly understand your operational processes. Understanding your operations can help you determine where you can cut or increase expenses to optimize cash flow.

Understanding Your CRE Operations

Over the past three years, expenses have outgrown revenue. In today’s inflationary environment, it isn’t safe to assume that you’ll realize a constant percentage of year-over-year expense growth. As expenses continue to outpace revenue, effective operations and expense management is critical. 

To navigate today’s inflationary environment and maximize operation’s management, you can:

  • Consider your asset’s geographic region
  • Examine your assets and their expenses
  • Review each line item
  • Identify where cost adjustments can be made
  • Determine expense growth

With these steps, you can better understand your operations and expenses to make more informed decisions about your portfolio and opportunities to drive cash flow.

Optimizing Your Debt and Equity 

As the slowdown continues to impact key areas of commercial real estate, some firms may seek new methods to optimize their expenses. During the panel, debt and equity optimization were discussed.

In order to optimize your debt, you need the best possible net operating income (NOI). Refinancing a CRE loan is a common method used to maximize multifamily cash flow. However, with continually rising interest rates, refinancing your loan may not be the best option. An alternative to refinancing could be opting for a second mortgage to optimize your debt and increase equity. The equity gained from the second mortgage can be used to renovate outdated units and in turn attract new tenants and fill vacancies. Whatever route you choose, having a debt and equity optimization plan is critical.

Driving CRE Cash Flow

In commercial real estate, cashflow is critical to meeting and exceeding financial obligations, expectations, and growth projections across the firm. Essentially, cash flow dictates your property’s overall performance. Positive cashflow creates opportunities to grow the portfolio and can produce faster returns to the sponsor and investor(s). On the other hand, negative cashflow can drain your resources and impact portfolio growth.

As we look ahead over the next three years, we anticipate a reset of the market – where commercial real estate will return to a market-based interest rate and pricing environment for assets. So, it’s important now to monitor your operations, maximize expenses, and seek guidance on whether it’s time to refinance, sell, or hold your assets.

About Thirty Capital Financial:

Thirty Capital Financial is a leading service provider to the commercial real estate industry. Our team of advisors have spent decades providing solutions for defeasance, interest rate hedging, and debt management. With our personalized approach, we provide you with the tools, solutions, and strategies to confidently manage debt while supporting the growth of your company.

 

Contact us today to speak with an expert!

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The LIBOR to SOFR Transition: The Who, What, Why, and How

January 12, 2023

With LIBOR tied to more than $350 trillion of contracts globally and nearly $200 trillion of US dollar contracts, this is one of the biggest and most significant events in the history of financial markets. Use this eBook to help your firm adapt to the LIBOR to SOFR transition.

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3 Benefits of Partnering with a Provider Ahead of the LIBOR to SOFR Transition

3 Benefits of Partnering with a Provider Ahead of the LIBOR to SOFR Transition

January 9, 2023

LIBOR is going away beginning June 30, 2023. The transition from LIBOR to SOFR requires commercial real estate (CRE) borrowers and lenders to understand their new replacement index and the potential effects the LIBOR cessation may have on their loans or interest rate hedges. To prepare for the transition, borrowers should take inventory of their commercial borrowings and determine which loans, if any, have LIBOR-based interest rates. Additionally, proactive borrowers will benefit from conversations with their lender(s) about alternative benchmarks, timelines, and the best path forward. 

Preparing for the LIBOR to SOFR transition sounds overwhelming, right? That’s why our team of experts created the SOFR Hotline. Thirty Capital Financial can provide risk analysis, confirm fallback language and trigger events, confirm spread adjustments, and act as a resource for your organization during the transition to SOFR.

Here are some of the benefits you can expect when you speak with our team of SOFR experts:

 

SOFR Hotline Benefit #1: Learn about the LIBOR to SOFR transition.

The first step for a smooth LIBOR to SOFR transition is to understand LIBOR and SOFR and what the transition means for your firm and its loans and/or hedges. Without background knowledge, the conversations with your lenders may be more cumbersome.

When you contact our SOFR Hotline, you’ll learn about the LIBOR to SOFR transition. Plus, our team will answer important questions such as:

  1. Why was SOFR selected as an alternative rate?
  2. Where are we in the transition?
  3. What “trigger event” will transition my loan?
  4. How will the LIBOR cessation impact your current and future commercial real estate economics?

 

SOFR Hotline Benefit #2: Review Your Fallback Language (if any) to Understand What Will Happen On The Transition Date.

One of the most challenging aspects of the LIBOR cessation is how to move forward without defined fallback language in existing LIBOR-based contracts that will mature after the phase-out occurs. Once LIBOR is phased out, loans will be tied to a different index, causing a potential significant economic impact.  The new index may not be defined in those legacy loans. In other words, legacy loans will likely be subject to new terms at the discretion of the lender and our team will help you review your terms and understand your options on loans at the transition date.

 

 

SOFR Hotline Benefit #3: Modify or Establish New Hedges to Conform to the SOFR.

Amendments to hedged facilities may require special attention to the loans index matching the hedge index, the type of SOFR being used, and “trigger events” to the transition. An advisor, like Thirty Capital Financial, can provide you with tools and custom solutions for interest rate risk management by using strategies that consider your risk tolerance and the current market conditions. Whether it’s a lender requested amendment, applying spread adjustments, or extra fees being added, an experienced advisor can help you manage the interest rate risk associated with that debt, while minimizing costs, through consultations and strategic portfolio planning.

 

Why Partner With Thirty Capital Financial?

Thirty Capital Financial has helped clients navigate the LIBOR to SOFR transition throughout the past year. We can leverage our expertise to help you negotiate the best possible outcome for your organization. Thirty Capital Financial is familiar with current legislation, fallback options, alternative SOFR conventions, and spreads. Work with us to ensure your transition is accomplished in the most efficient and cost-effective manner.

 

Ready to get started? Contact our SOFR experts at sofr@thirtycaptialfinancial.com. Or, call us now at 1-877-297-9888.

 

SOFR Hotline

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4 Signs It's Time to Defease Your Loan

4 Signs It’s Time to Defease Your Loan

December 8, 2022

The decision to defease a loan can depend on several factors, like near term maturity dates or volatile market interest rates.

Download this checklist to help you determine whether the right time to defease your loan is now.

 

4 Signs It's Time to Defease Your Loan

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GlobeSt. Multifamily Conference: Is a Recession On The Way?

GlobeSt. Multifamily Conference: Is a Recession On The Way?

November 10, 2022

We sent the Thirty Capital Financial team to Los Angeles to attend the 2022 GlobeSt. Multifamily Conference. There was no shortage of insights shared during both the educational sessions and in casual conversations amongst attendees.

Our team is always excited to meet industry peers, reconnect with clients face-to-face, and gain new industry knowledge. And at this year’s conference, we were able to do that and more.

We asked those who attended to share what they learned during the 2022 GlobeSt. Multifamily Conference and some of their favorite key takeaways. Read below!

 

Inflation and Interest Rates Will Continue to Rise

Interest rates are on the rise, a trend that is anticipated to continue well into 2023. The Fed has now hiked rates at six straight meetings, which hasn’t been done since 2005. This month, the Federal Reserve raised interest rates by another 75 basis points, the fourth time this year. During the conference, panelists and attendees alike predicted that the Feds will increase rates by another 100 basis points over the course of its next two meetings. 

Key takeaway: The commercial real estate (CRE) industry is bracing for what may happen in 2023 as a result of inflation and rising interest rates. CRE borrowers should have reserve resources in the event that rates continue to skyrocket.

 

A Recession Could Be on the Horizon

Although a recession has not yet been declared, some national experts predict that a recession could happen sometime next year. At the GlobeSt. Conference, panelists and attendees alike agreed with this prediction, though weren’t necessarily excited about it. In some of the conversations we had at our booth, fellow attendees expressed fears about a potential recession. Some also had questions about how to protect their assets should the recession occur. 

Key takeaway: Some CRE professionals are beginning to take a good look at their portfolios now to prepare for potential market shifts. Having a plan to protect your assets will be critical in 2023 – especially if an economic downturn occurs.

 

Demand for CRE Transactions May Decrease

A recession has the potential to reduce demand across all commercial real estate asset classes. As costs and interest rates rise, some investors are limiting their real estate investments (or refraining from purchases altogether). Additionally, some larger commercial real estate firms are waiting until the market dips to deploy their capital.

Key takeaway: Commercial real estate industry leaders are preparing for tighter lending and higher interest rates, which could impact the volume of transactions.

 

How Thirty Capital Financial Can Help

In the midst of rapidly changing interest rates, Thirty Capital Financial can assist you with interest rate caps and swap terminations. Thirty Capital Financial helps borrowers purchase interest rate caps within an average of 3-5 business days. We help identify cap counterparties, generate cap term sheets, gather and submit KYC (know your customer) information, compile required Dodd-Frank representations, and get caps placed quickly. Additionally, we help borrowers set up automated alerts to eliminate surprises as they approach a springing interest rate cap.

Further, borrowers with legacy LIBOR loans should review their loan docs and consider transitioning to SOFR now (if the docs have fallback language). Thirty Capital Financial can assist you with the transition from LIBOR to SOFR.

 

Overall, the 2022 GlobeSt. Multifamily Conference was a success. Our team gained valuable information that we are still discussing with other commercial real estate professionals in our network. Have questions about our take-aways or want to connect on any of the topics? Please contact us!

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  • GlobeSt. Recognizes Kevin Swill of Thirty Capital Financial as a 2023 Rainmaker in CRE Debt, Equity and FinanceFebruary 7, 2023 - 8:30 pm
  • Pay It Forward: “Look at Challenges From New Perspectives and Be Open to Insights From Team Members”November 29, 2022 - 2:17 am
  • Globe St.: Thirty Capital Launches Online CRE Finance TrainingAugust 18, 2022 - 1:59 pm
  • Kevin SwillThirty Capital Financial Appoints Kevin Swill as CEOJanuary 27, 2021 - 5:50 am
  • Illustration computer news and megaphoneSOFR WITH EASE™ LAUNCHES AS CRE SERVICE TO HELP WITH LIBOR TRANSITIONSeptember 8, 2020 - 5:59 am
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