NCREIF PRESENTATION MARCH 2011 NCREIF Presentation March 10, 2011 NCREIF Presentation March 10, 2011 • • • • • Keystone & Johnson Capital Introductions Capital Markets General Overview – Debt---CHW; JCS – Equity---JCS; CHW Debt (property preferences, underwriting, pricing, markets, sponsorship) – Life Co’s---CHW – Agencies---JCS – Bridge, Mezz, Other—CHW – CMBS---JCS – Banks---CHW/JCS Property Types – MF---CHW – Retail---JCS – Office---CHW – Industrial---JCS – Other---CHW Summary and Conclusions JOHNSON CAPITAL OFFICES USA Offices 2010 Deal Volume by Loan Type Construction 7% Permanent-floater 7% Bridge 2% Permanent-fixed 84% 2010 Deal Volume by Lender Type CMBS 5% Agency 40% Life 36% Bank 18% 2010 Deal Volume by Property Type Retail 21% Office 2% Other 2% Apartments 42% Assisted Living 3% Industrial 28% Theme for the day: Capital Flow has been and continues to INCREASE • SOURCES: Life Companies, Agencies, CMBS and Opportunity Funds, with Banks just starting to emerge • It is cautious, thorough and very selective. • Expect a lot of logical and specific questions: Borrower Quality True Market Rents True Market Vacancy Stressed Cap Rates NOTHING LIKE 2005 – WE HAVE TO ADJUST 8 National Capital Flow Increase Statistics Mortgage Bankers Association of America • Life Insurance Companies • Capital to grow close to 2007 levels. • Need for yield and quality. • Agency • Administration will keep the flow open even in the midst of agency reform. • CMBS • Markets are a small fraction of what they were but expect a 4-fold increase over 2010. That said, it will be 10% of the flow of 2007. • Banks • Like CMBS, Banks have many maturing loans. The general thought is that they will begin to lend more aggressively as they work through these maturities. 9 National Sales Statistics Greater than $5,000,000 $100B/Qtr. Q4 ‘10 $52B (52% of Peak) FY ‘10 $132B (33% of Peak) 10 MBA Commercial/Multifamily Origination Index 20% off high of ‘07. 11 Life Insurance Co. Commitments ‘05-’07 @ $40-$50B/Yr. ‘08 @ $30B/Yr. ‘09 @ $20B/Yr. ‘10 @ $30B/Yr. Est. ‘11 @ $40B/Yr. 12 CMBS Issuance ‘06-’07 @ $300B/Yr. ‘10 @ $12B/Yr. (4% of Peak) Est. ‘11 @ $39B/Yr. (13% of Peak) 13 Commercial & Multifamily Mortgage Debt Outstanding ‘09 @ $3.5T ‘10 @ $3.2T 14 Who Holds The Commercial & Multifamily Mortgage Debt Banks @ $1.4T CMBS @ $640B Agency @ $317B Life Co. @ $300B The Big 4 = 85% of Total 15 Commercial/Multifamily Mortgage Delinquency 16 Banks & Thrifts > 4% CMBS > 8% Life Insurance < 1% Fannie/Freddie < 1% Looming Loan Maturities ‘11-’13 @ $300B/Yr. - almost $1T Most maturities lie with Banks and CMBS. Nearly $300 Billion per year / Almost $1 Trillion ‘11-’13. It is imperative that Banks and CMBS re-establish themselves to meet the demand. If Agency and Life Companies do $50 Billion per year each they will total 1/3, or $100 Million of all maturities annually. 17 Agency Debt Profile Fannie (GSE) Freddie (GSE) ________________ FHA (HUD) 1. Fixed & Floating Rate Debt • • Fannie, Fixed Execution Freddie, CAPPED ARM Execution 2. 5,7,10 year terms • • 30 year amortization I/O Agency Debt Profile Continued 3. Pricing • • 4. 60 Day Execution • 5. Early rate lock available Underwriting • • • • 6. TIERS by LTV & DSCR range from 4.42% to 5.79%, fixed and 3.32% to 5.36% floating 1% to lender (DUS or Seller/Servicer) MAI Appraisal 85% occupancy T-3, T-6, T-12 trends Up to 80% LTV & 1.25 x DSC Supplementals FHA (HUD) 1. Refinance • • • • • • 2. No cash out 35/35 9-12 + months processing Open @ par after year 10 Pricing 4.15-4.50%, fixed 1.20x DSCR & 83.3% LTV New Construction • • • • • 40/40 12-15 + months processing Open @ par after year 10 Pricing 5.45-5.75% 1.20x DSCR & 83.3% LTV Underwriting for Commercial Real Estate 1. All rents at current market • Property & submarket checks 2. Sponsorship • • • • • • Track record Bones Schedule of REO Contingent liabilities Liquidity Real equity Underwriting for Commercial Real Estate Continued 3. Underwriting • • • • • 4. 3 to 25 year terms 20-25 year amortizations No I/O except MF Internal value (cap rates) TILC reserves (true cost to re-tenant) Pricing • • • • Mortgage yields are current favorable to other asset categories Junk bonds @ 6.48% Further spread compression likely Spreads are 150-250 over UST for life companies are 200-250 over swap spreads for CMBS Underwriting for Commercial Real Estate Continued 5. Other • • YM or Defeasance Submarket Critical 6. Multifamily • • • • • • • • 3 to 25 year terms 30 year amortizations Some I/O Underwrite current trends Most competitive pricing Debt yields under 8% Highest LTV;maybe lower DSCRs Cap rate flexibility