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By AZ Advisory Team, January 22, 2010 3:40 pm

Lenders Remain Cautious, but Encouraging Signs Emerge. Banks will remain the primary source of financing for commercial real estate, with the exception of apartments, which will continue to benefit from agency lending. Life insurance companies are showing renewed interest in lending, but a 2010 surge is unlikely due to capacity limitations. While traditional CMBS is not expected to become a major source of financing in the near term, the first TALF-eligible CMBS issuance was met with strong demand and paved the way for a few non-TALF deals in the weeks that followed.

Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By AZ Advisory Team, January 13, 2010 12:33 pm

Looking at a report by our commercial real estate research partner, Real Capital Analytics — it says that “Foreign interest in buying US property is high and will grow in 2010. Asian investors will provide some of the newest capital in the market, but German funds and high net worth buyers from around the globe will also be active. The increased capital from Asia that has just started to emerge will particularly benefit the West Coast whereas more traditional European investors prefer the East Coast. Potential changes to the Foreign Investment in Real Property Tax Act (FIRPTA) could remove some barriers that have discouraged foreign investment in the US. Over the past few years, just 10% of US property acquisitions have involved cross-border investors, well below the global average of 28%. A repeal of FIRPTA is unlikely, but one likely change could facilitate greater foreign investment in US REITs, yet another reason why the REIT sector looks so promising for 2010.”

Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By AZ Advisory Team, January 4, 2010 1:38 pm

Based on our survey, it’s clear that investors want to pursue new acquisitions.  Seventy-two percent (72%) of respondents say that they are currently reserving and amassing capital for buying opportunities. The majority of investors expect to execute more transactions. More than one in four respondents (28%) say they have already started adding to their portfolios, while an additional 41% say they plan to begin acquiring property over the next six months. Although 2009 was an unusually slow year for investment sales, investors appear to be more optimistic that investment sales will pick up in 2010. Property sales year-to-date through September totaled $12.4 billion, which is a fraction of the $110.6 billion notched during the same period in 2007, according to Real Capital Analytics, a New York-based research firm that tracks office, industrial, retail, apartment and hotel transactions above $5 million.

Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By AZ Advisory Team, December 14, 2009 11:02 pm

Bridger Commercial Funding announced today that it will resume originating new commercial real estate loans on income-producing properties. Loans made under Bridger’s new program will be underwritten to eligibility standards for securitization under the Federal Reserve’s Term Asset-Backed Securities Loan Facility, or TALF. Separately, Bridger also announced that it has hired the personnel from Whitegate Advisors, a New York-based real estate capital markets specialist firm, in order to support its new CMBS origination activity.

Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By Alex Zylberglait, November 16, 2009 9:32 am

As we continue to track the amount of debt in distress across all product types and geographies, it is evident that it’s a matter of time until lenders begin to divest these assets. Even though they currently do not have as much pressure to realize losses immediately they will eventually have to do something about it. Considering they are not generally lending money at this time, the increased defaults will only make their balance sheets that much more unattractive. Having said that, I do not believe that we are likely to see an RTC 2 of some sort but rather the divestiture of troubled or toxic assets will likely come in the form of waves; that is as bank’s balance sheets gradually improve they will likely divest of certain assets over time. The wildcard in all of this, of course, is any kind of government intervention that would act to accelerate or decelerate this probable scenario.

Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By AZ Advisory Team, November 10, 2009 5:09 pm

Real Capital Analytics, Inc. estimates that commercial real estate loans in default, foreclosure, or bankruptcy now total roughly to $130 billion are finding its way out in the market as distressed assets.  Investors will score bargains on office building premium properties. This last quarter of 2009 through 2011 would be the best time for investors to buy at or near cyclical lows. View Alex Zylberglait’s listings – Office and Industrial Buildings in Miami.

Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By AZ Advisory Team, October 23, 2009 10:45 pm

With five of the selected nine asset managers for the Treasury Departments Public Private Investment Program now fully funded with their debt and equity capital commitments, there is some $12.27 billion in purchasing power aimed at the so-called legacy – or to be more precise, toxic – assets still clogging the real estate markets. In short, the program is close to execution as the asset managers now begin what they were ultimately chosen to do: seek out and purchase toxic debt.  Read full article here.

Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By AZ Advisory Team, September 23, 2009 5:52 pm

Marcus and Millichap CEO, Harvey Green talks about:

●  What transactions are getting done
●  The state of the CMBS market
●  commercial real estate outlook

Click here to watch the video.

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Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By Alex Zylberglait, September 18, 2009 8:00 am

In summary…

Term Asset-Backed Securities Loan Facility (TALF)

• TALF was expanded in May to include highly rated commercial mortgage-backed securities (CMBS). Spreads on AAA-rated CMBS have since narrowed dramatically.
• At its first subscription date in July, the legacy CMBS component of TALF received requests for $670 million in loans. All but one of the bonds submitted were accepted as collateral for TALF loans.
• Two REITs are expected to soon test the new CMBS component of TALF, with each projected to borrow up to $600 million against assets in their portfolios. A substantial amount of the capital raised will likely be utilized to pay down maturing debt.
• As a result of the lengthy ramp-up time for this program, TALF has been extended through March 31, 2010, for existing CMBS and through June 30, 2010, for newly issued CMBS.

A growing number of large property owners, investors and lenders will take advantage of the program by year end.

Read Part 1
Read Part 2

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Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.

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By Alex Zylberglait, September 16, 2009 9:00 am

Term Asset-Backed Securities Loan Facility (TALF). TALF was originally established to provide financing for the purchase of newly issued, consumer-related, asset-backed securities such as credit card debt and auto loans. In May, the government expanded TALF to include highly rated new and legacy CMBS in an attempt to help clear up lenders’ balance sheets and increase new commercial mortgage originations. At the announcement of TALF’s expansion to include CMBS, spreads narrowed dramatically. After peaking at more than 1,200 basis points over swaps in the first quarter of 2009, spreads on AAA-rated CMBS declined to approximately 600 basis points by late May. Spreads ticked up in the weeks that followed, after Standard & Poor’s (S&P) announced that changes to its risk-assessment methodology could result in mass downgrades of once highly rated CMBS. More recently, S&P reversed its position and restated the ratings on some of the loan pools. Spreads for AAA-rated CMBS have since declined to 450 basis points over swaps, the lowest point since October of last year. Such fluctuations are indicative of the complexity and uncertainty still impacting the pending solutions for restarting the CMBS market.

• Multiple deals adhering to TALF’s strict guidelines are under way. In order to qualify for TALF, CMBS must have the highest credit rating available from at least two approved ratings agencies. Furthermore, the mortgage pools must consist solely of fixed-rate loans underwritten on current NOIs and valuations; construction loans are not eligible. Major lower-leverage owners such as REITs stand to benefit directly from the program. While developers and smaller private investors are unlikely to reap direct rewards from TALF, they should ultimately benefit from greater availability of debt capital as the credit markets begin to function normally.
• One of the first TALF offerings of newly issued CMBS could involve Developers Diversified Realty (DDR), a retail REIT. DDR is expected to borrow a combined $600 million against two pools of assets in its portfolio. The properties in these pools should qualify, because they are considered relatively low-risk, even in light of the current economic situation, since they offer stable cash flows and are occupied mostly by discount retailers. Furthermore, many of the properties in these pools are reported to be unencumbered at present, and the resulting loan-to-value ratio will be around 40 percent. Vornado Realty Trust is also reported to be assembling a TALF-eligible CMBS deal to raise between $550 million and $600 million for the REIT.
• The legacy CMBS component of the TALF program received requests for $670 million in loans at its first subscription date in July. After reviewing the requests, the Fed approved all but one of the 36 bonds submitted as collateral for TALF loans.

Of the many government programs, TALF appears to hold the most promise for freeing up capital for commercial real estate lending in the near term. Since it can take a few months to organize a TALF-eligible CMBS deal, the program is off to a slow start, but the wheels are now in motion, and a growing number of large property owners and lenders will take advantage of the program by year end. While TALF was set to expire at the close of 2009, the program was recently extended to March 31, 2010, for existing CMBS and June 30, 2010, for newly issued CMBS.

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Alex Zylberglait provides commercial real estate investment advisory as well as research, estate planning, asset allocation, valuation, financing, special assets services, transaction advisory and commercial property acquisition and disposition services.