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Published byAmos Goodman Modified over 9 years ago
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NCDA – Winter Conference 2013 Economic Development using Community Development Block Grants/Section 108 Loan Guarantees
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Commercial development – Offices, retail, mixed-use, hotel Operating businesses – Manufacturing and service sector businesses Industrial development – Industrial park Types of Section 108 Projects Slide 2
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Loan Pools – Business development & expansions Multi-family rental housing rehab – Rehab vacant building into residential use Infrastructure/Public facilities – Community center, roadwork, under grounding utilities Types of Section 108 Projects Slide 3
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Uses of 108 Slide 4
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Job creation Larger, capital-intensive projects Below-market interest rates Flexible financing options Mitigate impact of CDBG cuts Why Use Section 108? Slide 5
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Spread capital costs over time Long-term funds at reasonable fixed rates Flexibility in repayment – Provision for interest-only Flexibility in structure – Senior debt instrument – Subordinated debt instrument Section 108 Advantages Slide 6
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Leverage of limited public dollars ($5 of Section 108 for every $1 CDBG funds) Non-competitive & rolling application process Not a General Obligation (GO) for borrowing community Local decision-making Section 108 Advantages Slide 7
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Section 108 Basics
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Long-term debt: up to 20 year term Flexibility of loan structure – Possibility of interest only payments – Flexible principal repayment schedule – Negotiable collateral/subordination arrangements Historic low interest rates – Short-term, interim rates - 3 month LIBOR and – Long-term, permanent rates - “low spread" above the 2, 5, 7, and 10-year U.S. Treasury notes Lending Features Slide 9
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Section 108 Underwriting: Program and Financial
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Program Underwriting
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Entitlements jurisdictions Non-entitlement public entities assisted by states that administer CDBG (Small Cities) States (added in 2009) – conduit for Section 108 loans to non-entitlements Eligible Applicants (24 CFR 570.702 and 570.711) Slide 12
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– Eligible Activities Subpart M 24 CFR 570.703 – National Objectives Subpart C 24 CFR 570.208 70% low-mod benefit – primary objective – Public Benefit 24 CFR 570.209(b) If “special economic development” activity If public improvements shared by more than 1 business Program Underwriting Basics Slide 13
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Financial Underwriting
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Risk and return affect both lenders’ (debt) and owners’/investors’ (equity) willingness to fund a deal Private Debt: Risk of repayment, operating losses Equity: Risk of not earning rate of return Risks for Section 108 applicant include – Program compliance, including public benefits/# of jobs – Repayment from 3 rd party to local government for repaying Section 108 funds Risk & Return Slide 15
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24 CFR 570.209(a) and 24 CFR 570 Appendix A provides six key underwriting and evaluation guidelines for economic development projects Following guidelines not mandatory, but must conduct basic underwriting in order to receive a Section 108 loan Section 108 Financial Underwriting Slide 16
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1.Costs are reasonable 2.Financing is committed 3.Section 108 is not substituting for non-federal funding 4.Project is financially feasible 5.Return to owner is reasonable (avoid windfall benefits or undue enrichment) 6.Pro-rata disbursements of funding Six Financial Underwriting Guidelines Slide 17
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Understand features of all financial “Sources” Confirm and evaluate “Uses” of funds Do “Sources” = “Uses” ? Sources & Uses Slide 18
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Debt—borrowing from lenders Equity—ownership/investor – Cash or contributed asset Section 108 — “gap” subsidy Sources Slide 19
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Identify where the money goes – Breakout project’s hard costs (construction, equipment) and soft costs (e.g., professional/financing fees) Evaluate reasonableness of all costs – Compare to costs standards Schedule draws of Sources to timing of Uses – Predevelopment, closing, construction, cost certification, certificate of occupancy, lease-up Uses Slide 20
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Real EstateBusiness IncomeSales - Expenses - Cost of Sales + G&A (no depreciation or interest) = Net Operating Income= Earnings b/f Taxes, Depr., interestMinus Debt = Cash Flow= Cash Flow Minus Income Taxes Cash Flow Slide 21
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All Section 108 Guaranteed Loans require pledge of current and future CDBG for repayment of Section 108 loan – States pledge CDBG for non-entitlement communities’ Section 108 guaranteed loans – Entitlement communities pledge CDBG for entitlement communities’ Section 108 guaranteed loans Collateral: Pledge of CDBG Slide 22
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In addition to CDBG pledge, other security is required. (Evaluate Adequacy of Collateral): – Real Property: 80% Loan-to-Value – Machinery & Equipment: New: 80% of cost, less other senior debt Used: 90% of appraised net liquidation value, less other senior debt – Inventory: 50% of average of ending balances of last 3 operating years – Accounts Receivable: 80% of average of ending balances of last 3 operating years – Revenues (e.g., Tax Increment Financing, parking revenues, revenues from loan portfolios) Collateral: Additional Loan Security Slide 23
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Can the deal be done without Section 108? Debt has to be sized to fit cash flow - DSC (Debt Service Coverage) Debt has to be sized to fit collateral – LTV (Loan to Value) Structuring the 108 Slide 24
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Level I: Community borrows funds to carry out community/economic development activity – Repaid with CDBG funds over term; and/or – Repaid with other pledged revenue sources (e.g. TIF) – Flexibility and variation depending on project type, source of repayment, and nature of parties Level II: Community borrows funds to re-lend to Third Party Borrower (business or developer) – Repaid by Third Party Borrower with revenues from project; – Repaid by Third Party Borrower with other pledged revenue sources and guarantees Structuring the 108 Slide 25
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Level I – Loan – Repayment - generally, CDBG used as source of repayment – Collateral pledge of existing and future CDBG Pledge of additional loan security Repayment Sources Slide 26
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Level II - Loan Repayment – 3 rd party borrower loan payment (p & i) to local government borrower. Debt service payment cannot be less than Section108 debt service Collateral - CDBG pledged by State or Unit of local gov’t - Additional loan Security – State or Unit of Local gov’t pledges interest in 3 rd party loan, including security for loan Repayments - Third-Party Loan Slide 27
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Section 108 Examples
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Local food products business founded in 2006 Existing 18,000 sq. ft. facility seeking to expand. Experienced business owner Total project cost is $2.6 mil, Section 108 request is for $469,000 Sources of funds : bank loan, SBA loan and owner equity(cash). Example: Business Deal Slide 29
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Uses of funds: – purchase a 25,000 sq. ft. building – purchase additional equipment – Working Capital Benefit: Job creation ( 25 FTE) in LM area Underwriting process is two-fold: Program requirements Financial Example: Business deal continued Slide 30
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Eligible Activity: Special Economic Development 24 CFR 570.203/570.703(i)(1) Nat. Objective: Benefit to LM persons through job creation 24 CFR 570.208(a)4(i) and (v) Public Benefit : Applicable per 24 CFR 570.209(b) # jobs created & retained < $50k in CDBG $$(incl. 108) per job [ $469,000/25 = $18,760 per job] Example Business Deal Program Underwriting Slide 31
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Real EstateBusiness IncomeSales - Expenses - Cost of Sales + G&A (no depreciation or interest) = Net Operating Income= Earnings b/f Taxes, Depr., interestMinus Debt = Cash Flow= Cash Flow Minus Income Taxes Cash Flow Slide 32
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Profit and Loss(P&L) statement Analysis: – Trend is gradual growth (increase in sales) – Trend is stable cost of goods(COGS) compared to sales Cash Flow Analysis: – Sales – (Cost of Sales + G&A)=Earnings b/f Taxes, Depr., int. – cash flow available for debt service / total debt service (incl. 108) – Desire at least 1.2 for 108 deals Example Business Deal Financial Underwriting Slide 33
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Balance Sheet Analysis : – positive & increasing working capital[current assets(CA)- current liabilities(CL)] – Stable Current ratio [CA\CL] – Good cash mgmt( receivable and payable ratios averaged less than 40 days) All other funds are committed – Commitment letter from bank and net worth statement of owner were submitted with application. Financial Underwriting contd. Slide 34
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Program requirements are met Finance: Costs are reasonable compared to similar businesses Other Financing is firmly committed incl private financing Project seems financial feasible Owner is not unduly enriched Pro-rata timing of disbursement Project is recommended for funding Business Deal Underwriting Conclusion Slide 35
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Example: Mixed-Use Real Estate Deal Slide 36
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– Eligibility of Activities Development of commercial/office/retail space, under 24 CFR 570.703(i)(1) and 570.203(b) Rehabilitation of housing, under 24 CFR 570.703(h) and 570.202(b)(1) – National Objective Elimination of slums or blight, pursuant to 24 CFR 570.208(b)(1) – Applicable Public Benefit Standards [570.209(b)] $3,500,000/140 FTEs= $25,000 per FTE Memphis, TN—Court Square Center: Programmatic Underwriting Slide 37
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Real EstateBusiness IncomeSales - Expenses - Cost of Sales + G&A (no depreciation or interest) = Net Operating Income= Earnings b/f Taxes, Depr., interestMinus Debt = Cash Flow= Cash Flow Minus Income Taxes Cash Flow Slide 38
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Cash Flow Memphis, TN—Court Square Center: Financial Underwriting Slide 39 Operating Income $2,107,000 Operating expenses - $343,000 Other Project Expenses $559,000 Net Operating Income (NOI)= $1,205,000 Annual Debt Payment= $916,800 NOI ÷ ADP = Debt Coverage Ratio (DCR) of 1.31
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Collateral – Partnership Interests – Lien on Real Property Loan to Value = less than 80% Memphis, TN—Court Square Center: Financial Underwriting Slide 40
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Section 108 Application & Approval Steps
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Consult with HUD Field Office Draft application and publish for citizen review and comment Prepare final application, with citizen comments considered Application Pre-submission Requirements (24 CFR 570.704(a)) Slide 42
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1.Project Description 2.Eligible Activity(ies) 3.National Objective 4.Public Benefit Standard 5.Sources and Uses 6.Project Structure and Participants Final Application Components Slide 43
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HUD approval of application for Section 108 loan guarantee commitment is approximately 90 days. It depends on a number of factors: – Quality of the application and whether additional documentation is required – Complexity of project – Time of year (near holidays, budget hearings, and local processes) Timing Slide 44
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Promissory Notes - Variable/Fixed interest rate notes issued by states or units of local gov’t.s Loan Guarantee - HUD issues loan guarantee for each note pledging full faith and credit of U. S. for repayment of each note Section108 Loan Guarantee Slide 45
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Paul Webster – Director, Financial Management Division (FMD) – 202-708-1871 Hugh Allen – Deputy Director, FMD, 202-402- 4654 Contact Information Slide 46
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