How Multifamily Property Renovations Add Value and Marketability

The ideal time to renovate is when the rental market is strong. With high occupancy rates, borrowers are more likely to quickly realize returns on their multifamily property renovations through higher rents. However, renovating during a market downturn, when rents are often cheaper, inventory is higher, and materials are more affordable, is also a sound strategy.

Current Reports

Single-Family Rental Investment Trends Report Q2 2024

Quarter after quarter, the single-family rental (SFR) sector reaches new heights. From new construction to cap rates, Arbor’s Single-Family Rental Investment Trends Report Q2 2024, developed in partnership with Chandan Economics, details how the sector’s healthy fundamentals create profound optimism in its long-term prospects.


Arbor Sponsors Smile Farms Golf Outing Supporting Local Employment Opportunities

Arbor, which takes pride in helping employees reach their full potential, was honored to sponsor and participate in Smile Farms’ 10th Anniversary Golf Outing on May 20 at the Plandome Country Club on Long Island, NY, benefiting the Long Island-based organization dedicated to advancing opportunities for people with disabilities.


New York State’s 2025 Budget Advances Affordable Housing Goals

In April, New York State Governor Kathy Hochul announced a landmark budget agreement heralded as a giant step for affordable housing. New York’s FY 2025 Enacted Budget includes several key policy changes that could create thousands of affordable housing units across the state.


SFR East 2024: How Economics and Demographics Shape the Rental Market

IMN’s Single Family Rental Forum (East), the cornerstone gathering of the SFR industry, concluded on May 22, 2024, in Miami, FL. Over three days, 1,800 attendees listened to more than 280 speakers discuss all angles of the SFR industry. On the first day of the conference, Arbor’s Tres Seippel, Director, Construction Management, participated in a wide-ranging panel discussion examining economic and demographic forces influencing SFR and build-to-rent (BTR), which also featured Rick Dalton, President of the Dalton Group, Domonic Purviance of the Federal Reserve Bank of Atlanta, Wade McGuinn, CEO of McGuinn Hybrid Homes, and Heather Williams, VP at Willow Bridge Property Company.


Affordable Housing Market Snapshot — May 2024

As housing costs spiral, rental affordability has become a more urgent issue, burdening a greater number of Americans. With more funding on the way, policymakers and private market advocates are pressing ahead with plans to add units to an increasingly tight housing market.

General: 800.ARBOR.10


Green Financing®

Arbor’s Fannie Mae Multifamily suite of Green Financing solutions includes options for acquisition, refinance and supplemental financing. Green Financing solutions create a “triple bottom line” by supporting increased cash flows, better quality housing, and reduced energy and water usage.

Great Incentives
  • Lower interest rate
  • Fannie Mae pays 100% of energy and water audit report; loan must close as Green Rewards
  • Up to 5% more in loan proceeds
  • Increased net cash flow by underwriting projected energy and water cost savings
  • No minimum investment per unit
Minimum Loan Amount $750,000
Loan Term Up to 30 years
Amortization Up to 30 years; interest-only options also available
Minimum DSCR Green Rewards: 1.25 Conventional, 1.20 Affordable

Green Building Certification pricing break: 1.25 Conventional, 1.20 Affordable

Maximum LTV Varies by Asset Class and product type
Rate Structure Fixed- and adjustable-rate options available
Accrual 30/360 and Actual/360
Eligible Properties Conventional, affordable, seniors, military and cooperative properties
nationwide are eligible. A Manufactured Housing Community is eligible only if a Solar PV system is selected as a required efficiency measure. (Manufactured Housing Communities are not eligible); Bborrower must commit to improvements projected to reduce the whole property’s annual energy and/or water usage by at least 30%, of which a minimum of 15% must be attributable to projected savings in energy consumption. Improvements must be installed within 12 months of loan origination.
Eligible Borrower Single asset entity
Occupancy Requirements 85% physical occupancy for 90 days; 70% economic occupancy required
Tax & Insurance Escrows Monthly deposits required
Replacement Reserves Monthly deposits required; underwritten at a minimum $250 per unit per annum; Costs for green efficiency improvements escrowed at 125%
Recourse Non-recourse available, with standard carve-outs for “bad acts” such as fraud and bankruptcy
Commercial Space Maximum 35% of net rentable area and maximum 20% of effective gross income
Assumable Subject to approval and 1% fee
Required Reports Appraisal, Property Condition Assessment, Phase I Environmental and a High Performance Building (HPB) report; Fannie Mae reimburses 100% of the cost for the HPB subject to the loan closing
Prepayment Yield maintenance and other declining prepayment options are available
Subordinate Financing Not allowed without written approval
Pricing Tiered pricing matrix; more favorable terms available for higher DSC and lower LTV
Rate Lock 30- to 180-day commitments; early/extended rate lock options available
Application Deposit $30,500; covers estimated processing and legal fees
Origination Fee Minimum 1%; par pricing available
Good Faith Deposit 2% of loan amount due at rate lock, but refundable
Verification of Property Improvements Property improvements must be completed within 12 months; lender will verify completion of the agreed-upon property improvements; borrower must report the property’s annual energy performance metrics, including ENERGY STAR® score


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