About Chatter

Welcome to Chatter! We’re happy to be your source for multifamily news, research and insight. Bookmark us and be sure to sign up for our weekly newsletter to stay on top of all things financing and investment for the multifamily industry. We also invite you to follow us on Twitter. What is Chatter? So what Read the full article…


How Big is Small Cap Multifamily?

A closer look at the multifamily housing inventory in the United States and the size of the small cap investment opportunity.

Around the Web

Multifamily Forecast: Investors Moving to Secondary Markets

The apartment sector has remained the darling of the commercial real estate for the past six years. This doesn’t appear to be changing anytime soon, as 2016 is expected to set a new record for multifamily mortgage origination volume. While multifamily’s position as top dog remains uncontested, savvy investors are altering their strategy for sourcing Read the full article…



Seniors Housing

Arbor’s Senior Housing Loan offers flexible loan terms for variety of seniors housing property types.

Loan Amount Minimum is $5,000,000, with exceptions on a case-by-case basis.
Loan Term 5-10 years (up to 30 years for fixed-rate loans).
Financing Options Acquisition or refinance loans, bond credit enhancement, Freddie Mac’s Revolving Credit Facility and Targeted Affordable Housing transactions.
Minimum DSCR 1.30x for independent living; 1.40x for facilities with an assisted living and/or Alzheimer’s component greater than 50%; coverage for properties contain any skilled nursing component is 1.45x.
Maximum LTV Maximum 75% of appraised value, maximum of 80% for tax-exempt bond finance transactions.
Rate Structure Fixed and adjustable rate options available.
Eligible Properties
  • Independent living properties
  • Assisted living properties
  • Memory care properties
  • Properties with a limited amount of skilled nursing (maximum 20% of NOI)
  • Any combination of the above
Eligible Borrowers/Borrowing Entity
  • Experienced owner/operator of comparable facilities
  • If the loan is less than $5 million, the borrower may be a Single Asset Entity (SAE) with some additional restrictions and may be a limited partnership, general partnership (no individuals may be general partners), limited liability company, corporation, or real estate investment trust (must be a corporation, not a trust)
  • If the loan is $5 million or more, the borrower may be a limited partnership, a corporation,
    or a limited liability company and must be a Single Purpose Entity (SPE)
  • If the borrower is structured as Tenancy In Common (TIC), each Tenant In Common must be a SPE
Eligible Loans
  • Fixed-rate loans
  • Standard and capped floating rate loans
  • Supplemental Loans (subject to requirements in the Loan Agreement) and other options
  • Other FMAC loan programs may be available on a waiver basis
Tax & Insurance Escrow Generally required.
Replacement Reserve Escrow Generally required.
Recourse Non-recourse with standard exceptions, including for fraud and misrepresentation.
Commercial Space No more than 20% of effective gross income and not more than 20% of property’s total square footage.
Required Reports Appraisal, Property Condition Assessment, Phase I Environmental, Zoning, Termite, Flood and Seismic Report (for properties in Seismic Zones 3 and 4). Licensed Seniors Housing Properties also require a Seniors Housing Liability Assessment Report.
Prepayment Defeasance for fixed-rate loans. Yield maintenance option available. Four main prepayment options available for floating-rate loans. No premium for final 90 days.
Assumable Subject to approval and 1% fee.
Subordinate Financing Not allowed.
Supplemental Loans Available Subject to requirements in the loan agreement and Freddie Mac.
Refinance Test No Refinance Test is necessary if the loan has an LTV of 55% or less and an amortizing debt coverage ratio of:

  • For Independent Living: ≥ 1.45x
  • For Assisted Living: ≥ 1.55x
  • For Assisted Living with Skilled Nursing Beds: ≥ 1.60x

All partial-term interest-only loans must pass the Refinance Test.

Pricing Tiered Pricing Matrix. More favorable pricing available for higher DSCR and lower LTV.
Rate Lock Standard 5 day rate lock period. Early Rate Lock (for fixed-rate loans) are available for extended periods, including Freddie Mac’s standard early rate-lock and index lock options.
Spread Hold Quoted loan spreads are held for 75 days from signed loan application, allowing sufficient time to close loans at quoted spreads and, if applicable, at index lock rates.
Freddie Mac Application Fee Greater of $5,000 or 0.15% of loan amount.
Arbor Application Fee Estimated at $25,000 for third-party reports.
Legal/Closing Fee Arbor’s legal fee estimated between $17,500 and $25,000.
Good Faith Deposit 2% of loan amount, due at rate lock, refundable post-closing.


Request a Quote

Fill out a simple form and an expert loan originator will contact you shortly.