Aging Baby Boomers Reshape the Housing Market

While the 2008 financial crisis prompted a cyclical shift in U.S. housing — impacting everything from home prices to who can qualify for a mortgage — an equally impactful demographic change was just taking shape. The unprecedented wave of Baby Boomers that began retiring would disrupt the balance of the housing market.


Secondary and Tertiary Markets Gain Ground on Primary Cities

As secondary and tertiary markets continue to gain parity with larger primary cities around the nation, they offer investors a significant potential for return on investment, even as the U.S. and global economic landscapes face notable headwinds.


Small Multifamily Investment Snapshot — Q4 2022

The small multifamily sub-sector ended 2022 on a high note with originations falling just behind 2021’s peak. As economic storm clouds continue circling, small multifamily appears fortified from any reverberations that may result.

Press Releases

Arbor Realty Trust Reacts to Ningi Research Report

UNIONDALE, N.Y., March 14, 2023  (GLOBE NEWSWIRE) – Arbor Realty Trust (NYSE: ABR), announced today that the Company is in receipt of the purported “research” report that was published earlier today by Ningi Research, a short seller of Arbor stock. The report lacks merit and contains numerous inaccuracies, misstatements, and otherwise misleading allegations. This false Read the full article…


Arbor’s Leah Fisher Joins Global Sustainability Panel at InnovateESG

Arbor Senior Vice President, Special Projects, Governance and Risk, Leah Fisher recently spoke on a thought-provoking panel discussion at InnovateESG 2023, a conference focused on environmental, social, and governance missions, hosted by NYU Stern’s Chen Institute for Global Real Estate Finance.


Single-Family Rental Investment Snapshot — Q4 2022

SFR will maintain exposure to the cyclical disruption brought on by the housing market’s softness and rising interest rates, even though its structural growth outlook remains positive and unchanged.



Value-Add Loan

• Offers short-term, cost-effective financing for modest property upgrades
• Enhanced to improve property financing for rehabilitation work
• Competitive pricing; lower execution costs
• Interest-only and uncapped floating-rate loan
• Non-recourse and “one-stop shopping” for upgrades and permanent financing

  • Three years with one 12-month extension based on the borrower’s request and one optional 12-month extension based on Freddie Mac’s discretion
  • Floating-rate loan with full-term interest-only; no cap required
  • Standard 12-month lock-out with option for longer or shorter lock out based on borrower’s preference; borrower may pay off the loan at any time at the expiration of the lock-out period but must remit an exit fee of 1%; the exit fee will be waived if the loan is refinanced with Freddie Mac
  • Acquisitions and refinances; not assumable
  • Loan documentation at origination will include the Value-Add Rider, which will detail the terms/requirements of the rehabilitation
  • Escrows will include real estate taxes, insurance, and replacement reserves
  • 15% cash equity generally required
  • For longer-term ownership, cash out is available provided a Completion Guaranty on budgeted improvements in an amount at least equal to the cash out in place
Upfront Fee Standard 0.5% of loan amount nonrefundable upfront fee subject to adjustment depending on loan terms
Eligible Borrowers
  • Developers/operators with experience in multifamily property rehabilitation and in the local market with sufficient financial capacity.
  • 1.5x the standard minimum net worth and liquidity requirements for guarantors
Eligible Property Types
  • Properties with no more than 500 total units in good locations
  • Well-constructed properties requiring modest repairs
  • Market laggards that require capital infusion and new/improved management
  • Real-estate owned properties in receivership that are capable of improved performance
  • Seniors housing, student housing and manufactured housing communities are not eligible
  • Maximum loan-to-purchase (LTPP) / loan-to-value (LTV) ratio: 85%
  • Minimum amortizing debt service coverage (DCR) ratios: 1.10x – 1.15x depending on market
  • Sizing based on a 7-year sizing note rate
  • Appraisal must include as-is and as-stabilized values; underwriting must support a 1.30x DCR and 75% LTV based on as-stabilized value supported by the appraisal
  • Standard Freddie Mac underwriting based on as-is income and expense
  • Refinance Test not required
  • No pro-forma underwriting of future performance
  • Rehabilitation must commence within 90 days of loan origination and be completed within 33 months
  • Acceptable budget of $10,000 per unit to $25,000 per unit
  • Budget can be adjusted by as much as 20% without additional approval; 50% of the budget should be spent on unit interiors
  • Completion Guaranty or rehabilitation escrow required
  • Borrower/Servicer reporting required
At Loan Maturity/Refinance
  • Final engineer review of work completion and quality is required
  • Refinance with Freddie Mac with no exit fee; otherwise 1% applies
  • Freddie Mac will re-underwrite the loan according to then-current credit policy parameters
  • One-year borrower extension option is available for 0.5% extension fee, assuming no event of default
  • Additional Freddie Mac extension option is available thereafter with 1% extension fee
Fees Standard fees apply, including application fee and good faith deposit.


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