It’s
not an uncommon Manhattan dream: Sell
the co-op or condo apartment and buy
a townhouse or a loft building. Live
in it, collect rent and best of all,
escape the sometime tyranny of co-op
or condo life. If, however, the building
being purchased has more than 5 apartments
(and/or contains commercial space making
it a "mixed-use" property),
the cookie-cutter financing provided
to buyers of 1 – 4 family homes
disappears from the radar screen. If
the buyers seek financing, they will
be looking for a commercial, not a residential
mortgage.
Many buyers assume that
they can obtain financing
for around 75% of the purchase
price. The fact is that they can usually borrow about 75% of the property’s
appraised value. Depending on a variety of factors, ranging from long-deferred
maintenance to low rents being paid by rent-regulated tenants, there may
be quite a disparity between the property’s purchase price and its
appraised value. This can result in quite a surprise for a buyer who may
need to provide considerably more equity than was initially expected. Today’s
low interest rates are certainly helpful, but they will not necessarily result
in higher loan amounts due to such valuation constraints.
It is common for a "gap" to exist between the premium price that
a Manhattan brownstone or townhouse commands in the marketplace and its appraised
value as seen “through a lender’s eyes”. Part of the explanation
for the “gap” pertains to elements of ownership that will benefit
an owner/occupant, but would be meaningless to an investor. While the lender
will size up a property much like a serious real estate investor, concentrating
on the property’s cash flow, an owner-occupant enjoys benefits such
as living in the property as well as tax benefits which may justify paying
a premium price.
A
typical recent example involves an eight-unit,
Upper West Side townhouse
in contract for $4,450,000. 75% of the purchase price would be $3,337,500.
However based on the actual income and expenses of the building a lender
would barely be able to justify a $3,769,494 value (see chart on page 2).
Even if the lender is willing to consider a blend of the sales price of the
property and it’s value to an investor, the appraised value may still
not exceed $4,059,747. 75% of $4,059,747 is only $3,044,810, which is $292,690
less than the mortgage amount the buyer was hoping for. Yet based on the
above income and expense assumptions, ~$3,250,000 is a loan amount that would
likely be comfortable for a number of lenders.
Vacancies in a prospective
property present less of
a problem as lenders are
usually willing to attribute “market rents” to those units.
Lenders generally assume that the building’s new owner will be able
to fill the vacant units within a reasonable amount of time. Of course, the
lender will also check public records (DHCR filings, etc.) to ensure that
any vacant units are free of rent restrictions. The buyer cannot automatically
presume that a vacant unit can be rented at “market value.” Over
time, rents may be increased via vacancy and renovations above $2,000 and
therefore become deregulated. If a unit that will be owner-occupied could
be rented for, say $10,000 per month, lenders will typically include such
market rents in their income calculations.
"Projected" rent rolls often make sweeping assumptions about what might
happen in the future if all goes perfectly according to plan. A buyer may see
huge upside potential in a given property, assuming that deals can eventually
be struck with low rent-paying tenants, but a lender will be acutely aware of
the risk that any rent-regulated tenant(s) may not leave.
Let’s take a very basic look at how a lender typically analyzes the
cash flows in a multifamily rental property. For the sake of simplicity,
let’s assume for this example that there are no stores or other commercial
spaces:
Purchase Price: $4,450,000 | Proposed mortgage amount: $3,200,000 (73% of
purchase price, 75% of value)
(continued)