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Category: Blog post

October 23, 2023 by Coastal Capital 0 Comments

Loan to Cost Ratio – Explained

The Loan-to-Cost (LTC) ratio is a financial metric used in commercial real estate that measures the percentage of a property’s acquisition, rehab, and construction costs that’s financed by a loan. It’s calculated by dividing the loan amount by the total cost of the project.

Here’s the formula:

For instance, if the cost of acquiring and rehabilitating a commercial property is $1 million, and you secure a loan of $700,000, the LTC would be 70%.

LTC is an important metric for several reasons:

1. Risk Assessment: Lenders use LTC to assess the risk associated with a real estate loan. A higher LTC ratio indicates that the borrower has less equity invested in the project, implying a higher risk for the lender if the project fails or the borrower defaults.

2. Loan Approval and Amount: The LTC ratio also helps determine whether a lender will approve a loan and how much they’re willing to lend. Most lenders have a maximum LTC ratio that they’re willing to extend. If a project’s LTC ratio exceeds this limit, the lender may not approve the loan, or they may require the borrower to invest more of their own equity.

3. Investor Equity Requirement: From the investor’s perspective, the LTC ratio can help determine how much of their own equity they’ll need to contribute to a project. For example, if a lender has a maximum LTC ratio of 75%, the borrower will need to contribute at least 25% of the total project cost.

4. Profitability Analysis: Investors can also use the LTC ratio in their profitability analysis. If the loan amount covers a large percentage of the project cost, the investor could potentially realize a higher return on their equity investment, assuming the project is successful.

Remember that while the LTC ratio is a useful tool in the loan evaluation and investment decision process, it’s just one of several financial metrics used in real estate finance. Other important metrics include the Loan-to-Value (LTV) ratio, the After-Repair Value (ARV), and the Debt Service Coverage Ratio (DSCR).

October 11, 2023 by Coastal Capital 0 Comments

Most common rehab loans

Rehab loans, also known as fix-and-flip loans or renovation loans, are used by investors to purchase and renovate properties. Here are some of the most common types of rehab loans:

1. FHA 203(k) Loans: These loans are insured by the Federal Housing Administration (FHA), and are intended for owner-occupied properties. There are two types: standard and limited. Standard 203(k) loans can be used for structural repairs and renovations, while limited 203(k) loans are for non-structural repairs. The property must be at least one year old, and there are limits on the loan amount, which vary by location.

2. HomeStyle Renovation Loans: This loan is offered by Fannie Mae and can be used for almost any type of renovation, including luxury items like pools or landscaping. It can be used for investment properties, second homes, and primary residences. Borrowers need a minimum credit score of 620 and the renovations must be completed within 12 months.

3. Hard Money Loans: These are short-term loans offered by private lenders, often used by experienced investors for properties that require extensive renovations. The loans are typically interest-only with a term of 1-3 years, and the lender usually requires a detailed renovation plan and budget. They are ideal for properties that need quick closing or that may not qualify for traditional financing due to their condition.

4. Bridge Loans: Also known as swing loans, these are short-term loans that “bridge” the gap between the purchase of a new property and the sale of an existing one. They can be helpful when an investor needs to act quickly on a new opportunity but hasn’t yet sold an existing property.

5. Cash-Out Refinance Loans: This is when an investor refinances an existing property for more than the current mortgage balance, and receives the difference in cash. This can be used to fund renovations on the property.

6. Investment Property Line of Credit (LOC): This is a revolving line of credit that an investor can draw on to fund property renovations. This can be a flexible option for experienced investors who have multiple properties.

Remember, each loan type has its own qualification criteria, interest rates, fees, and terms. It’s important to understand the details of each type of loan and to work with a lender who specializes in rehab loans.

September 29, 2023 by Coastal Capital 0 Comments

Why You Should Invest in Mixed-Use Property

While mixed-use properties have been around for a while, their popularity has surged in recent years owing to shifts in consumer habits and societal norms. The convenience of having eateries, cafes, and stores a short walk from your dwelling appeals to many young adults globally, who prefer this lifestyle over conventional residential areas.

For investors in commercial real estate, these properties offer the advantage of portfolio diversification along with a wealth of opportunities and benefits. Continue reading to gain insights into mixed-use real estate and the compelling reasons to consider investing in this property type.

What are mixed-used property?

A mixed-use property is a type of real estate development that combines two or more different types of uses within the same building or development. These uses often include residential, commercial, cultural, institutional, or industrial elements. The primary purpose is to create a self-sustaining, diverse, and vibrant community where people can live, work, and play in one place.

The primary types of mixed-use development include:

1. Vertical Mixed-Use Development: In this type of mixed-use property, different uses are stacked on top of each other. For example, the ground floor may have retail stores or restaurants, the middle floors might contain office space, and the top floors are typically residential.

2. Horizontal Mixed-Use Development: In horizontal mixed-use developments, different uses are spread out across the same plot of land but in different buildings. For example, an apartment complex might have a separate building for retail shops and restaurants.

3. Walkable Urban Mixed-Use: This type of mixed-use development is often found in urban areas and is designed to be pedestrian-friendly. It often includes a mix of residential, retail, and office space, along with amenities like parks, restaurants, and cultural institutions, all within a short walking distance.

4. Transit-Oriented Development (TOD): These are high-density, mixed-use developments near public transportation hubs like bus or train stations. The aim is to create sustainable communities by reducing reliance on cars and encouraging the use of public transport.

5. Live-Work Spaces: These are mixed-use developments designed specifically for people who want to live and work in the same place. They might include apartments with attached offices or studios, or a building where the lower floors are co-working spaces and the upper floors are residential.

6. Mixed-Use Retail Centers: These are often shopping centers or malls that have added residential units, offices, or hotels to the retail mix.

Each of these types of mixed-use developments offers its own unique blend of benefits, challenges, and opportunities for investors, businesses, residents, and communities. They’re increasingly popular in many parts of the world as people seek to reduce commute times, promote sustainable living, and create more vibrant and integrated communities.

Investing in mixed-use properties — those that combine residential, commercial, and/or industrial uses in a single building or development — can be a profitable decision for a number of reasons:

1. Diversified Income Streams: Mixed-use properties can provide multiple streams of income from different types of tenants: residential, retail, and office. If one sector is not performing well, the others can help stabilize your income.

2. Higher Return on Investment: Mixed-use properties often generate higher yields compared to standalone residential or commercial properties. This is due in part to the multiple income streams and the premium that tenants often pay for the convenience of mixed-use living or working spaces.

3. Increased Demand: There is growing demand for mixed-use developments in many urban and suburban areas. Consumers are increasingly drawn to the convenience of living, working, and shopping in close proximity. Similarly, companies are attracted to the potential customer base living within the same development.

4. Reduced Risk: Having a variety of tenants can help spread risk. For example, if a commercial tenant leaves, you still have income from the residential units while you look for a new commercial tenant.

5. Potential for Property Value Appreciation: With the growing popularity of mixed-use developments, these properties may appreciate in value over time.

6. Community Development and Zoning Preferences: Many municipalities prefer mixed-use developments because they promote walkability, reduce traffic, and contribute to a vibrant community. As a result, developers may find zoning and permit approvals easier for mixed-use properties.

7. Lower Vacancy Rates: Because of the convenience and amenities they offer, mixed-use properties often have lower vacancy rates than traditional commercial or residential buildings.

Despite these benefits, mixed-use properties can also be more complex to manage than single-use properties, given the need to address the requirements of different types of tenants. It’s important to do your due diligence and, if needed, engage experienced property managers to effectively handle the distinct needs of a mixed-use investment.

How and When To Use Deeds of Trust

A Deed of Trust, also known as a trust deed, is a document used in some states to secure a loan against real property. The parties involved in a Deed of Trust are the trustor (borrower), beneficiary (lender), and trustee (neutral third party). The trustee holds the property in trust until the loan is paid in full by the borrower.

Deeds of Trust are used instead of mortgages in certain states. They can make the foreclosure process faster and easier for lenders if the borrower defaults on their loan, as the property can be sold without a court proceeding.

Here’s when and how you might use a Deed of Trust:

1. Buying a Home or Other Real Estate: If you’re buying property and need to secure a loan, a Deed of Trust is often used in many states. The Deed of Trust is recorded in the county where the property is located, ensuring that the public record reflects the lender’s interest in the property.

2. Refinancing a Home: If you’re refinancing your mortgage, the original loan is paid off and a new Deed of Trust is created for the new loan.

3. Securing a Loan: If you are lending someone money to buy a home, you might use a Deed of Trust to secure your loan. This would give you the right to sell the property to recover your money if the borrower defaults on the loan.

4. Private or Seller Financing: Sometimes a property seller will agree to finance the buyer’s purchase. In this case, a Deed of Trust could be used to secure the seller’s interest in the property until the buyer pays off the loan.

To use a Deed of Trust:

  1. The borrower (Trustor) and lender (Beneficiary) agree on the terms of the loan.
  2. A neutral third party, the Trustee, is chosen. The Trustee should be someone who can impartially carry out the necessary duties if the borrower defaults.
  3. The Deed of Trust is drafted, including the legal description of the property, the amount of the loan, the terms of repayment, the Trustee’s and the Beneficiary’s names, and the borrower’s obligations. The document also includes a clause that allows the Trustee to sell the property if the borrower defaults on the loan.
  4. The Deed of Trust is signed by the borrower and notarized.
  5. The signed and notarized Deed of Trust is then recorded at the local county recorder’s office.
  6. The borrower makes payments according to the terms of the loan. If the borrower defaults, the Trustee can initiate a non-judicial foreclosure.

Remember that real estate laws and regulations can vary by state and even by local jurisdiction, so always consult with a knowledgeable real estate attorney or professional when dealing with real estate transactions and documents like a Deed of Trust.

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