Florida Housing Finance 2016-10-14آ  Marathon and Big Pine ... According to the August 19, 2016 Florida

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      Florida Housing Finance Corporation 

      Credit Underwriting Report 

       

    Caya Place   

    RFA 2015‐106 (2016‐016CS)  State Apartment Incentive Loan and Housing Credit Financing for  Affordable Housing Developments located in Medium and Small 

    Counties       

    Section A:   Report Summary   

    Section B: SAIL Loan Special and General Conditions and Housing Credit Allocation  Recommendation and Contingencies  

       Section C: Supporting Information and Schedules 

             

    Prepared by   

    AmeriNat®      

    Final Report   

    October 14, 2016     

         

    Exhibit C Page 1 of 38

  • SAIL AND HC PROGRAM CREDIT UNDERWRITING REPORT  AMERINAT 

      October 14, 2016 

    CAYA PLACE    

    TABLE OF CONTENTS   

    Section A   

    Report Summary  Page     Recommendation  A1‐A9   Overview  A10‐A12   Uses of Funds  A13‐A16   Operating Pro forma  A17‐A19 

      Section B 

      SAIL Loan Special and General Conditions   B1‐B5  Housing Credit Allocation Recommendation and Contingencies  B6   

      Section C 

      Supporting Information and Schedules     Additional Development & Third Party Information  C1‐C7   Borrower Information  C8‐C16   Guarantor Information  C17   Syndicator Information  C18   General Contractor Information  C19‐C20   Property Management Information  C21‐C22 

       

    Exhibits   

    15 Year Pro forma                                                                                                                                                  1  Description of Features & Amenity Characteristics  2 1‐4  Housing Credit Allocation Calculation  3 1‐2  Completeness and Issues Checklist  4 1‐2   

       

    Exhibit C Page 2 of 38

  • SAIL AND HC PROGRAM CREDIT UNDERWRITING REPORT  AMERINAT 

      October 14, 2016 

                                   

    Section A   

    Report Summary

    Exhibit C Page 3 of 38

  • SAIL AND HC PROGRAM CREDIT UNDERWRITING REPORT  AMERINAT 

    CAYA PLACE  PAGE A‐1  October 14, 2016 

    Recommendation        AmeriNat®  recommends  the  issuance of a  State Apartment  Incentive  Loan  (“SAIL”)  in  the amount of  $3,500,000  and  a  $1,000,000  annual  allocation  of  9%  Housing  Credits  (“HC”)  to  Keys  Affordable  Development  II,  LLC  (“Applicant”)  for  the  construction  and  permanent  financing  of  Caya  Place  (the  proposed “Development”) in response to a Request for Applications 2015‐106 Housing Credit Financing  for Affordable Housing Developments located in Medium and Small Counties (“RFA”). 

    Address: City: Zip Code:

    County: County Size:

    Development Category: Development Type:

    Construction Type:

    Demographic Commitment: Elderly: Homeless: ELI: Units @ AMI Farmworker or Commercial Fish Worker: Family: Link: Units

    Ground floor is reinforced concrete on slab‐on‐grade. Second and third floors are  reinforced  cast‐in‐place concrete. Roofs will be constructed of plywood over pre‐engineered metal roof  trusses.

    73rd Street (Ocean), south of the  intersection with Overseas  Highway and 30663 Overseas  Highway

    Marathon and Big Pine  Key 33050 & 33043

    Monroe Small

    New Construction Garden Apartments

    DEVELOPMENT & SET‐ASIDES Development Name: Caya Place

    Program Numbers: RFA 2015‐106 2016‐016CS

    5 25% X 3  

    Gross HC  Rent

    $187 $2,244$216 $187 $185 $187

    Appraiser  Rents CU Rents

    Annual Rental  Income

    1 1 1 695 25% $403

    Low  HOME  Rents

    High  HOME  Rents

    Utility  Allow

    RD/HUD  Cont  Rents

    Net HC  Rent

    Applicant  Rents

    Bed  Rooms

    Bath  Rooms Units

    Square  Feet AMI%

    $235 $235 $235 $235 $8,460 $45,060

    2 2 3 936 25% $483 $248 $216 $751 $749 $751 $7511 1 5 695 60% $967

    3 2 1 1250 25% $558 2 2 19 936 60% $1,161

    1207 60% $1,340

    $913 $913 $208,164$248 $913 $913 $276 $3,312$282 $276 $277 $276

    $165,048$282 $1,058 $1,059 $1,058 $1,0583 2 13

    42 41703 $432,288   Buildings: Residential ‐  Non‐Residential ‐  Parking: Parking Spaces ‐  Accessible Spaces ‐ 

    2 0 84 4  

    Set Asides: 

    Program % of Units # of Units % AMI Term (Years) Housing Credits 10.0% 5 25% 50 Housing Credits 90.0% 37 60% 50 SAIL  10.0% 5 25% 50 SAIL  90.0% 37 60% 50   For purposes of RFA 2015‐106, the Applicant must set aside 50% of the proposed Development’s ELI Set‐Aside units  (3 units) for Persons with a Disabling Condition and develop and execute a Memorandum of Understanding (“MOU”)  with at least one designated Special Needs Household Referral Agency that provides supportive services for Persons  with a Disabling Condition  for  the  county where  the proposed Development will be  located. As outlined  in  the  Carryover Allocation Agreement, the fully executed MOU is due to FHFC by May 31, 2017. 

    Exhibit C Page 4 of 38

  • SAIL AND HC PROGRAM CREDIT UNDERWRITING REPORT  AMERINAT 

    CAYA PLACE  PAGE A‐2  October 14, 2016 

    Absorption Rate: units per month for  months.

    Occupancy Rate at Stabilization: Physical Occupancy Economic Occupancy

    Occupancy Comments

    30 2

    96% 95% Average occupancy of CMA was 95% per the market  study  

    DDA?: QCT?: Site Acreage: Density: Flood Zone Designation:

    Zoning: Flood Insurance Required?: Suburban Commercial ‐ Up to 10 units per acre

    Residential High ‐ Up to 25 units per acre for affordable Yes

    Yes No 2.34 17.95 AE

     

    Applicant/Borrower: General  Partner 1: Limited Partner 1: Guarantor(s):

    Developer: Principal  1 Principal  2 Principal  3 Principal  4

    General  Contractor 1: Management Company: Syndicator: Architect: Market Study Provider: Appraiser:

    DEVELOPMENT TEAM

    Keys Affordable Development II, LLC % Ownership Tri‐Star Oceanside Villas  II, LLC 0.01% Alden Capital  Partners, LLC or its  assigns 99.99%

    Bluff Road, LLC Martin C. Flynn, Jr. Shane P. Sarver Horton S. Johnson

    Keys Affordable Development II, LLC Tri‐Star Oceanside Villas  II, LLC Tri‐Star Affordable Development, LLC WM Holdings  Group, LLC FBC Holdings, LLC

    Tri‐Star Affordable Development, LLC Martin C. Flynn, Jr. Shane P. Sarver Horton S. Johnson Cheryl  McPhill ips

    AGPM, LLC Alden Capital  Partners, LLC or its  assigns

    Sherwood Construction, Inc.

    John P. Wanskus, RA, NCARB Meridian Appraisal  Group, Inc. Meridian Appraisal  Group, Inc.

    Cheryl  McPhill ips

     

    Exhibit C Page 5 of 38

  • SAIL AND HC PROGRAM CREDIT UNDERWRITING REPORT  AMERINAT 

    CAYA PLACE  PAGE A‐3  October 14, 2016 

    PERMANENT FINANCING INFORMATION 1st Source 2nd Source 3rd Source 4th Source 5th Source Other

    Lender/Grantor FSB FHFC ‐ SAIL Lien Position 1 2

    Underwritten Interest  Rate 5.00% 1.00%

    Amount $1,490,000 $3,500,000

    Loan Term 15 30 All  In Interest Rate 5.00% 1.00%

    Market Rate/Market  Financing LTV 11.64% 38.98%

    Amortization 30 n/a

    Loan to Cost 9.81% 23.04%

    Restricted Market  Financing LTV 54.38% 182.12%

    Operating/Deficit  Service Reserve $200,000

    Debt Service Coverage 1.64 1.20

    Period of Operating  Expenses/Deficit  Reserve in Months

    6

     

    Land Value Deferred Developer Fee $101,877

    $1,890,000 Market Rent/Market Financing Stabil ized Value $12,800,000

    Projected Net Operating Income (NOI) ‐ 15 Year $166,840 Year 15 Pro Forma Income Escalation Rate 2% Year 15 Pro Forma Expense Escalation Rate 3%

    Rent Restricted Market Financing Stablized Value $2,740,000 Projected Net Operating Income (NOI) ‐ Year 1 $157,748

    Housing Credit Syndication Price $1.01 Housing Credit Annual  Allocation $1,000,000  

    CONSTRUCTION/PERMANENT SOURCES:

    Source Lender Construction Permanent Perm Loan/Unit First Mortgage FSB $6,359,000 $1,490,000 $35,476 Second Mortgage FHFC ‐ SAIL $3,500,000 $3,500,000 $83,333 HC Equity ACP $4,140,586 $10,098,990 $240,452 Deferred Developer Fee Developer $1,191,281 $101,877 $2,426

    TOTAL $15,190,867 $15,190,867 $361,687  

    Exhibit C Page 6 of 38

  • SAIL AND HC PROGRAM CREDIT UNDERWRITING REPORT  AMERINAT 

    CAYA PLACE  PAGE A‐4  October 14, 2016 

    Changes from the Application: 

    COMPARISON CRITERIA  YES  NO 

    Does  the  level of experience of  the  current  team equal or exceed  that o