| FREE WRITING PROSPECTUS | ||
| FILED PURSUANT TO RULE 433 | ||
| REGISTRATION FILE NO.: 333-255934-15 | ||
| Dated September 3, 2024 | BMO 2024-5C6 |
| Structural and Collateral Term Sheet | |||||
BMO 2024-5C6 Mortgage Trust
| |||||
$675,204,631 (Approximate Mortgage Pool Balance) | |||||
$[] (Approximate Offered Certificates) | |||||
BMO Commercial Mortgage Securities LLC Depositor | |||||
Commercial Mortgage Pass-Through Certificates, SERIES 2024-5C6 | |||||
Bank of Montreal Citi Real Estate Funding Inc. German American Capital Corporation Starwood Mortgage Capital LLC LMF Commercial, LLC Argentic Real Estate Finance 2 LLC Societe Generale Financial Corporation UBS AG Goldman Sachs Mortgage Company Sponsors and Mortgage Loan Sellers
| |||||
| BMO Capital Markets | Deutsche Bank Securities | Société Générale | Goldman Sachs & Co. LLC | UBS Securities LLC | Citigroup |
| Co-Lead Managers and Joint Bookrunners | |||||
| Academy Securities Co-Manager | Bancroft Capital, LLC Co-Manager | Drexel Hamilton Co-Manager | |||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| Dated September 3, 2024 | BMO 2024-5C6 |
This material is for your information, and none of BMO Capital Markets Corp., Citigroup Global Markets Inc., Deutsche Bank Securities Inc., SG Americas Securities, LLC, Goldman Sachs & Co. LLC, UBS Securities LLC, Academy Securities, Inc., Bancroft Capital, LLC and Drexel Hamilton, LLC (collectively, the “Underwriters”) are soliciting any action based upon it. This material is not to be construed as an offer to sell or the solicitation of any offer to buy any security in any jurisdiction where such an offer or solicitation would be illegal.
The depositor has filed a registration statement (including the prospectus) with the Securities and Exchange Commission (File No. 333-255934) for the offering to which this communication relates. Before you invest, you should read the prospectus in the registration statement and other documents the depositor has filed with the Securities and Exchange Commission for more complete information about the depositor, the issuing entity and this offering. You may get these documents for free by visiting EDGAR on the SEC website at www.sec.gov. Alternatively, the depositor or BMO Capital Markets Corp., any other underwriter, or any dealer participating in this offering will arrange to send you the prospectus if you request it by calling 1-866-864-7760. The Offered Certificates referred to in these materials, and the asset pool backing them, are subject to modification or revision (including the possibility that one or more Classes of Certificates may be split, combined or eliminated at any time prior to issuance or availability of a final prospectus) and are offered on a “when, as and if issued” basis. You understand that, when you are considering the purchase of these Certificates, a contract of sale will come into being no sooner than the date on which the relevant Class has been priced and we have verified the allocation of Certificates to be made to you; any “indications of interest” expressed by you, and any “soft circles” generated by us, will not create binding contractual obligations for you or us.
Neither this document nor anything contained in this document shall form the basis for any contract or commitment whatsoever. The information contained in this document is preliminary as of the date of this document, supersedes any previous such information delivered to you and will be superseded by any such information subsequently delivered prior to the time of sale. These materials are subject to change, completion or amendment from time to time. The information should be reviewed only in conjunction with the entire offering document relating to the Commercial Mortgage Pass-Through Certificates, Series 2024-5C6 (the “Offering Document”). All of the information contained herein is subject to the same limitations and qualifications contained in the Offering Document. The information contained herein does not contain all relevant information relating to the underlying mortgage loans or mortgaged properties. Such information is described elsewhere in the Offering Document. The information contained herein will be more fully described elsewhere in the Offering Document. The information contained herein should not be viewed as projections, forecasts, predictions or opinions with respect to value. Prior to making any investment decision, prospective investors are strongly urged to read the Offering Document its entirety. Neither the Securities and Exchange Commission nor any state securities commission has approved or disapproved of these securities or determined if this free writing prospectus is truthful or complete. Any representation to the contrary is a criminal offense.
This document has been prepared by the Underwriters for information purposes only and does not constitute, in whole or in part, a prospectus for the purposes of Regulation (EU) 2017/1129 (as amended or superseded) and/or Part VI of the Financial Services and Markets Act 2000 (as amended) or other offering document.
The attached information contains certain tables and other statistical analyses (the “Computational Materials”) which have been prepared in reliance upon information furnished by the Mortgage Loan Sellers. Numerous assumptions were used in preparing the Computational Materials, which may or may not be reflected herein. As such, no assurance can be given as to the Computational Materials’ accuracy, appropriateness or completeness in any particular context; or as to whether the Computational Materials and/or the assumptions upon which they are based reflect present market conditions or future market performance. The Computational Materials should not be construed as either projections or predictions or as legal, tax, financial or accounting advice. You should consult your own counsel, accountant and other advisors as to the legal, tax, business, financial and related aspects of a purchase of these Certificates. Any weighted average lives, yields and principal payment periods shown in the Computational Materials are based on prepayment and/or loss assumptions, and changes in such prepayment and/or loss assumptions may dramatically affect such weighted average lives, yields and principal payment periods. In addition, it is possible that prepayments or losses on the underlying assets will occur at rates higher or lower than the rates shown in the attached Computational Materials. The specific characteristics of the Certificates may differ from those shown in the Computational Materials due to differences between the final underlying assets and the preliminary underlying assets used in preparing the Computational Materials. The principal amount and designation of any security described in the Computational Materials are subject to change prior to issuance. None of the Underwriters or any of their respective affiliates make any representation or warranty as to the actual rate or timing of payments or losses on any of the underlying assets or the payments or yield on the Certificates. The information in this presentation is based upon management forecasts and reflects prevailing conditions and management’s views as of this date, all of which are subject to change. In preparing this presentation, we have relied upon and assumed, without independent verification, the accuracy and completeness of all information available from public sources or which was provided to us by or on behalf of the Mortgage Loan Sellers or which was otherwise reviewed by us.
This document contains forward-looking statements. If and when included in this document, the words “expects”, “intends”, “anticipates”, “estimates” and analogous expressions and all statements that are not historical facts, including statements about our beliefs or expectations, are intended to identify forward-looking statements. Any forward-looking statements are made subject to risks and uncertainties which could cause actual results to differ materially from those stated. Those risks and uncertainties include, among other things, declines in general economic and business conditions, increased competition, changes in demographics, changes in political and social conditions, regulatory initiatives and changes in consumer preferences, many of which are beyond our control and the control of any other person or entity related to this offering. The forward-looking statements made in this document are made as of the date hereof. We have no obligation to update or revise any forward-looking statement.
BMO Capital Markets is a trade name used by BMO Financial Group for the wholesale banking businesses of Bank of Montreal, BMO Harris Bank N.A. (member FDIC), Bank of Montreal Europe p.l.c, and Bank of Montreal (China) Co. Ltd, the institutional broker dealer business of BMO Capital Markets Corp. (Member FINRA and SIPC) and the agency broker dealer business of Clearpool Execution Services, LLC (Member FINRA and SIPC) in the U.S., and the institutional broker dealer businesses of BMO Nesbitt Burns Inc. (Member Investment Industry Regulatory Organization of Canada and Member Canadian Investor Protection Fund) in Canada and Asia, Bank of Montreal Europe p.l.c. (authorized and regulated by the Central Bank of Ireland) in Europe and BMO Capital Markets Limited (authorized and regulated by the Financial Conduct Authority) in the UK and Australia.
Securities and investment banking activities in the United States are performed by Deutsche Bank Securities Inc., a member of NYSE, FINRA and SIPC, and its broker-dealer affiliates. Lending and other commercial banking activities in the United States are performed by Deutsche Bank AG and its banking affiliates.
Société Générale is the marketing name for SG Americas Securities, LLC.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 2 | ||
| Dated September 3, 2024 | BMO 2024-5C6 |
IMPORTANT NOTICE RELATING TO AUTOMATICALLY-GENERATED EMAIL DISCLAIMERS
Any legends, disclaimers or other notices that may appear at the bottom of any email communication to which this document is attached relating to (1) these materials not constituting an offer (or a solicitation of an offer), (2) no representation that these materials are accurate or complete and may not be updated or (3) these materials possibly being confidential, are not applicable to these materials and should be disregarded. Such legends, disclaimers or other notices have been automatically generated as a result of these materials having been sent via Bloomberg or another system.
THE CERTIFICATES REFERRED TO IN THESE MATERIALS ARE SUBJECT TO MODIFICATION OR REVISION (INCLUDING THE POSSIBILITY THAT ONE OR MORE CLASSES OF CERTIFICATES MAY BE SPLIT, COMBINED OR ELIMINATED AT ANY TIME PRIOR TO ISSUANCE OR AVAILABILITY OF A FINAL PROSPECTUS) AND ARE OFFERED ON A “WHEN, AS AND IF ISSUED” BASIS.
THE UNDERWRITERS MAY FROM TIME TO TIME PERFORM INVESTMENT BANKING SERVICES FOR, OR SOLICIT INVESTMENT BANKING BUSINESS FROM, ANY COMPANY NAMED IN THESE MATERIALS. THE UNDERWRITERS AND/OR THEIR AFFILIATES OR RESPECTIVE EMPLOYEES MAY FROM TIME TO TIME HAVE A LONG OR SHORT POSITION IN ANY CERTIFICATE OR CONTRACT DISCUSSED IN THESE MATERIALS.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 3 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| Collateral Characteristics | ||
Mortgage Loan Seller | Number of | Number of Mortgaged | Aggregate | % of IPB | Roll-up | Roll-up |
| CREFI | 5 | 17 | $133,196,089 | 19.7% | $133,196,089 | 19.7% |
| BMO | 4 | 4 | $103,488,000 | 15.3% | $103,488,000 | 15.3% |
| GACC | 3 | 3 | $43,400,000 | 6.4% | $79,978,947 | 11.8% |
| SMC | 4 | 4 | $55,025,000 | 8.1% | $78,446,053 | 11.6% |
| LMF | 4 | 6 | $73,850,000 | 10.9% | $73,850,000 | 10.9% |
| AREF2 | 4 | 4 | $70,995,542 | 10.5% | $70,995,542 | 10.5% |
| SGFC | 2 | 2 | $68,000,000 | 10.1% | $68,000,000 | 10.1% |
| UBS AG | 2 | 2 | $18,650,000 | 2.8% | $33,650,000 | 5.0% |
| GSMC | 2 | 2 | $28,600,000 | 4.2% | $33,600,000 | 5.0% |
| GSMC, GACC, UBS AG | 1 | 1 | $25,000,000 | 3.7% | - | - |
| GACC, SMC | 1 | 1 | $55,000,000 | 8.1% | - | - |
| Total: | 32 | 46 | $675,204,631 | 100.0% | $675,204,631 | 100.0% |
| Loan Pool(1) | ||
| Initial Pool Balance (“IPB”): | $675,204,631 | |
| Number of Mortgage Loans: | 32 | |
| Number of Mortgaged Properties: | 46 | |
| Average Cut-off Date Balance per Mortgage Loan: | $21,100,145 | |
| Weighted Average Current Mortgage Rate: | 6.66614% | |
| 10 Largest Mortgage Loans as % of IPB: | 56.3% | |
| Weighted Average Remaining Term to Maturity: | 59 months | |
| Weighted Average Seasoning: | 1 month | |
| Credit Statistics | ||
| Weighted Average UW NCF DSCR: | 1.62x | |
| Weighted Average UW NOI Debt Yield: | 11.3% | |
| Weighted Average Cut-off Date Loan-to-Value Ratio (“LTV”): | 58.7% | |
| Weighted Average Maturity Date/ARD LTV: | 58.6% | |
| Other Statistics | ||
| % of Mortgage Loans with Additional Debt: | 8.1% | |
| % of Mortgage Loans with Single Tenants(2): | 7.1% | |
| % of Mortgage Loans secured by Multiple Properties: | 13.1% | |
| Amortization | ||
| Weighted Average Original Amortization Term: | 360 months | |
| Weighted Average Remaining Amortization Term: | 358 months | |
| % of Mortgage Loans with Interest-Only: | 96.1% | |
| % of Mortgage Loans with Amortizing Balloon: | 3.9% | |
| Lockboxes | ||
| % of Mortgage Loans with Hard Lockboxes: | 45.9% | |
| % of Mortgage Loans with Springing Lockboxes: | 33.3% | |
| % of Mortgage Loans with Soft Lockboxes: | 14.9% | |
| % of Mortgage Loans with Soft (Multifamily); Hard (Retail) Lockbox: | 3.3% | |
% of Mortgage Loans with No Lockbox:
| 2.7% | |
| Reserves | ||
| % of Mortgage Loans Requiring Monthly Tax Reserves: | 78.4% | |
| % of Mortgage Loans Requiring Monthly Insurance Reserves: | 38.6% | |
| % of Mortgage Loans Requiring Monthly CapEx Reserves: | 84.0% | |
| % of Mortgage Loans Requiring Monthly TI/LC Reserves(3): | 64.5% | |
| (1) | The pool of mortgage loans includes a group of cross-collateralized mortgage loans, comprised of Loan Nos. 6 and 7. All metrics related to the crossed loans are presented on an aggregate basis. |
| (2) | Excludes mortgage loans that are secured by multiple properties leased to separate single tenants. |
| (3) | Calculated only with respect to the Cut-off Date Balance of mortgage loans secured or partially secured by office, retail and mixed use properties. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 4 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| Collateral Characteristics | ||
| Ten Largest Mortgage Loans |
| No. | Loan Name | City, State | Mortgage Loan Seller | No. of Prop. | Cut-off Date Balance | % of IPB | Square Feet / Rooms / Units | Property Type | UW NCF DSCR | UW NOI Debt Yield | Cut-off Date LTV | Maturity Date/ARD LTV |
| 1 | Bronx Terminal Market | Bronx, NY | GACC, SMC | 1 | $55,000,000 | 8.1% | 918,779 | Retail | 2.18x | 11.9% | 43.2% | 43.2% |
| 2 | Prime Northeast Portfolio | Various, Various | CREFI | 13 | $53,000,000 | 7.8% | 651,607 | Self Storage | 1.42x | 8.8% | 65.2% | 65.2% |
| 3 | Linx | Watertown, MA | SGFC | 1 | $53,000,000 | 7.8% | 185,015 | Mixed Use | 2.36x | 14.3% | 38.1% | 38.1% |
| 4 | Northbridge Centre | West Palm Beach, FL | BMO | 1 | $53,000,000 | 7.8% | 294,493 | Office | 1.55x | 11.3% | 60.6% | 60.6% |
| 5 | Cocoa Grand Apartments | Cocoa, FL | CREFI | 1 | $46,900,000 | 6.9% | 268 | Multifamily | 1.26x | 8.5% | 71.0% | 71.0% |
| 6 | Chandler Hotel Portfolio | Various, Various | LMF | 3 | $35,500,000 | 5.3% | 332 | Hospitality | 1.51x | 13.3% | 66.1% | 66.1% |
| 7 | TownePlace Suites Bowling Green | Bowling Green, KY | LMF | 1 | $8,000,000 | 1.2% | 101 | Hospitality | 1.51x | 13.3% | 66.1% | 66.1% |
| 8 | Nature Coast Commons | Spring Hill, FL | BMO | 1 | $28,500,000 | 4.2% | 225,806 | Retail | 1.49x | 11.4% | 64.2% | 64.2% |
| 9 | Moffett Towers Building D | Sunnyvale, CA | GSMC, GACC, UBS AG | 1 | $25,000,000 | 3.7% | 357,481 | Office | 1.83x | 13.2% | 48.3% | 48.3% |
| 10 | Horizons at the Village at Whitehall | Whitehall, PA | AREF2 | 1 | $22,370,000 | 3.3% | 154 | Multifamily | 1.30x | 8.3% | 66.4% | 66.4% |
| Top 3 Total/Weighted Average | 15 | $161,000,000 | 23.8% | 1.99x | 11.7% | 48.8% | 48.8% | |||||
| Top 5 Total/Weighted Average | 17 | $260,900,000 | 38.6% | 1.77x | 11.0% | 55.2% | 55.2% | |||||
| Top 10 Total/Weighted Average | 24 | $380,270,000 | 56.3% | 1.69x | 11.3% | 57.3% | 57.3% | |||||
| Non-Top 10 Total/Weighted Average | 22 | $294,934,631 | 43.7% | 1.53x | 11.3% | 60.6% | 60.3% | |||||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 5 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| Collateral Characteristics | ||
| Pari Passu Companion Loan Summary |
No. | Loan Name | Mortgage Loan Seller | Trust Cut-off Date Balance | Aggregate Pari Passu Loan Cut-off Date Balance | Controlling Pooling/Trust & Servicing Agreement | Master Servicer | Special Servicer | Related Pari Passu Loan(s) Securitizations | Related Pari Passu Loan(s) Original Balance |
| 1 | Bronx Terminal Market | GACC, SMC | $55,000,000 | $185,000,000 | BANK5 2024-5YR9(1) | Wells Fargo(1) | Midland(1) | BANK5 2024-5YR9 Future Securitization(s) | $50,210,526 $134,789,474 |
| 2 | Prime Northeast Portfolio | CREFI | $53,000,000 | $65,000,000 | BMO 2024-5C6(2) | Midland(2) | LNR(2) | Future Securitization(s) | $65,000,000 |
| 3 | Linx | SGFC | $53,000,000 | $41,000,000 | BMO 2024-5C6 | Midland | LNR | Future Securitization(s) | $41,000,000 |
| 4 | Northbridge Centre | BMO | $53,000,000 | $43,000,000 | BMO 2024-5C6(2) | Midland(2) | LNR(2) | Future Securitization(s) | $43,000,000 |
| 9 | Moffett Towers Building D | GSMC, GACC, UBS AG | $25,000,000 | $120,000,000 | BMO 2024-5C6(2) | Midland(2) | LNR(2) | Future Securitization(s) | $120,000,000 |
| 15 | 9950 Woodloch | AREF2 | $19,925,542 | $109,915,085 | WFCM 2024-5C1 | Wells Fargo | Argentic | WFCM 2024-5C1 BANK 2024-5YR8 Future Securitization(s) | $73,000,000 $29,500,000 $7,550,000 |
| 20 | Stonebriar Centre | SGFC | $15,000,000 | $240,000,000 | BMARK 2024-V9 | Midland | 3650 REIT | BMO 2024-5C5 BANK5 2024-5YR8 BMARK 2024-V9 | $40,000,000 $65,000,000 $89,000,000 |
| 21 | Northwoods Apartments | UBS AG | $14,000,000 | $20,782,000 | BMO 2024-5C6(2) | Midland(2) | LNR(2) | Future Securitization(s) | $20,782,000 |
| 22 | Gallup HQ | GACC | $12,900,000 | $58,600,000 | BMO 2024-5C5 | Midland | LNR | BMO 2024-5C5 BANK5 2024-5YR7 | $30,000,000 $28,600,000 |
| 24 | Arthouse Hotel | CREFI | $10,000,000 | $75,000,000 | BMO 2024-5C5 | Midland | LNR | BMO 2024-5C5 | $75,000,000 |
| 25 | 1025 Lenox Park Boulevard Northeast | GACC | $10,000,000 | $65,000,000 | BMO 2024-5C5 | Midland | LNR | BMO 2024-5C5 | $65,000,000 |
| (1) | In the case of Loan No. 1, until the securitization of the related controlling pari passu companion loan, the related whole loan is currently serviced and administered pursuant to the pooling and servicing agreement for the BANK5 2024-5YR9 securitization transaction by the parties thereto. Upon the securitization of the related controlling pari-passu companion loan, servicing of the related whole loan will shift to the servicers under the servicing agreement with respect to such future securitization transaction, which servicing agreement will become the Controlling Pooling/Trust & Servicing Agreement, provided, that CPPIB Credit Investments III Inc., as holder of the Note B, will be the initial controlling noteholder under the related co-lender agreement. |
| (2) | In the case of each of Loan Nos. 2, 4, 9 and 21, until the securitization of the related controlling pari passu companion loan, the related whole loan will be serviced and administered pursuant to the pooling and servicing agreement for the BMO 2024-5C6 securitization transaction by the parties thereto. Upon the securitization of the related controlling pari-passu companion loan, servicing of the related whole loan will shift to the servicers under the servicing agreement with respect to such future securitization transaction, which servicing agreement will become the Controlling Pooling/Trust & Servicing Agreement. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 6 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| Collateral Characteristics | ||
| Mortgaged Properties by Type |
Weighted Average | ||||||||
| Property Type | Property Subtype | Number of Properties | Cut-off Date Principal Balance | % of IPB | UW NCF DSCR | UW NOI DY | Cut-off Date LTV | Maturity Date/ARD LTV |
| Multifamily | Garden | 3 | $77,650,000 | 11.5% | 1.29x | 8.7% | 68.3% | 68.3% |
| Mid Rise | 8 | 77,113,000 | 11.4 | 1.37x | 9.1% | 65.4% | 65.4% | |
| Independent Living | 1 | 22,370,000 | 3.3 | 1.30x | 8.3% | 66.4% | 66.4% | |
| Student Housing | 1 | 18,100,000 | 2.7 | 1.50x | 12.2% | 60.7% | 60.7% | |
| Subtotal: | 13 | $195,233,000 | 28.9% | 1.34x | 9.2% | 66.2% | 66.2% | |
| Office | Suburban | 5 | $85,925,542 | 12.7% | 1.76x | 13.5% | 55.0% | 54.3% |
| CBD | 2 | $65,900,000 | 9.8 | 1.63x | 11.9% | 59.5% | 59.5% | |
| Medical | 1 | 6,546,089 | 1.0 | 1.59x | 13.8% | 50.0% | 47.4% | |
| Subtotal: | 8 | $158,371,631 | 23.5% | 1.70x | 12.9% | 56.7% | 56.2% | |
| Retail | Anchored | 2 | $83,500,000 | 12.4% | 1.94x | 11.7% | 50.4% | 50.4% |
| Super Regional Mall | 1 | 15,000,000 | 2.2 | 2.30x | 16.8% | 42.1% | 42.1% | |
| Subtotal: | 3 | $98,500,000 | 14.6% | 2.00x | 12.5% | 49.1% | 49.1% | |
| Mixed Use | Lab/Office | 1 | $53,000,000 | 7.8% | 2.36x | 14.3% | 38.1% | 38.1% |
| Multifamily/Retail | 2 | 41,600,000 | 6.2 | 1.24x | 8.8% | 64.5% | 64.5% | |
| Subtotal: | 3 | $94,600,000 | 14.0% | 1.87x | 11.9% | 49.7% | 49.7% | |
| Hospitality | Select Service | 2 | $36,400,000 | 5.4% | 1.52x | 13.1% | 63.2% | 63.2% |
| Extended Stay | 2 | $19,800,000 | 2.9 | 1.51x | 13.3% | 66.1% | 66.1% | |
| Full Service | 1 | 10,000,000 | 1.5 | 1.53x | 12.8% | 52.8% | 52.8% | |
| Limited Service | 1 | 9,300,000 | 1.4 | 1.51x | 13.3% | 66.1% | 66.1% | |
| Subtotal: | 6 | $75,500,000 | 11.2% | 1.52x | 13.1% | 62.9% | 62.9% | |
| Self Storage | Self Storage | 13 | $53,000,000 | 7.8% | 1.42x | 8.8% | 65.2% | 65.2% |
| Total / Weighted Average: | 46 | $675,204,631 | 100.0% | 1.62x | 11.3% | 58.7% | 58.6% | |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 7 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 8 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 9 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 10 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Sellers: | GACC, SMC | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance(1): | $55,000,000 | Title: | Leasehold | |
| Cut-off Date Principal Balance(1): | $55,000,000 | Property Type – Subtype: | Retail – Anchored | |
| % of IPB: | 8.1% | Net Rentable Area (SF): | 918,779 | |
| Loan Purpose: | Refinance | Location: | Bronx, NY | |
| Borrower: | BTM Development Partners, LLC | Year Built / Renovated: | 2009 / NAP | |
| Borrower Sponsor: | The Related Companies, L.P. | Occupancy: | 90.2% | |
| Interest Rate(2): | 5.18100% | Occupancy Date: | 4/19/2024 | |
| Note Date: | 8/6/2024 | 4th Most Recent NOI (As of): | $30,539,405 (12/31/2021) | |
| Maturity Date: | 8/6/2029 | 3rd Most Recent NOI (As of): | $31,251,930 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $30,756,078 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of): | $30,377,981 (3/31/2024 TTM) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 90.2% | |
| Amortization Type: | Interest Only | UW Revenues: | $46,320,029 | |
| Call Protection(3): | L(23),YM1(2),DorYM1(31),O(4) | UW Expenses: | $17,725,341 | |
| Lockbox / Cash Management: | Hard / Springing | UW NOI: | $28,594,688 | |
| Additional Debt(1): | Yes | UW NCF: | $27,492,153 | |
| Additional Debt Balance(1): | $185,000,000 / $140,000,000 | Appraised Value / Per SF(1): | $555,000,000 / $604 | |
| Additional Debt Type(1): | Pari Passu / B Note | Appraisal Date: | 4/30/2024 | |
| Escrows and Reserves(4) | Financial Information | |||||
| Initial | Monthly | Cap | Cut-off Date Loan / SF(1): | $261 | ||
| Taxes: | $0 | Springing | N/A | Maturity Date Loan / SF(1): | $261 | |
| Insurance: | $0 | Springing | N/A | Cut-off Date LTV(1): | 43.2% | |
| Replacement Reserves: | $0 | Springing | $547,400 | Maturity Date LTV(1): | 43.2% | |
| TI / LC Reserve: | $874,981 | Springing | $1,696,118 | UW NCF DSCR(1): | 2.18x | |
| Other Reserve: | $9,000,000 | Springing | N/A | UW NOI Debt Yield(1): | 11.9% | |
| Sources and Uses | ||||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | |||
| Senior Loan(1): | $240,000,000 | 61.0 | % | Loan Payoff: | $376,708,834 | 95.8 | % | |
| Subordinate Companion Loan(1): | 140,000,000 | 35.6 | % | Upfront Reserves: | 9,874,981 | 2.5 | % | |
| Borrower Sponsor Equity: | 13,238,721 | 3.4 | % | Closing Costs: | 6,654,906 | 1.7 | % | |
| Total Sources: | $393,238,721 | 100.0 | % | Total Uses: | $393,238,721 | 100.0 | % | |
| (1) | The Bronx Terminal Market Mortgage Loan (as defined below) is part of The Bronx Terminal Market Whole Loan (as defined below) which is comprised of 21 senior pari passu promissory notes and one subordinate B-note, with an aggregate original principal balance and Cut-off Date Balance of $380,000,000. The Financial Information in the chart above is based on the aggregate outstanding principal balance as of the Cut-off Date of the Bronx Terminal Market Senior Loan (as defined below). The Cut-off Date Loan / SF, Maturity Date Loan / SF, Cut-off Date LTV, Maturity Date LTV, UW NCF DSCR and UW NOI Debt Yield figures presented above are based on the Bronx Terminal Market Senior Loan. The Cut-off Date Loan/ SF, Maturity Date Loan/ SF, Cut-off Date LTV, Maturity Date LTV, UW NCF DSCR and UW NOI Debt Yield figures based upon the Bronx Terminal Market Whole Loan are $414, $414, 68.5%, 68.5%, 1.07x, and 7.5%, respectively. |
| (2) | Interest rate represents the interest rate of the Bronx Terminal Market Senior Loan. The interest rate of the Bronx Terminal Market Subordinate Companion Loan (as defined below) is 9.20000% per annum. |
| (3) | The defeasance lockout period will be at least 25 payment dates beginning with and including the first payment date on September 6, 2024. Defeasance of the Bronx Terminal Market Whole Loan in full is permitted at any time after the earlier to occur of (i) September 6, 2027 or (ii) the date that is two years from the closing date of the securitization that includes the last pari passu note to be securitized. In addition, on any business day on and after August 6, 2026 voluntary prepayment of the Bronx Terminal Market Whole Loan is permitted in whole (but not in part), together with, if such voluntary prepayment occurs prior to the monthly payment date that occurs prior to May 6, 2029, a prepayment fee equal to the greater of (x) 1.00% of the principal amount of the Bronx Terminal Market Whole Loan being prepaid and (y) a yield maintenance premium. The assumed defeasance lockout period of 25 payments is based on the expected BMO 2024-5C6 securitization closing date in September 2024. The actual defeasance lockout period may be longer. |
| (4) | Please see “Escrows and Reserves” below for further discussion of reserve information. |
The Loan. The largest mortgage loan (the “Bronx Terminal Market Mortgage Loan”) is part of a whole loan with an original principal balance and Cut-off Date Balance of $380,000,000 (the “Bronx Terminal Market Whole Loan”) secured by the borrower’s leasehold interest in a 918,779 SF, multi-level, anchored retail center, connected via a six-level, 2,602 stall parking garage located in Bronx, New York (the “Bronx Terminal Market Property”). The Bronx Terminal Market Whole Loan was co-originated on August 6, 2024 by German American Capital Corporation (“GACC”), Wells Fargo Bank, National
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 11 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
Association (“WFB”), Bank of America, National Association (“BANA”) and Starwood Mortgage Capital LLC (“SMC”). The Bronx Terminal Market Whole Loan is comprised of 21 senior pari passu promissory notes with an aggregate original principal balance and Cut-off Date Balance of $240,000,000 (the “Bronx Terminal Market Senior Loan”) and one subordinate B-note with an original principal balance and Cut-off Date Balance of $140,000,000 (the “Bronx Terminal Market Subordinate Companion Loan”). The Bronx Terminal Market Senior Loan accrues interest at a fixed rate of 5.18100% per annum and the Bronx Terminal Market Subordinate Companion Loan accrues interest at a fixed rate of 9.20000% per annum. The Bronx Terminal Market Mortgage Loan is evidenced by the non-controlling Notes A-2 and A-4 with an aggregate original principal balance and Cut-off Date Balance of approximately $31,578,947, which will be contributed by GACC, and the non-controlling Notes A-6, A-7, and A-10 with an aggregate original principal balance and Cut-off Date Balance of approximately $23,421,053, which will be contributed by SMC. The Bronx Terminal Market Whole Loan has a five-year term, is interest-only for the entire term and accrues interest on an Actual/360 basis. The scheduled maturity date of the Bronx Terminal Market Whole Loan is August 6, 2029.
The Bronx Terminal Market Whole Loan will initially be serviced pursuant to the pooling and servicing agreement for the BANK5 2024-5YR9 securitization trust, provided that from and after the securitization of Note A-1, the Bronx Terminal Market Whole Loan will be serviced pursuant to the pooling and servicing agreement for the securitization trust to which Note A-1 is contributed. The relationship between the holders of the Bronx Terminal Market Whole Loan is governed by a co-lender agreement. See “Description of the Mortgage Pool—The Whole Loans—The Bronx Terminal Market Pari Passu-AB Whole Loan” and “The Pooling and Servicing Agreement” in the Preliminary Prospectus.
The table below identifies the promissory notes that comprise the Bronx Terminal Market Whole Loan:
| Whole Loan Summary | ||||
| Note | Original Balance | Cut-off Date Balance | Note Holder | Controlling Piece |
| A-1(1) | $40,000,000 | $40,000,000 | GACC | No(2) |
| A-2 | $20,000,000 | $20,000,000 | BMO 2024-5C6 | No |
| A-3(1) | $15,000,000 | $15,000,000 | GACC | No |
| A-4 | $11,578,947 | $11,578,947 | BMO 2024-5C6 | No |
| A-5(1) | $5,000,000 | $5,000,000 | GACC | No |
| A-6 | $10,000,000 | $10,000,000 | BMO 2024-5C6 | No |
| A-7 | $10,000,000 | $10,000,000 | BMO 2024-5C6 | No |
| A-8(1) | $10,000,000 | $10,000,000 | SMC | No |
| A-9(1) | $10,000,000 | $10,000,000 | SMC | No |
| A-10 | $3,421,053 | $3,421,053 | BMO 2024-5C6 | No |
| A-11(1) | $4,578,947 | $4,578,949 | SMC | No |
| A-12 | $30,000,000 | $30,000,000 | BANK5 2024-5YR9 | No |
| A-13 | $10,000,000 | $10,000,000 | BANK5 2024-5YR9 | No |
| A-14 | $4,500,000 | $4,500,000 | BANK5 2024-5YR9 | No |
| A-15 | $3,210,526 | $3,210,526 | BANK5 2024-5YR9 | No |
| A-16 | $2,500,000 | $2,500,000 | BANK5 2024-5YR9 | No |
| A-17(1) | $30,000,000 | $30,000,000 | BANA | No |
| A-18(1) | $10,000,000 | $10,000,000 | BANA | No |
| A-19(1) | $4,500,000 | $4,500,000 | BANA | No |
| A-20(1) | $3,210,526 | $3,210,526 | BANA | No |
| A-21(1) | $2,500,000 | $2,500,000 | BANA | No |
| Senior Loan | $240,000,000 | $240,000,000 | ||
| B-1 | $140,000,000 | $140,000,000 | CPPIB Credit Investments III Inc. | Yes(2) |
| Subordinate Companion Loan | $140,000,000 | $140,000,000 | ||
| Whole Loan | $380,000,000 | $380,000,000 | ||
| (1) | Expected to be contributed to one or more future securitization transactions. |
| (2) | The Bronx Terminal Market Whole Loan is an AB whole loan, and the controlling note as of the date hereof is Note B. Upon the occurrence of certain trigger events specified in the co-lender agreement, however, control will generally shift to Note A-1. See “Description of the Mortgage Pool— The Whole Loans—The Bronx Terminal Market Pari Passu-AB Whole Loan” in the Preliminary Prospectus for more information regarding the manner in which control shifts under the Bronx Terminal Market Whole Loan. |
The Property. The Bronx Terminal Market Property is comprised of the borrower’s leasehold interest in a four building, 918,779 SF, multi-level, anchored retail center, connected via a six-level, 2,602 space parking garage located in the Bronx, New York. Completed in 2009, the Bronx Terminal Market Property features a well-known anchor tenant profile along with street level retail, restaurant and mixed-use space. The top five tenants at the Bronx Terminal Market Property account for 595,744 SF (64.8% NRA) and include Target, BJ’s Wholesale Club, Home Depot, Food Bazaar and Burlington Coat Factory. The Bronx Terminal Market Property is located on the Bronx riverfront and a short distance from Yankee Stadium within a
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 12 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
residential neighborhood with access to public transportation nodes including the Major Deegan Expressway and the Yankees East 153rd Street Metro North Station.
As of April 19, 2024, the Bronx Terminal Market Property was 90.2% leased to 21 tenants with a 7.7-year weighted average remaining lease term. The Bronx Terminal Market Property is anchored by Target (Moody’s: A2, Fitch: A, S&P: A), BJ’s Wholesale Club (S&P: BB+), and Home Depot (Moody’s: A2, Fitch: A, S&P: A ), all three of which have been in occupancy at the Bronx Terminal Market Property since delivery. The Bronx Terminal Market Property’s tenant mix also includes other well-established national retailers (such as Burlington Coat Factory, Best Buy, and Skechers), the largest supermarket location in the Bronx (Food Bazaar), and numerous cultural, educational, and lifestyle offerings (Universal Hip Hop Museum, City University of NY, Chuck E. Cheese, GameStop, and GNC, among others).
Major Tenants. The three largest tenants at the Bronx Terminal Market Property are Target, BJ’s Wholesale Club, and Home Depot.
Target (188,446 square feet; 20.5% of NRA; 4.6% of underwritten base rent) – Target (Moody’s: A2 / Fitch: A / S&P: A) operates as a general merchandise retailer, selling products to its guests through its stores and digital channels. Founded in 1962, Target is headquartered in Minneapolis, Minnesota and has 1,956 stores in all 50 states and the District of Columbia. Prior to its original opening at the Bronx Terminal Market Property, Target elected to prepay approximately $46.4 million of base rent (residual in-place base rent is 80.9% below the appraisal’s market rent). At the Bronx Terminal Market Property, Target has consecutive, five-year renewal options until the ground lease maturity and no termination options.
BJ’s Wholesale Club (130,099 square feet; 14.2% of NRA; 19.9% of underwritten base rent) – BJ's Wholesale Club Holdings, Inc. (S&P: BB+) is a warehouse club operator concentrated primarily in the eastern half of the United States. Founded in 1984, the company has more than 6.5 million members paying annual fees to gain access to savings on groceries and general merchandise and services. At the Bronx Terminal Market Property, BJ’s Wholesale Club has four, five-year renewal options until ground lease maturity and no termination options.
Home Depot (124,955 SF; 13.6% of NRA; 24.1% of underwritten base rent) – The Home Depot, Inc. (Moody’s: A2 / Fitch: A / S&P: A) is a home improvement retailer offering an assortment of building materials, home improvement products, lawn and garden products, décor products, and facilities maintenance, repair, and operations products. The company also provides a number of services, including home improvement installation services and tool and equipment rental. At the Bronx Terminal Market Property, Home Depot has four, five-year renewal options and no termination options.
The following information presents certain information relating to the historical occupancy of the Bronx Terminal Market Property:
| Historical and Current Occupancy(1) | |||
| 2021 | 2022 | 2023 | Current(2) |
| 98.6% | 98.4% | 98.4% | 90.2% |
| (1) | Historical occupancies are as of December 31 of each respective year. |
| (2) | Current occupancy is based on the underwritten rent roll as of April 19, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 13 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
The following table presents certain information relating to the major tenants at the Bronx Terminal Market Property:
| Top Tenant Summary(1) | |||||||||
| Tenant | Ratings Moody’s/S&P/Fitch(2) | Net Rentable Area (SF) | % of Total NRA | UW Base Rent PSF | UW Base Rent | % of Total UW Base Rent | Lease Exp. Date | ||
| Target | A2/A/A | 188,446 | 20.5 | % | $6.70(4) | 1,262,964 | 4.6 | % | 10/14/2033 |
| BJ's Wholesale Club | NR/BB+/NR | 130,099 | 14.2 | % | $42.14 | 5,481,721 | 19.9 | % | 8/2/2029 |
| Home Depot | A2/A/A | 124,955 | 13.6 | % | $53.24 | 6,652,604 | 24.1 | % | 2/28/2034 |
| Food Bazaar | NR/NR/NR | 77,915 | 8.5 | % | $31.94 | 2,488,352 | 9.0 | 9/30/2039 | |
| Burlington Coat Factory | NR/BB+/NR | 74,329 | 8.1 | % | $31.46 | 2,338,390 | 8.5 | % | 1/31/2028 |
| Best Buy | A3/BBB+/NR | 52,086 | 5.7 | % | $37.00 | 1,927,182 | 7.0 | % | 3/31/2030 |
| Raymour & Flanigan | NR/NR/NR | 46,253 | 5.0 | % | $25.94 | 1,200,000 | 4.3 | % | 10/31/2027 |
| City University of New York | NR/NR/AA- | 26,627 | 2.9 | $64.32 | 1,712,586 | 6.2 | 7/31/2027 | ||
| LIDL(3)(4) | NR/NR/NR | 23,204 | 2.5 | % | $43.10 | 1,000,000 | 3.6 | % | 10/31/2039 |
| Chuck E. Cheese | NR/NR/NR | 19,834 | 2.2 | % | $39.93 | 791,972 | 2.9 | % | 12/31/2028 |
| Major Tenants | 763,748 | 83.1 | % | $32.54 | $24,855,772 | 90.0 | % | ||
| Other Tenants | 65,404 | 7.1 | % | $42.13 | 2,755,729 | 10.0 | % | ||
| Occupied Collateral Total | 829,152 | 90.2 | % | $33.30 | $27,611,501 | 100.0 | % | ||
| Vacant Space | 89,627 | 9.8 | % | ||||||
| Collateral Total | 918,779 | 100.0 | % | ||||||
| (1) | Based on the underwritten rent roll as of April 19, 2024. |
| (2) | In certain instances, ratings provided are those of the parent company of the entity shown, whether or not the parent company guarantees the lease. |
| (3) | LIDL has executed a lease to occupy 23,204 square feet at the Bronx Market Terminal Property but is not yet in occupancy. The tenant’s estimated lease commencement date is November 1, 2024. |
| (4) | If the delivery conditions specified in the lease are not satisfied within 365 days (subject to extension for tenant delays and certain excusable delays) after the estimated commencement date determined pursuant to the lease, then either the tenant or the landlord (in each case if such failure is not due to its own delay) may terminate the lease. In addition, the tenant has a termination option if it does not obtain certain permits from the Building Department of the City of New York by a specified series of dates set forth in the lease. |
The following table presents certain information relating to the lease rollover schedule at the Bronx Terminal Market Property:
| Lease Rollover Schedule(1)(2) | |||||||||||||||
| Year | Number of Leases Expiring | Net Rentable Area Expiring | % of NRA Expiring | UW Base Rent Expiring | % of UW Base Rent Expiring | Cumulative Net Rentable Area Expiring | Cumulative % of NRA Expiring | Cumulative UW Base Rent Expiring | Cumulative % of UW Base Rent Expiring | ||||||
| Vacant | NAP | 89,627 | 9.8 | % | NAP | NA | P | 89,627 | 9.8% | NAP | NAP | ||||
| 2024 & MTM | 1 | 1,980 | 0.2 | % | $70,000 | 0.3 | % | 91,607 | 10.0% | $70,000 | 0.3% | ||||
| 2025 | 2 | 5,218 | 0.6 | % | 302,740 | 1.1 | 96,825 | 10.5% | $372,740 | 1.3% | |||||
| 2026 | 1 | 8,741 | 1.0 | % | 349,640 | 1.3 | 105,566 | 11.5% | $722,380 | 2.6% | |||||
| 2027 | 3 | 84,880 | 9.2 | % | 3,406,986 | 12.3 | 190,446 | 20.7% | $4,129,366 | 15.0% | |||||
| 2028 | 4 | 112,381 | 12.2 | % | 3,594,042 | 13.0 | 302,827 | 33.0% | $7,723,408 | 28.0% | |||||
| 2029 | 2 | 136,760 | 14.9 | % | 6,045,908 | 21.9 | 439,587 | 47.8% | $13,769,316 | 49.9% | |||||
| 2030 | 1 | 52,086 | 5.7 | % | 1,927,182 | 7.0 | 491,673 | 53.5% | $15,696,498 | 56.8% | |||||
| 2031 | 0 | 0 | 0.0 | % | 0 | 0.0 | 491,673 | 53.5% | $15,696,498 | 56.8% | |||||
| 2032 | 0 | 0 | 0.0 | % | 0 | 0.0 | 491,673 | 53.5% | $15,696,498 | 56.8% | |||||
| 2033 | 1 | 188,446 | 20.5 | % | 1,262,964 | 4.6 | 680,119 | 74.0% | $16,959,462 | 61.4% | |||||
| 2034 | 3 | 129,048 | 14.0 | % | 6,823,967 | 24.7 | 809,167 | 88.1% | $23,783,429 | 86.1% | |||||
| 2035 & Beyond | 3 | 109,612 | 11.9 | % | $3,828,072 | 13.9 | % | 918,779 | 100.0% | $27,611,501 | 100.0% | ||||
| Total | 21 | 918,779 | 100.0 | % | $27,611,501 | 100.0 | % | ||||||||
| (1) | Based on the underwritten rent roll as of April 19, 2024. |
| (2) | Certain tenants may have lease termination options that were not taken into account in the Lease Rollover Schedule. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 14 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
The following table presents certain information relating to the historical operating results and underwritten cash flows of the Bronx Terminal Market Property:
| Operating History and Underwritten Net Cash Flow | ||||||||
| 2021 | 2022 | 2023 | TTM(1) | Underwritten | Per Square Foot | %(2) | ||
Rents in Place | $29,922,700 | $30,411,117 | $29,994,500 | $29,571,181 | $27,611,501 | $30.05 | 53.7 | % |
| Vacant Income | 0 | 0 | 0 | 0 | 5,098,835 | 5.55 | 9.9 | |
| Rent Steps | 0 | 0 | 0 | 0 | 651,989(3) | 0.71 | 1.3 | |
| Rent Step Credit | 0 | 0 | 0 | 0 | 61,190(4) | 0.07 | 0.1 | |
| Reimbursements | 11,887,079 | 11,990,961 | 12,369,626 | 11,746,374 | 11,799,331 | 12.84 | 22.9 | |
| Other Income(5) | 5,646,293 | 5,765,693 | 5,693,876 | 6,103,944 | 6,196,018 | 6.74 | 12.1 | |
| Gross Potential Income | $47,456,072 | $48,167,771 | $48,058,002 | $47,421,498 | $51,418,865 | $55.96 | 100.0 | % |
| (Vacancy) | 0 | 0 | 0 | 0 | (5,098,835) | (5.55) | (11.0 | ) |
| Effective Gross Income | $47,456,072 | $48,167,771 | $48,058,002 | $47,421,498 | $46,320,029 | $50.41 | 100.0 | % |
| Real Estate Taxes(6) | 1,951,556 | 1,970,892 | 2,021,028 | 2,036,650 | 3,261,247 | 3.55 | 7.0 | |
| Insurance | 607,856 | 803,176 | 1,075,421 | 1,144,688 | 1,071,032 | 1.17 | 2.3 | |
| Ground Rent Expense | 935,452 | 961,531 | 1,078,546 | 1,061,574 | 1,371,008 | 1.49 | 3.0 | |
| Other Operating Expenses | 13,421,802 | 13,180,241 | 13,126,929 | 12,800,606 | 12,022,055 | 13.08 | 26.0 | |
| Total Expenses | $16,916,667 | $16,915,840 | $17,301,924 | $17,043,518 | $17,725,341 | $19.29 | 38.3 | % |
| Net Operating Income | $30,539,405 | $31,251,930 | $30,756,078 | $30,377,981 | $28,594,688 | $31.12 | 61.7 | % |
| Capital Expenditures | 0 | 0 | 0 | 0 | 183,756 | 0.20 | 0.4 | |
| TI/LC | 0 | 0 | 0 | 0 | 918,779 | 1.00 | 2.0 | |
| Net Cash Flow | $30,539,405 | $31,251,930 | $30,756,078 | $30,377,981 | $27,492,153 | $29.92 | 59.4 | % |
| (1) | TTM represents the trailing 12-month period ending March 31, 2024. |
| (2) | % column represents percent of Total Gross Income for all revenue lines and represents percent of Effective Gross Income for the remainder of fields. |
| (3) | Represents rent steps through July 23, 2025. |
| (4) | Represents straight line rent averaging for investment grade tenants. |
| (5) | Other Income includes revenue from percentage rent, parking income and other miscellaneous income. |
| (6) | The Bronx Terminal Market Property benefits from a payment in lieu of taxes (“PILOT”) arrangement with the City of New York that expires in the 2032/2033 tax year. The exemption amount is 100% in tax year 2023/2024, and thereafter reduces by 10% per year through expiration. The Bronx Terminal Market Mortgage Loan matures in 2029. In tax year 2023/2024, unabated taxes were estimated to be $13,436,971. Underwritten property taxes of $3,261,247 are based on the borrower’s budgeted amount, which takes into account the PILOT exemption. |
Appraisal. According to the appraisal, the Bronx Terminal Market Property had an “as-is” appraised value of $555,000,000 as of April 30, 2024. The table below shows the appraisal’s “as-is” conclusions.
| Appraisal Valuation Summary(1) | ||
| Appraisal Approach | Appraised Value | Capitalization Rate(2) |
| Income Capitalization Approach | $555,000,000 | 5.23% |
| (1) | Source: Appraisal. |
| (2) | The appraisal used a discounted cash flow approach to arrive at the appraised value. The capitalization rate shown above represents the overall capitalization rate. |
Environmental. According to the Phase I environmental site assessment dated May 1, 2024 (the “ESA”), there was no evidence of any recognized environmental conditions at the Bronx Terminal Market Property. The ESA identified a CREC related to prior on-site industrial uses. See “Description of the Mortgage Pool—Environmental Considerations” in the Preliminary Prospectus.
The Market. The Bronx Terminal Market Property is located within the Concourse neighborhood of the Bronx, which has been improved by several development projects in recent years. According to a third party report, the Bronx is currently the third most densely populated county across the United States with the fastest observed population growth since 2010. Additionally, the Penn Station Access Project is expected to be completed in 2027, which is expected to bring four new rail stations to the Bronx and improve existing tracks and bridges.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 15 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
The Bronx Terminal Market Property is located adjacent to the Bronx Point development, which is expected to include 540 affordable multifamily units (projected delivery in 2024), educational community facilities, cultural space, and several food and beverage outlets. Additional development underway adjacent to the Bronx Terminal Market Property includes the 300,000 SF Success Academy Charter School, which is expected to serve 2,400 children in grades K-12 and strengthen foot traffic at the Bronx Terminal Market Property, and is expected to be delivered in 2025.
According to the appraisal, the Bronx Terminal Market Property is located in the Bronx submarket, which contains 5.3 million SF of retail space across 27 shopping centers as of the first quarter of 2024. The submarket reported average asking rents of $51.95 with a vacancy rate of 5.8%.
According to the appraisal, the 2022 population within a 0.5-, 1-, and 1.5 mile radius of the Bronx Terminal Market Property was 23,422, 194,242, and 464,962, respectively, and the average household income within the same radii was $59,248, $64,363 and $60,775, respectively.
The following table presents certain information relating to comparable retail centers for the Bronx Terminal Market Property:
| Competitive Property Summary(1) | |||||
Property Name Location | Year Built / Renovated | Total NRA (SF) | Total Occupancy | Distance to Subject | Anchor / Major Tenants |
Bronx Terminal Market 610 Exterior Street Bronx, NY | 2009 / NAP | 918,779(2) | 90.2%(2) | Target BJ’s Wholesale Club Home Depot | |
Bay Plaza Shopping Center 2136-2210 Bartow Avenue Bronx, NY | 1998/2004 | 1,313,640 | 100% | 10.2 miles | AMC Theaters Stop & Shop Burlington P.C. Richard & Son Marshalls Bob’s Discount Furniture Ashley HomeStore Staples |
East River Plaza 520 East 117th Street Bronx, NY | 2009/NAP | 531,541 | 93% | 1.0 mile | Target Costco Burlington |
The Shops at Marble Hill 40 West 225th Street Bronx, NY | 2004/NAP | 238,549 | 100% | 4.8 miles | Target Marshalls |
Bruckner Commons 1998 Bruckner Boulevard Bronx, NY | 1964/1989 | 369,301 | 89% | 4.4 miles | Target Burlington Leonardo Furniture |
| (1) | Source: Appraisal unless otherwise indicated. |
| (2) | Based on the underwritten rent roll as of April 19, 2024. |
The Borrower. The borrower is BTM Development Partners, LLC, a New York limited liability company and single purpose entity with a Delaware limited liability company sole member that is a single purpose entity with two independent directors. Legal counsel to the borrower delivered a non-consolidation opinion in connection with the origination of the Bronx Terminal Market Whole Loan.
The Borrower Sponsor. The borrower sponsor is The Related Companies, L.P. (“Related”). Founded in 1972, Related is a privately-owned, fully integrated global real estate and lifestyle company with experience in many aspects of development, acquisition, management, finance, marketing, and sales. Headquartered in New York City, Related has offices and major developments in Boston, Chicago, Los Angeles, San Francisco, West Palm Beach, Miami, Washington, D.C., Abu Dhabi and London, and has a team of approximately 4,000 professionals.
Property Management. The Bronx Terminal Market Property is managed by Related BTM Development Partners, LLC, an affiliate of the borrower.
Escrows and Reserves. At origination, the borrower deposited (i) approximately $874,981 for outstanding leasing expenses related to LIDL, Modern Nails, Wingstop and Best Buy and (ii) $9,000,000 for 37,692 rentable square feet as to which a lease with the Department of Motor Vehicles (“DMV”) was being negotiated as of the origination date (the “DMV Space”).
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 16 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
Tax Escrows – During the continuance of a Cash Sweep Event Period (as defined below), the borrower is required make monthly deposits equal to 1/12th of the annual estimated tax payments during the next ensuing 12 months.
Insurance Escrows – During the continuance of a Cash Sweep Event Period, the borrower is required to make monthly deposits equal to 1/12th of the annual estimated insurance premiums, however, provided no event of default is continuing, the borrower will not be required to make such monthly deposits so long as the Bronx Terminal Market Property is insured under a blanket policy and the borrower provides evidence of renewal and proof of payment of insurance premiums. The monthly insurance escrow is currently suspended.
Replacement Reserve – During the continuance of a Cash Sweep Event Period, the borrower is required to escrow $22,808 per month for capital expenditures, capped at $547,400.
TI / LC Reserve – During the continuance of a Cash Sweep Event Period, the borrower is required to escrow an amount equal to approximately $70,672 per month for tenant improvements and leasing commissions, capped at $1,696,118.
Ground Rent Reserve – During the continuance of a Cash Sweep Event Period, the borrower is required to make monthly deposits equal to the ground rent that will be payable under the ground lease for the month immediately following the month in which such monthly payment date occurs.
DMV Space Funds – The Bronx Terminal Market Whole Loan documents required the borrower to deposit $9,000,000 at origination on account of the lease that was being negotiated with the DMV for the DMV Space. The lender will be required to disburse these funds to the borrower as follows:
| ● | Upon the DMV lease being fully executed by all parties within 180 days of loan closing; provided, if a Cash Sweep Event Period is occurring, the lender will be required to disburse the funds to pay for leasing expenses related to the DMV space, |
| ● | If the DMV lease is not fully executed within 180 days of origination, the lender will be required to disburse funds to pay for leasing expenses related to one or more qualifying substitute leases. If and when all the premises to be leased under the DMV lease has been leased under one or more qualifying substitute leases and leasing expenses related to qualifying substitute leases have been paid in full, the lender will be required to release any remaining DMV Space Funds to the borrower; provided, no Cash Sweep Event Period is continuing. |
| ● | If the DMV lease is not fully executed by all parties within the earlier of 180 days of origination or the date it is determined that the DMV lease will not be executed (the “DMV Negotiation End Date”), upon 5 days’ notice, the borrower can elect to use the DMV Space Funds to prepay the Bronx Terminal Market Subordinate Companion Loan without payment of yield maintenance provided that the prepayment is made within 30 days of the DMV Negotiation End Date. |
Lockbox / Cash Management. The Bronx Terminal Market Whole Loan is structured with a hard lockbox and springing cash management. The borrower is required to cause all tenants at the Bronx Terminal Market Property to pay rents directly into the account controlled by the lender (the “Lockbox Account”), and to deposit any rents otherwise received by the borrower or property manager into such Lockbox Account within two business days after receipt. Prior to a Cash Sweep Event Period, all funds in the Lockbox Account will be swept daily to the borrower’s operating account. During the continuance of a Cash Sweep Event Period, all funds deposited into the Lockbox Account are required to be swept each business day into a deposit account controlled by the lender (the “Cash Management Account”) to be applied and disbursed in accordance with the Bronx Terminal Market Whole Loan documents (i) to make the required deposits (if any) into the tax, insurance and ground rent reserves, and to pay debt service on the Bronx Terminal Market Whole Loan, (ii) to pay operating expenses and capital expenses in accordance with the annual budget (which must be reasonably approved by the lender) or that are not in excess of 5.00% of the budgeted amount, and lender-approved extraordinary expenses, (iii) to make the required deposits (if any) into the replacement reserve and TI/LC reserve, and (iv) to deposit any remaining account into an excess cash flow account to be held as additional collateral during the continuance of such Cash Sweep Event Period; provided that (x) the borrower may use funds in such account to pay for debt service (with lender’s reasonable consent), reserve payments, operating expenses, leasing expenses and extraordinary expenses and (y) if an event of default is continuing under the Bronx Terminal Market Whole Loan, the lender may apply funds in the Cash Management Account to the payment of the debt in any order as it may determine.
A “Cash Sweep Event Period” means a period commencing upon the occurrence of (i) an event of default under the Bronx Terminal Market Whole Loan documents, (ii) any bankruptcy action involving the borrower, or (iii) the trailing 12-month
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 17 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 1 – Bronx Terminal Market | ||
period debt service coverage ratio falling below 1.10x for one calendar quarter, and expiring upon (a) with respect to clause (i) above, the cure of such event of default, (b) with respect to clause (ii) above, if the filing is an involuntary bankruptcy filing against the borrower, the discharge or dismissal of such filing within 60 days of such filing; and (c) with respect to clause (iii) above, the trailing 12-month debt service coverage ratio being at least 1.10x for one calendar quarter.
Subordinate and Mezzanine Debt. The Bronx Terminal Market Property also secures the Bronx Terminal Market Subordinate Companion Loan, which has a Cut-off Date principal balance of $140,000,000. The Bronx Terminal Market Subordinate Companion Loan is coterminous with the Bronx Terminal Market Senior Loan and accrues interest at a rate of 9.20000% per annum. The Bronx Terminal Market Senior Loan is senior in right of payment to the Bronx Terminal Market Subordinate Companion Loan. The holders of the Bronx Terminal Market Mortgage Loan, the Bronx Terminal Market Senior Loan and the Bronx Terminal Market Subordinate Companion Loan have entered into a co-lender agreement which sets forth the allocation of collections on the Bronx Terminal Market Whole Loan.
| Subordinate Note Summary | ||||||||
| B-Note Original Principal Balance | B-Note Interest Rate | Original Term (mos.) | Original Amort. Term (mos.) | Original IO Term (mos.) | Whole Loan UW NCF DSCR(1) | Whole Loan UW NOI DY | Whole Loan Cutoff Date LTV | |
| Bronx Terminal Market Subordinate Companion Loan | $140,000,000 | 9.20000% | 60 | 0 | 60 | 1.07x | 7.5% | 68.5% |
| (1) | The Whole Loan UW NCF DSCR calculated according to the Cash Sweep Event Period definition in the Bronx Terminal Market Whole Loan documents is equal to or greater than 1.10x. |
Permitted Future Mezzanine and Subordinate Debt. Not permitted.
Partial Release. On any business day after February 6, 2025, provided that no Cash Sweep Event Period is continuing under the Bronx Terminal Market Whole Loan documents, the borrower may obtain the free release (without prepayment or defeasance) of a parcel of the Bronx Terminal Market Property depicted under the ground lease as the “Hotel Site” provided that, among other conditions, (i) the Hotel Site is a legally subdivided parcel separate from the remainder of the Bronx Terminal Market Property and is on a separate tax lot from the remainder of the Bronx Terminal Market Property; (ii) the Hotel Site is severed from the ground lease in accordance with the terms thereof and leased by the ground lessor to another tenant other than the borrower; and (iii) if a securitization of the Bronx Terminal Market Whole Loan has occurred, the lender receives a REMIC opinion with respect to the release.
Ground Lease. The Bronx Terminal Market Property consists of a ground leasehold interest pursuant to a 49-year ground lease from the City of New York, which expires on September 13, 2055 and has five consecutive ten year renewal options. Commencing August 2, 2024 and every five years thereafter, the ground tenant is required to pay ground rent equal to the greater of (i) 105% of the immediately preceding adjusted base amount or (ii) 5.0% of gross revenues (defined as all rent received from subtenants minus (a) a management fee in the amount of 3% of rent from subtenants received by the ground tenant and (b) aggregate compensation and associated costs and expenses for two on-site personnel engaged in the operation of the Bronx Terminal Market Property). As part of Target's lease, the tenant paid an upfront buydown of its rent of $46,394,000. Gross revenues utilized to calculate percent ground rent include an amortized imputed annual gross revenue amount from the Target buydown, calculated at an annual rate of 6.9% of the total buydown. The underwritten annual ground rent is $1,371,008 based on lender’s underwriting assumptions. The 2023 ground rent was $1,078,546. In addition, the Bronx Terminal Market Property benefits from a payment in lieu of taxes (“PILOT”) arrangement with the City of New York that expires in the 2032/2033 tax year. The exemption amount is 100% in tax year 2023/2024, and reduces by 10% per year through expiration. The Bronx Terminal Market Whole Loan matures in 2029. In tax year 2023/2024, unabated taxes were estimated to be $13,436,971. Underwritten property taxes are based on the borrower’s budgeted amount, which takes into account the PILOT exemption.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 18 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 19 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 20 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Seller: | CREFI | Single Asset / Portfolio: | Portfolio | |
| Original Principal Balance(1): | $53,000,000 | Title: | Fee | |
| Cut-off Date Principal Balance(1): | $53,000,000 | Property Type - Subtype: | Self-Storage – Self-Storage | |
| % of Pool by IPB: | 7.8% | Net Rentable Area (SF): | 651,607 | |
| Loan Purpose: | Refinance | Location(5): | Various, Various | |
| Borrowers(2): | Various | Year Built / Renovated(5): | Various / Various | |
| Borrower Sponsor: | Robert Moser | Occupancy: | 86.2% | |
| Interest Rate: | 5.99000% | Occupancy Date: | 8/13/2024 | |
| Note Date: | 8/26/2024 | 4th Most Recent NOI (As of): | $8,852,693 (12/31/2021) | |
| Maturity Date: | 9/6/2029 | 3rd Most Recent NOI (As of): | $10,157,951 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $9,517,964 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of): | $9,532,571 (TTM 7/31/2024) | |
| Original Amortization Term: | 0 months | UW Economic Occupancy: | 86.2% | |
| Amortization Type: | Interest Only | UW Revenues: | $15,066,094 | |
| Call Protection: | L(24),D(30),O(6) | UW Expenses: | $4,715,875 | |
| Lockbox / Cash Management: | Soft / Springing | UW NOI: | $10,350,219 | |
| Additional Debt(1): | Yes | UW NCF: | $10,184,696 | |
| Additional Debt Balance(1): | $65,000,000 | Appraised Value / Per SF(6): | $181,100,000 / $278 | |
| Additional Debt Type(1): | Pari Passu | Appraisal Date(6): | 7/31/2024 | |
| Escrows and Reserves(3) | Financial Information(1) | |||||
| Initial | Monthly | Initial Cap | Cut-off Date Loan / SF: | $181 | ||
| Taxes: | $364,229 | $121,410 | N/A | Maturity Date Loan / SF: | $181 | |
| Insurance: | $0 | Springing | N/A | Cut-off Date LTV(6): | 65.2% | |
| Replacement Reserve: | $0 | $13,794 | N/A | Maturity Date LTV(6): | 65.2% | |
| Immediate Repairs: | $121,383 | $0 | N/A | UW NCF DSCR: | 1.42x | |
| Other(4): | $0 | Springing | N/A | UW NOI Debt Yield: | 8.8% | |
| Sources and Uses | |||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | ||
| Whole Loan | $118,000,000 | 100.0% | Loan Payoff | $90,995,282 | 77.1 | % | |
| Return of Equity | 23,274,865 | 19.7 | |||||
| Closing Costs(7) | 3,244,241 | 2.7 | |||||
| Upfront Reserves | 485,612 | 0.4 | |||||
| Total Sources | $118,000,000 | 100.0% | Total Uses | $118,000,000 | 100.0 | % | |
| (1) | The Prime Northeast Portfolio Mortgage Loan (as defined below) is part of the Prime Northeast Portfolio Whole Loan (as defined below) which is comprised of four pari passu promissory notes with an aggregate original principal balance and Cut-off Date balance of $118,000,000. The Prime Northeast Portfolio Whole Loan was originated by Citi Real Estate Funding Inc. (“CREFI”). The financial information presented above is based on the Prime Northeast Portfolio Whole Loan. |
| (2) | See “The Borrowers” below. |
| (3) | See “Escrows and Reserves” below for further discussion of reserve information. |
| (4) | Other Monthly Reserves are comprised of a springing Debt Service Coverage Ratio Cure Reserve. See “Escrows and Reserves” below. |
| (5) | See “Portfolio Summary” below. |
| (6) | Based on the portfolio appraised value of $181,100,000 (the “Portfolio Appraised Value”), prepared as of July 31, 2024, which is inclusive of an approximately 2.6% portfolio premium and reflects the “as-is” values of the Prime Northeast Portfolio Properties (as defined below) as a whole if sold in their entirety to a single buyer. See the “Prime Northeast Portfolio Appraised Value” chart below for the “as-is” appraised values of the individual properties (exclusive of the portfolio premium) which in the aggregate total $176,550,000 (the “Aggregate Individual As-Is Appraised Value”). Cut-off Date LTV and Maturity Date LTV of the Prime Northeast Portfolio Whole Loan based upon the Aggregate Individual As-Is Appraised Value, are 66.8% and 66.8%, respectively. |
| (7) | Closing Costs include an interest rate buydown fee of $1,770,000. |
The Loan. The second largest mortgage loan (the “Prime Northeast Portfolio Mortgage Loan”) is part of a whole loan (the “Prime Northeast Portfolio Whole Loan”) secured by the borrowers’ fee interests in 13 self-storage properties, totaling 6,207 units and 651,607 square feet, located across Massachusetts, Connecticut, New Jersey and Pennsylvania (the “Prime Northeast Portfolio Properties”). The Prime Northeast Portfolio Whole Loan is evidenced by three promissory notes with an aggregate outstanding principal balance as of the Cut-off Date of $118,000,000. The Prime Northeast Portfolio Whole Loan was originated on August 26, 2024 by CREFI and accrues interest at a fixed rate of 5.99000% per annum on an Actual/360 basis. The Prime Northeast Portfolio Whole Loan has a five-year term and is interest-only for the full term. The scheduled maturity date of the Prime Northeast Portfolio Whole Loan is the payment date that
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 21 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
occurs on September 6, 2029. The Prime Northeast Portfolio Mortgage Loan is evidenced by the non-controlling Notes A-1-B, A-2 and A-3 with an aggregate outstanding principal balance as of the Cut-off Date of $53,000,000.
The relationship between the holders of the Prime Northeast Portfolio Whole Loan is governed by a co-lender agreement as described under “Description of the Mortgage Pool— The Whole Loans—The Serviced Pari Passu Whole Loans” and “—The Outside Serviced Pari Passu Whole Loans” in the Preliminary Prospectus. The Prime Northeast Portfolio Whole Loan will initially be serviced under the pooling and servicing agreement for the BMO 2024-5C6 securitization trust, provided that upon the securitization of the controlling Note A-1-A, the Prime Northeast Portfolio Whole Loan will be serviced under the pooling and servicing agreement for the securitization to which Note A-1-A is contributed. See “The Pooling and Servicing Agreement—Servicing of the Outside Serviced Mortgage Loans—Servicing Shift Mortgage Loans.”
The table below identifies the promissory notes that comprise the Prime Northeast Portfolio Whole Loan:
| Whole Loan Summary | ||||
| Note | Original Balance | Cut-off Date Balance | Note Holder | Controlling Piece |
| A-1-A | $65,000,000 | $65,000,000 | CREFI(1) | Yes |
| A-1-B | 10,000,000 | 10,000,000 | BMO 2024-5C6 | No |
| A-2 | 25,000,000 | 25,000,000 | BMO 2024-5C6 | No |
| A-3 | 18,000,000 | 18,000,000 | BMO 2024-5C6 | No |
| Whole Loan | $118,000,000 | $118,000,000 | ||
| (1) | Expected to be contributed to one or more future securitization transactions or may otherwise be transferred at any time. |
The Properties. The Prime Northeast Portfolio Properties consist of 13 self-storage properties, totaling 6,207 units and 651,607 square feet, located across Massachusetts, Connecticut, New Jersey and Pennsylvania. The Prime Northeast Portfolio Properties were built between 1910 and 2000 and have an average facility size of approximately 50,124 square feet. As of August 13, 2024, the Prime Northeast Portfolio Properties were 86.2% occupied with a RevPAF of $23.24. The Prime Northeast Portfolio Properties unit mix includes 1,001 climate-controlled units, as well as 278 parking units and 3,375 square feet of commercial space located at the Storage - Boston South End Property and Prime Storage – Brookfield Property. The Prime Northeast Portfolio Properties feature a granular property mix with no individual property accounting for over 10.3% of UW NOI or 13.5% of total net rentable area.
The following table presents geographical information relating to the Prime Northeast Portfolio Properties:
| Portfolio Summary(1) | |||
| State | Number of Properties | Square Feet | % of Total Square Feet |
| Connecticut | 3 | 193,450 | 29.7% |
| Massachusetts | 4 | 146,697 | 22.5% |
| New Jersey | 4 | 201,494 | 30.9% |
| Pennsylvania | 2 | 109,966 | 16.9% |
| Total | 13 | 651,607 | 100.0% |
| (1) | Based on the underwritten rent roll dated August 13, 2024. |
The following table presents certain information relating to the Prime Northeast Portfolio Properties:
| Portfolio Summary | |||||||
| Property Name | City, State | Allocated Whole Loan Amounts ($) | Total SF(1) | Total Occ. %(1) | Year Built / Renovation(2) | As-is Appraised Value(2) | UW NOI(1) |
| Prime Storage - Somerville | Somerville, MA | $12,080,000 | 36,269 | 92.2% | 1913/NAP | $18,550,000 | $1,053,357 |
| Prime Storage - Boston South End | Boston, MA | $11,940,000 | 51,768 | 83.0% | 1953/1984 | $19,150,000 | $1,061,868 |
| Prime Storage - Washington | Washington Township, NJ | $11,180,000 | 63,450 | 87.3% | 1988/2018 | $14,900,000 | $972,253 |
| Prime Storage - Boston Traveler St. | Boston, MA | $11,170,000 | 31,187 | 90.1% | 1910/1999 | $18,600,000 | $980,751 |
| Prime Storage - Newington | Newington, CT | $11,160,000 | 87,925 | 88.7% | 2000/NAP | $16,600,000 | $976,332 |
| Prime Storage - Brookfield | Brookfield, CT | $8,980,000 | 63,575 | 76.8% | 1984/NAP | $15,600,000 | $786,768 |
| Prime Storage - Quakertown | Quakertown, PA | $8,730,000 | 67,450 | 86.0% | 1986/NAP | $11,900,000 | $761,405 |
| Prime Storage – Phillipsburg | Phillipsburg, NJ | $7,960,000 | 49,863 | 86.9% | 2000/NAP | $11,000,000 | $694,073 |
| Prime Storage - Lindenwold Egg Harbor Rd | Lindenwold, NJ | $7,500,000 | 52,643 | 87.2% | 1986/NAP | $10,200,000 | $654,710 |
| Prime Storage - Fairless Hills | Fairless Hills, PA | $7,660,000 | 42,516 | 85.4% | 1979/NAP | $10,300,000 | $673,756 |
| Prime Storage - New Milford | New Milford, CT | $7,060,000 | 41,950 | 82.7% | 1989/NAP | $11,900,000 | $615,453 |
| Prime Storage - Hyde Park | Hyde Park, MA | $6,660,000 | 27,473 | 86.9% | 1997/NAP | $10,050,000 | $592,982 |
| Prime Storage - Clinton | Clinton, NJ | $5,920,000 | 35,538 | 93.5% | 1980/NAP | $7,800,000 | $526,511 |
| Total | $118,000,000 | 651,607 | 86.2% | $176,550,000 | 10,350,219 | ||
| (1) | Based on the underwritten rent roll dated August 13, 2024. Total Occ. % presented above is based on total SF. Occupancy based on self-storage units is 87.3%. |
| (2) | Source: Appraisals. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 22 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
The following table presents certain information relating to the unit mix at the Prime Northeast Portfolio Properties:
| Prime Northeast Portfolio Properties Unit Mix(1) | ||||||||
| Property Name | Available Units | % of Available Units | Available SF(2) | % of Available SF | % of Climate Controlled Self-Storage Units | % of Climate Controlled Self-Storage SF | Current Occupancy(3) | July 2024 TTM RevPAF(2) |
| Prime Storage - Somerville | 429 | 6.9% | 36,269 | 5.6% | 82.1% | 96.1% | 92.2% | $37.56 |
| Prime Storage - Boston South End | 652 | 10.5% | 51,768 | 7.9% | 10.1% | 7.3% | 83.0% | $28.47 |
| Prime Storage - Washington | 529 | 8.5% | 63,450 | 9.7% | 0.0% | 0.0% | 87.3% | $19.43 |
| Prime Storage - Boston Traveler St. | 447 | 7.2% | 31,187 | 4.8% | 5.1% | 8.1% | 90.1% | $44.50 |
| Prime Storage - Newington | 762 | 12.3% | 87,925 | 13.5% | 14.4% | 11.3% | 88.7% | $16.35 |
| Prime Storage - Brookfield | 540 | 8.7% | 63,575 | 9.8% | 11.3% | 10.0% | 76.8% | $19.12 |
| Prime Storage - Quakertown | 533 | 8.6% | 67,450 | 10.4% | 0.0% | 0.0% | 86.0% | $15.32 |
| Prime Storage - Phillipsburg | 429 | 6.9% | 49,863 | 7.7% | 2.8% | 1.1% | 86.9% | $19.18 |
| Prime Storage - Lindenwold Egg Harbor Rd | 441 | 7.1% | 52,643 | 8.1% | 4.3% | 2.0% | 87.2% | $17.66 |
| Prime Storage - Fairless Hills | 456 | 7.3% | 42,516 | 6.5% | 0.0% | 0.0% | 85.4% | $21.74 |
| Prime Storage - New Milford | 349 | 5.6% | 41,950 | 6.4% | 10.3% | 7.5% | 82.7% | $22.21 |
| Prime Storage - Hyde Park | 319 | 5.1% | 27,473 | 4.2% | 94.7% | 99.3% | 86.9% | $31.49 |
| Prime Storage - Clinton | 321 | 5.2% | 35,538 | 5.5% | 6.2% | 3.3% | 93.5% | $21.10 |
| Total | 6,207 | 100.0% | 651,607 | 100.0% | 16.1% | 13.9% | 86.2% | $22.23 |
| (1) | Based on the underwritten rent rolls dated August 13, 2024. |
| (2) | Available SF includes 3,375 square feet of commercial space. July 2024 TTM RevPAF excludes this commercial space. |
| (3) | Current Occupancy presented above is based on total SF. Current Occupancy based on self-storage units is 87.3%. |
The following table presents certain information relating to the historical and current occupancy of the Prime Northeast Portfolio Properties:
| Historical and Current Occupancy(1) | |||
| 2021 | 2022 | 2023 | Current(2) |
| 91.8% | 89.0% | 84.9% | 86.2% |
| (1) | Historical occupancies represent the annual average occupancy of each respective year. |
| (2) | Current occupancy is based on the underwritten rent rolls dated August 13, 2024. |
Appraisal. According to the appraisals as of various dates between July 12, 2024 and July 18, 2024 , the Prime Northeast Portfolio Properties had a Portfolio Appraised Value of $181,100,000, which is inclusive of an approximately 2.6% aggregate “as-is” portfolio premium and reflects the “as-is” value of the Prime Northeast Portfolio Properties as a whole if sold in their entirety to a single buyer. Additionally, the Prime Northeast Portfolio Properties had an Aggregate Individual As-Is Appraised Value of $176,550,000.
| Appraisal Valuation Summary(1) | ||
| Property | As Is Value | Capitalization Rate |
| Prime Storage - Somerville | $18,550,000 | 5.50% |
| Prime Storage - Boston South End | $19,150,000 | 5.25% |
| Prime Storage - Washington | $14,900,000 | 6.00% |
| Prime Storage - Boston Traveler St. | $18,600,000 | 5.50% |
| Prime Storage - Newington | $16,600,000 | 5.50% |
| Prime Storage - Brookfield | $15,600,000 | 5.50% |
| Prime Storage - Quakertown | $11,900,000 | 6.00% |
| Prime Storage - Phillipsburg | $11,000,000 | 6.00% |
| Prime Storage - Lindenwold Egg Harbor Rd | $10,200,000 | 6.00% |
| Prime Storage - Fairless Hills | $10,300,000 | 6.25% |
| Prime Storage - New Milford | $11,900,000 | 5.50% |
| Prime Storage - Hyde Park | $10,050,000 | 5.50% |
| Prime Storage - Clinton | $7,800,000 | 6.00% |
| Total / Wtd. Avg. | $176,550,000 | 5.67% |
| Portfolio Appraised Value | $181,100,000 | 5.50% |
| (1) | Source: Appraisals. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 23 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
Environmental Matters. According to the Phase I environmental reports, dated between July 25, 2024 and July 29, 2024, there was no evidence of any recognized environmental conditions at the Prime Northeast Portfolio Properties.
The following table presents certain information relating to the historical operating performance and Underwritten Net Cash Flow at the Prime Northeast Portfolio Properties:
| Operating History and Underwritten Net Cash Flow(1) | |||||||
| 2021 | 2022 | 2023 | TTM July 2024 | UW | Per Square Foot | %(2) | |
| Storage Rental Income | $11,712,314 | $13,167,167 | $13,139,534 | $13,020,866 | $13,677,202 | $20.99 | 86.2% |
| Potential Income from Vacant Units | 0 | 0 | 0 | 0 | 2,184,933 | 3.35 | 13.8 |
| Gross Potential Income | $11,712,314 | $13,167,167 | $13,139,534 | $13,020,866 | $15,862,135 | $24.34 | 100.0% |
| Economic Vacancy | 0 | 0 | 0 | 0 | (2,184,933) | (3.35) | (13.8) |
| Gross Potential Before Other Income | $11,712,314 | $13,167,167 | $13,139,534 | $13,020,866 | $13,677,202 | $20.99 | 86.2% |
| Other Income(3) | 1,152,745 | 1,369,686 | 1,361,589 | 1,388,891 | 1,388,891 | 2.13 | 8.8 |
| Effective Gross Income | $12,865,059 | $14,536,853 | $14,501,123 | $14,409,757 | $15,066,094 | $23.12 | 95.0% |
| Management Fee | 514,602 | 581,474 | 580,045 | 576,390 | 602,644 | 0.92 | 4.0 |
| Payroll & Benefits | 1,003,946 | 936,621 | 1,229,910 | 1,162,488 | 1,162,488 | 1.78 | 7.7 |
| Utilities | 187,018 | 200,282 | 214,984 | 221,345 | 221,345 | 0.34 | 1.5 |
| Repairs & Maintenance | 527,592 | 651,804 | 640,719 | 574,631 | 409,695 | 0.63 | 2.7 |
| Marketing & Advertising | 180,296 | 213,500 | 317,742 | 367,040 | 367,040 | 0.56 | 2.4 |
| General & Administrative | 470,379 | 511,291 | 544,221 | 434,058 | 434,058 | 0.67 | 2.9 |
| Insurance | 73,164 | 84,908 | 155,295 | 153,694 | 138,686 | 0.21 | 0.9 |
| Real Estate Taxes | 1,055,368 | 1,199,021 | 1,300,242 | 1,387,539 | 1,379,918 | 2.12 | 9.2 |
| Total Expenses | $4,012,365 | $4,378,902 | $4,983,159 | $4,877,186 | $4,715,875 | $7.24 | 31.3% |
| Net Operating Income | $8,852,693 | $10,157,951 | $9,517,964 | $9,532,571 | $10,350,219 | $15.88 | 68.7% |
| Replacement Reserves | 0 | 0 | 0 | 0 | 165,523 | 0.25 | 1.1 |
| Net Cash Flow | $8,852,693 | $10,157,951 | $9,517,964 | $9,532,571 | $10,184,696 | $15.63 | 67.6% |
| (1) | Based on the underwritten rent roll dated August 13, 2024. |
| (2) | % column reflects percent of Gross Potential Income for all revenue lines and represents percent of Effective Gross Income for the remainder of the fields |
| (3) | Other Income consists of insurance income and late and application fees. |
The Market. The Prime Storage - Northeast Portfolio Properties are located within Connecticut, Pennsylvania, New Jersey, and Massachusetts. The following table includes information regarding the demographics of each immediate trade area for the individual Prime Storage – Northeast Portfolio Properties:
| Demographic Summary(1) | |||||||
| Population | Median Household Income | ||||||
| Property Name | Location | 1-Mile | 3-Mile | 5-Mile | 1-Mile | 3-Mile | 5-Mile |
| Prime Storage - Newington | Newington, CT | 6,508 | 89,423 | 267,743 | $98,590 | $84,304 | $75,444 |
| Prime Storage - Quakertown | Quakertown, PA | 2,541 | 26,198 | 59,569 | $90,340 | $91,201 | $98,841 |
| Prime Storage - Brookfield | Brookfield, CT | 3,556 | 28,893 | 88,476 | $115,966 | $121,135 | $102,033 |
| Prime Storage - Washington | Washington Township, NJ | NAV | NAV | 26,986 | NAV | NAV | $105,344 |
| Prime Storage - Lindenwold Egg Harbor Rd | Lindenwold, NJ | 15,197 | 80,579 | 194,061 | $50,802 | $75,744 | $91,615 |
| Prime Storage - Boston South End | Boston, MA | 74,407 | 488,565 | 936,219 | NAV | NAV | NAV |
| Prime Storage - Phillipsburg | Phillipsburg, NJ | 5,036 | 38,823 | 93,606 | $114,324 | $89,650 | $82,244 |
| Prime Storage - Fairless Hills | Fairless Hills, PA | 4,596 | 65,825 | 246,331 | $98,288 | $97,373 | $82,209 |
| Prime Storage - New Milford | New Milford, CT | 2,320 | 15,343 | 32,122 | $86,060 | $90,269 | $101,232 |
| Prime Storage - Somerville | Somerville, MA | 63,893 | 529,463 | 1,067,444 | NAV | NAV | NAV |
| Prime Storage - Clinton | Clinton, NJ | 3,368 | 13,720 | 30,946 | $88,052 | $145,351 | $149,744 |
| Prime Storage - Boston Traveler St. | Boston, MA | 72,835 | 481,706 | 916,161 | $70,328 | $88,189 | $92,354 |
| Prime Storage - Hyde Park | Hyde Park, MA | 16,693 | 114,148 | NAV | $104,782 | $104,957 | NAV |
| Wtd. Avg. (based on UW NOI)(2) | 27,562 | 201,252 | 390,862 | $91,638 | $97,111 | $96,282 | |
| (1) | Source: Appraisal. |
| (2) | Wtd. Avg. numbers are based on UW NOI and include properties for which data is not available. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 24 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
The Borrowers. The borrowers are Prime Storage Brookfield, LLC, Prime Storage Newington, LLC, Prime Storage New Milford, LLC, Prime Storage Clinton, LLC, Prime Storage Lindenwold, LLC, Prime Storage Phillipsburg, LLC, Prime Storage Washington, LLC, Prime Storage Fairless Hills, LLC, Prime Storage Quakertown, LLC, Prime Storage Hyde Park, LLC, Prime Storage Somerville, LLC, Prime Storage Boston Traveler Street, LLC and Prime Storage Boston Southampton Street, LLC, each a Delaware limited liability company and single purpose entity with one independent director in its organizational structure. Legal counsel to the borrowers delivered a non-consolidation opinion in connection with the origination of the Prime Northeast Portfolio Whole Loan.
The Borrower Sponsor. The non-recourse carveout guarantor is Prime Storage Fund II, LP. The borrower sponsor is Robert Moser. Robert Moser founded Prime Group Holdings in 2013 and currently serves as the CEO. Mr. Moser has more than 25 years of experience as an owner, operator and investor in niche real estate assets, including self-storage, manufactured home communities and recreational vehicle resorts. Headquartered in Saratoga Springs, New York, Prime Group Holdings is a full-service vertically integrated real estate owner-operator focused on acquiring and adding value to self-storage facilities located throughout North America.
Property Management. The Prime Northeast Portfolio Properties are managed by Prime Group Holdings LLC, a borrower affiliated property management company.
Escrows and Reserves. At origination of the Prime Northeast Portfolio Whole Loan, the borrowers deposited approximately (i) $364,229 into a reserve account for real estate taxes and (ii) $121,383 into a reserve account for immediate repairs.
Tax Reserve. The borrowers are required to deposit into a real estate tax reserve, on a monthly basis, 1/12th of the taxes that the lender estimates will be payable over the next-ensuing 12-month period (initially estimated to be approximately $121,410 per month).
Insurance Reserve. The borrowers are required to deposit into an insurance reserve, on a monthly basis, 1/12th of an amount which would be sufficient to pay the insurance premiums with respect to the insurance policies which cover solely the Prime Northeast Portfolio Properties and, at the option of the lender, if the insurance policies which cover the Prime Northeast Portfolio Properties and any non-collateral properties cease to constitute an approved blanket or umbrella policy pursuant to the Prime Northeast Portfolio Whole Loan documents, or the lender requires the applicable borrower(s) to obtain a separate policy, 1/12th of an amount which would be sufficient to pay the insurance premiums due for the renewal of the coverage afforded by such policies upon the expiration thereof. At origination of the Prime Northeast Portfolio Whole Loan, an acceptable blanket policy was in place.
Replacement Reserve. The borrowers are required to deposit into a replacement reserve, on a monthly basis, an amount equal to 1/12 of $0.25 per rentable square foot per annum at the Prime Northeast Portfolio Properties (initially estimated to be approximately $13,794 per month).
Lockbox / Cash Management. The Prime Northeast Portfolio Whole Loan is structured with a soft lockbox and springing cash management. The borrowers are required to establish segregated lockbox accounts for the Prime Northeast Portfolio Properties (individually or collectively as the context may require, the “Restricted Account”) and, upon a Trigger Period (as defined below), the lender is required to establish, on the borrowers’ behalf, a cash management account and an account into which the borrowers will deposit, or cause to be deposited the amounts required for the payment of debt service under the Prime Northeast Portfolio Whole Loan. The Restricted Account is subject to an account control agreement in favor of the lender. All (i) credit card receivables, (ii) revenue from any space demised to non-storage tenants, (iii) revenue from any space demised to commercial and/or retail tenants, and (iv) cash and check revenue received from the self-storage and/or any other non-commercial and/or retail components, at the Prime Northeast Portfolio Properties is required to be deposited by the borrowers or property manager into the applicable Restricted Account within one business day of the borrowers’ or property manager’s receipt thereof. So long as a Trigger Period has not occurred and is not continuing, all amounts on deposit in the Restricted Account will be disbursed to or at the direction of the borrowers as directed by the borrowers in accordance with the account control agreement for the Restricted Account. Upon the occurrence and continuance of a Trigger Period, all amounts on deposit in the Restricted Account are required to be transferred on each business day into the cash management account and applied as provided in the Prime Northeast Portfolio Whole Loan documents.
“Trigger Period” means a period (A) commencing upon the earliest of (i) the occurrence and continuance of an event of default under the Prime Northeast Portfolio Whole Loan documents, and (ii) the date that the debt service coverage ratio falls below 1.15x and (B) expiring upon (x) with regard to clause (A)(i) above, the cure (if applicable) of such event of default, and (y) with regard to clause (A)(ii) above, the earlier of (1) the date that the debt service coverage ratio is equal to or greater than 1.15x for two consecutive calendar quarters (the satisfaction of this clause (B)(y)(1), a “Debt Service Coverage Ratio Cure”) and (2) the date upon which (A) prior to the Prepayment Release Date (as defined below), the borrowers have deposited into a debt service coverage ratio cure reserve account the Debt Service Coverage Ratio Cure Amount (as defined below) and (B) on and after the Prepayment Release Date, the borrowers have prepaid the Prime Northeast Portfolio Whole Loan in an amount that results in a Debt Service Coverage Ratio Cure. Notwithstanding the foregoing, a Trigger Period will not be deemed to expire in the event that a Trigger Period then exists for any other reason.
“Prepayment Release Date” means the payment date in April 2029.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 25 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 2 – Prime Northeast Portfolio | ||
“Debt Service Coverage Ratio Cure Amount” means with respect to a cure of a Trigger Period commenced in accordance with clause (A)(ii) of the definition thereof, an amount that, if applied to the reduction of the Prime Northeast Portfolio Whole Loan, would result in a Debt Service Coverage Ratio Cure (without any obligation for the applicable debt service coverage ratio to be satisfied for two consecutive calendar quarters).
Current Mezzanine or Subordinate Indebtedness. None.
Permitted Future Mezzanine or Subordinate Indebtedness. Not permitted.
Release of Collateral. Provided that no event of default is continuing under the Prime Northeast Portfolio Whole Loan documents (I) at any time (a) after the earlier of (x) August 26, 2027 and (y) the date that is two years after the closing date of the securitization that includes the last note to be securitized, and (b) before the Prepayment Release Date, the borrowers may deliver defeasance collateral and obtain release of one or more individual Prime Storage Portfolio Properties, and (II) at any time on or after the Prepayment Release Date and prior to the maturity date of the Prime Northeast Portfolio Whole Loan, the borrowers may partially prepay the Prime Northeast Portfolio Whole Loan and obtain release of one or more individual Prime Storage Portfolio Properties, in each case, provided that, among other conditions, (i) the portion of the Prime Northeast Portfolio Whole Loan that is defeased or prepaid, as applicable, is in an amount (the “Release Price”) equal to the greater of (a) 120% of the allocated loan amount for the individual Prime Storage Portfolio Property being released, and (b) the lender’s allocation of 100% of the net sales proceeds applicable to such individual Prime Storage Portfolio Property, (ii) the borrowers deliver a REMIC opinion, and (iii) as of the date of notice of the partial release and the consummation of the partial release (whether by partial prepayment or partial defeasance), after giving effect to the release, the debt service coverage ratio with respect to the remaining Prime Northeast Portfolio Properties is equal to or greater than the greater of (a) 1.42x, and (b) the debt service coverage ratio for all of the Prime Storage Portfolio Properties immediately prior to the date of notice of the partial release or the consummation of the partial release, as applicable; provided, that, in the event such condition is not satisfied, the borrowers must, in addition to the amounts payable pursuant to clause (i) above, (1) on and after the Prepayment Release Date, prepay the Prime Northeast Portfolio Whole Loan in an amount which would satisfy such condition, together with, without limitation, any interest shortfall applicable thereto and (2) prior to the Prepayment Release Date, the borrowers must have deposited with the lender cash or an acceptable letter of credit in an amount that, if applied to the reduction of the Prime Northeast Portfolio Whole Loan, would satisfy such condition.
In addition, partial releases of individual Prime Storage Portfolio Properties are permitted with prepayment of the Release Price, and satisfaction of the conditions set forth above, prior to the Prepayment Release Date in order to cure an event of default relating to such individual Prime Storage Portfolio Properties, provided that (i) either (x) borrower demonstrates to the lender that it has in good faith pursued a cure of such event of default (which efforts do not require any capital contributions to be made to the borrower or the use of any income from any other Prime Storage Portfolio Properties to effectuate the cure) or (y) the default relates to an environmental condition and (ii) the default was not caused by the borrower or an affiliate in bad faith to circumvent the requirements of the Prime Northeast Portfolio Whole Loan document partial release provisions. Such a prepayment does not require payment of a prepayment fee or yield maintenance.
Ground Lease. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 26 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 3 – Linx | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 27 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 3 – Linx | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 28 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 3 – Linx | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Seller: | SGFC | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance(1): | $53,000,000 | Title: | Fee | |
| Cut-off Date Principal Balance(1): | $53,000,000 | Property Type – Subtype: | Mixed Use – Lab/Office | |
| % of IPB: | 7.8% | Net Rentable Area (SF): | 185,015 | |
| Loan Purpose: | Recapitalization | Location: | Watertown, MA | |
| Borrower: | Columbia Massachusetts Arsenal Office Properties, LLC | Year Built / Renovated: | 2018 / NAP | |
| Borrower Sponsor: | Clarion Partners, LLC | Occupancy: | 100.0% | |
| Interest Rate: | 5.79500% | Occupancy Date: | 6/30/2024 | |
| Note Date: | August 29, 2024 | 4th Most Recent NOI (As of): | $10,112,490 (12/31/2021) | |
| Maturity Date: | September 1, 2029 | 3rd Most Recent NOI (As of): | $12,182,192 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $14,783,409 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of): | $15,206,527 (TTM 6/30/2024) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 95.0% | |
| Amortization Type: | Interest Only | UW Revenues: | $18,929,883 | |
| Call Protection(2): | L(24),D(29),O(7) | UW Expenses: | $5,468,726 | |
| Lockbox / Cash Management: | Hard / Springing | UW NOI: | $13,461,157 | |
| Additional Debt(1): | Yes | UW NCF: | $13,054,124 | |
| Additional Debt Balance(1): | $41,000,000 | Appraised Value / Per SF: | $247,000,000 / $1,335 | |
| Additional Debt Type(1): | Pari Passu | Appraisal Date: | 6/6/2024 | |
| Escrows and Reserves(3) | Financial Information(1) | |||||
| Initial | Monthly | Initial Cap | Cut-off Date Loan / SF: | $508 | ||
| Taxes: | $0 | Springing | N/A | Maturity Date Loan / SF: | $508 | |
| Insurance: | $0 | Springing | N/A | Cut-off Date LTV: | 38.1% | |
| Replacement Reserve: | $0 | $3,084 | N/A | Maturity Date LTV: | 38.1% | |
| TI / LC: | $0 | $30,836 | N/A | UW NCF DSCR: | 2.36x | |
| Special Cash Collateral(4): | $0 | Springing | N/A | UW NOI Debt Yield: | 14.3% | |
| Sources and Uses | |||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | ||
| Whole Loan | $94,000,000 | 100.0% | Return of Equity(5) | $92,892,690 | 98.8 | % | |
| Closing Costs | 1,107,310 | 1.2 | |||||
| Total Sources | $94,000,000 | 100.0% | Total Uses | $94,000,000 | 100.0 | % | |
| (1) | The Linx Mortgage Loan (as defined below) is part of a whole loan evidenced by four pari passu notes with an aggregate original principal balance of $94,000,000. Financial Information in the chart above reflects the Linx Whole Loan (as defined below). For additional information, see “The Loan” below. |
| (2) | Defeasance of the Linx Whole Loan is permitted at any time after the earlier to occur of (a) the end of the two-year period commencing on the closing date of the securitization of the last promissory note representing a portion of the Linx Whole Loan to be securitized and (b) August 29, 2027. The assumed defeasance lockout period of 24 payments is based on the closing date of the BMO 2024-5C6 transaction in September 2024. The actual lockout period may be longer. |
| (3) | For a full description of Escrows and Reserves, please refer to “Escrows and Reserves” below. |
| (4) | Commencing on the monthly payment date occurring in September 2027 and continuing on each payment date through the maturity date, the borrower is required to deposit approximately $166,667 into a hard lockbox account as additional collateral that can be used to pay down the Linx Whole Loan and which is expected to total $4.0 million at loan maturity. |
| (5) | The Linx Property (as defined below) was unencumbered at the time the Linx Whole Loan was funded. |
The Loan. The third largest mortgage loan (the “Linx Mortgage Loan”) is part of a fixed rate whole loan (the “Linx Whole Loan”) secured by the borrower’s fee interest in a 185,015 square foot mixed use, lab/office property located in Watertown, Massachusetts (the “Linx Property”). The Linx Whole Loan consists of four pari passu promissory notes in the aggregate original principal amount of $94,000,000 and accrues interest at a rate of 5.79500% per annum on an Actual/360 basis. The Linx Whole Loan was originated on August 29, 2024 by Société Générale Financial Corporation. The Linx Whole Loan has a five-year term and is interest only for the entire term. The controlling Note A-1, with an original principal balance of $53,000,000, will be included in the BMO 2024-5C6 securitization trust. The scheduled maturity date of the Linx Whole Loan is September 1, 2029. The remaining notes are currently held by SGFC and are expected to be contributed to one or more securitization trust(s). The Linx Whole Loan will be serviced pursuant to the pooling and servicing agreement for the BMO 2024-5C6 trust. The relationship between the holders of the Linx Whole Loan is governed by a co-lender agreement. See
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 29 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 3 – Linx | ||
“Description of the Mortgage Pool—The Whole Loans—The Serviced Pari Passu Whole Loans” and “The Pooling and Servicing Agreement” in the Preliminary Prospectus.
The table below identifies the promissory notes that comprise the Linx Whole Loan:
| Whole Loan Summary | |||||
| Note | Original Balance | Cut-off Date Balance | Note Holder | Controlling Piece | |
| A-1 | $53,000,000 | $53,000,000 | BMO 2024-5C6 | Yes | |
| A-2(1) | $25,000,000 | $25,000,000 | SGFC | No | |
| A-3(1) | $10,000,000 | $10,000,000 | SGFC | No | |
| A-4(1) | $6,000,000 | $6,000,000 | SGFC | No | |
| Whole Loan | $94,000,000 | $94,000,000 | |||
(1) Expected to be contributed to one or more future securitization transactions.
The Property. The Linx Property is a two-story, Class-A, mixed use, lab/office property totaling 185,015 square feet situated on an approximately 10.36-acre site in Watertown, Massachusetts. Built in 2018, the Linx Property is LEED Core & Shell Gold certified, and features ceiling heights ranging from 11’ to 23’ feet, a two-story lobby, a café, locker rooms, indoor bike parking and open green spaces. Tenant spaces are modern, incorporating many different material types for a build-out of office and lab space. The layouts consist of a mix of fixed offices with glass surrounds, generally located on the perimeter of the spaces, allowing for flexible workstations, huddle rooms, and conference “fishbowl” rooms throughout. Parking is provided via 549 surface and garage parking spaces, resulting in a parking ratio of approximately 2.97 parking spaces per 1,000 square feet of net rentable area. As of the June 30, 2024 underwritten rent roll, the Linx Property was 100.0% occupied. The Linx Property is subject to a two-unit condominium regime comprised of the collateral Phase 1 property and the non-collateral Phase II property ("Unit 2”) as described under “Description of the Mortgage Pool—Statistical Characteristics of the Mortgage Loans—Condominium Interests and Other Shared Interests” in the Preliminary Prospectus.
Major Tenants. The three largest tenants at the Linx Property are C4 Therapeutics, Addgene Inc. and Tectonic Therapeutic.
C4 Therapeutics (111,452 square feet; 60.2% of NRA, 62.7% of underwritten base rent, Moody’s/S&P/Fitch: NR/NR/NR): C4 Therapeutics ("C4") is a clinical-stage biopharmaceutical company specializing in targeted protein degradation science. C4 has existing strategic collaborations with major pharmaceutical companies such as Roche, Biogen, Merck, Betta Pharma and others. C4 is advancing multiple targeted oncology programs to the clinic and expanding its research platform to deliver new medicines for difficult-to-treat diseases. C4 has been at the Linx Property since 2018 under a lease that expires in March 2032. C4 has one, five-year extension option remaining and no termination options. C4 currently subleases approximately 31,039 square feet (16.8% of NRA) to Neumora Therapeutics, Inc., for approximately $122 per square foot, under a sublease that expires in June 2025, with no extension options. C4 exercised its expansion right in January 2022 for 66,052 square feet, received $40 per square foot in landlord tenant improvements and then subleased a portion of the expansion space at a higher rent to Neumora Therapeutics, Inc. The prime lease requires C4 to share 50% of the increased rent with the borrower.
Addgene Inc. (54,795 square feet; 29.6% of NRA, 26.4% of underwritten base rent, Moody’s/S&P/Fitch: NR/NR/NR): Addgene Inc. (“Addgene”) is a nonprofit organization dedicated to facilitating scientific discoveries by operating a biorepository for researchers. Addgene’s collection contains more than 146,000 plasmids contributed by over 6,100 research labs from around the world. Addgene has been a tenant at the Linx Property since 2018 under a lease that expires in August 2032, has one, five-year extension option remaining and no termination options. Addgene currently subleases (i) 15,462 square feet (8.4% of NRA) to Convergent Research, LLC for $122 per square foot, under a sublease that expires in June 2027, with no extension options and (ii) 8,922 square feet (4.8% of NRA) to Redona Therapeutics, Inc, for $92 per square foot, under a sublease that expires in December 2024, with four, one-year renewal options remaining. Addgene exercised its expansion right in December 2021 for 15,462 square feet, received $25 per square foot in tenant improvements and then subleased the expansion space at a higher rent to Convergent Research, LLC.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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Tectonic Therapeutic (18,768 square feet; 10.1% of NRA, 10.9% of underwritten base rent, Moody’s/S&P/Fitch: NR/NR/NR): Tectonic Therapeutic (“Tectonic”) specializes in the discovery of antibodies and other biologic drugs. Tectonic is targeting difficult, previously undruggable receptors in the class, aiming to unlock their therapeutic utility to develop new treatments for a broad range of patients. Tectonic was co-founded in 2019 by Andrew C. Kruse and Timothy A. Springer, both scientists in the field of membrane protein biochemistry and immunology and professors at Harvard Medical School. Tectonic has been a tenant at the Linx Property since November 2020 under a lease that expires in January 2026, has one, five-year extension option remaining and no termination options.
Environmental. According to the Phase I environmental assessment dated June 11, 2024, there is evidence of a recognized environmental condition and two controlled recognized environmental conditions at the Linx Property in connection with soil impacts resulting primarily from historic fill at the Linx Property as described under “Description of the Mortgage Pool—Environmental Considerations” in the Preliminary Prospectus.
Appraisal. According to the appraisal, the Linx Property had an “as-is” appraised value of $247,000,000 as of June 6, 2024. The table below shows the appraisal’s “as-is” conclusions.
| Appraisal Valuation Summary(1) | ||
| Appraisal Approach | Appraised Value | Capitalization Rate(2) |
| Income Capitalization Approach | $247,000,000 | 6.00% |
| (1) | Source: Appraisal. |
| (2) | The appraisal used a discounted cash flow approach to arrive at the appraised value. The capitalization rate shown above represents the overall capitalization rate. |
The following table presents certain information relating to the historical occupancy of the Linx Property:
| Historical and Current Occupancy | |||
| 2021(1) | 2022(1) | 2023(1) | Current(2) |
| 100.0% | 100.0% | 100.0% | 100.0% |
| (1) | Historical Occupancies are as of December 31 of each respective year. |
| (2) | Current Occupancy is as of June 30, 2024. |
The following table presents certain information relating to the largest tenants based on the net rentable area of the Linx Property:
| Top Tenant Summary(1) | |||||||||
| Tenant | Ratings | Net Rentable Area (SF) | % of Total NRA | UW Base Rent PSF(2) | UW Base Rent(2) | % of Total UW Base Rent(2) | Lease Expiration Date | ||
| C4 Therapeutics | NR/NR/NR | 111,452 | 60.2 | % | $81.87 | $9,124,860 | 62.7 | % | 3/11/2032 |
| Addgene Inc. | NR/NR/NR | 54,795 | 29.6 | $69.97 | 3,834,065 | 26.4 | 8/31/2032 | ||
| Tectonic Therapeutic | NR/NR/NR | 18,768 | 10.1 | $84.41 | 1,584,266 | 10.9 | 1/31/2026 | ||
| Occupied Collateral Total / Wtd. Avg. | 185,015 | 100.0 | % | $78.61 | $14,543,191 | 100.0 | % | ||
| Vacant Space | 0 | 0.0 | |||||||
| Collateral Total | 185,015 | 100.0 | % | ||||||
| (1) | Based on the underwritten rent roll dated June 30, 2024. |
| (2) | UW Base Rent PSF, UW Base Rent and % of Total UW Base Rent includes rent steps totaling $423,273 through July 2025. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 3 – Linx | ||
The following table presents certain information relating to the tenant lease expirations at the Linx Property:
| Lease Rollover Schedule(1)(2) | |||||||||||
| Year | Number of Leases Expiring | Net Rentable Area Expiring | % of NRA Expiring | UW Base Rent Expiring(3) | % of UW Base Rent Expiring (3) | Cumulative Net Rentable Area Expiring | Cumulative % of NRA Expiring | Cumulative UW Base Rent Expiring(3) | Cumulative % of UW Base Rent Expiring(3) | ||
| Vacant | NAP | 0 | 0.0 | % | NAP | NA | P | 0 | 0.0% | NAP | NAP |
| 2024 & MTM | 0 | 0 | 0.0 | 0 | 0.0 | % | 0 | 0.0% | $0 | 0.0% | |
| 2025 | 0 | 0 | 0.0 | 0 | 0.0 | 0 | 0.0% | $0 | 0.0% | ||
| 2026 | 1 | 18,768 | 10.1 | 1,584,266 | 10.9 | 18,768 | 10.1% | $1,584,266 | 10.9% | ||
| 2027 | 0 | 0 | 0.0 | 0 | 0.0 | 18,768 | 10.1% | $1,584,266 | 10.9% | ||
| 2028 | 0 | 0 | 0.0 | 0 | 0.0 | 18,768 | 10.1% | $1,584,266 | 10.9% | ||
| 2029 | 0 | 0 | 0.0 | 0 | 0.0 | 18,768 | 10.1% | $1,584,266 | 10.9% | ||
| 2030 | 0 | 0 | 0.0 | 0 | 0.0 | 18,768 | 10.1% | $1,584,266 | 10.9% | ||
| 2031 | 0 | 0 | 0.0 | 0 | 0.0 | 18,768 | 10.1% | $1,584,266 | 10.9% | ||
| 2032 | 2 | 166,247 | 89.9 | 12,958,925 | 89.1 | 185,015 | 100.0% | $14,543,191 | 100.0% | ||
| 2033 | 0 | 0 | 0.0 | 0 | 0.0 | 185,015 | 100.0% | $14,543,191 | 100.0% | ||
| 2034 & Beyond | 0 | 0 | 0.0 | 0 | 0.0 | 185,015 | 100.0% | $14,543,191 | 100.0% | ||
| Total | 3 | 185,015 | 100.0 | % | $14,543,191 | 100.0 | % | ||||
| (1) | Based on the underwritten rent roll dated June 30, 2024. |
| (2) | Certain leases may have termination options that are exercisable prior to the originally stated expiration date of the lease and that are not considered in this Lease Rollover Schedule. |
| (3) | UW Base Rent Expiring, % of UW Base Rent Expiring, Cumulative UW Base Rent Expiring and Cumulative % of UW Base Rent Expiring include rent steps totaling $423,273 through July 2025. |
The following table presents certain information relating to the operating history and underwritten cash flows of the Linx Property:
| Operating History and Underwritten Net Cash Flow | ||||||||
| 2021 | 2022 | 2023 | TTM(1) | Underwritten | Per Square Foot | %(2) | ||
| Rents in Place | $10,103,311 | $11,755,737 | $13,696,269 | $13,900,810 | $14,543,191(3) | $78.61 | 73.0 | % |
| Gross Potential Rent | $10,103,311 | $11,755,737 | $13,696,269 | $13,900,810 | $14,543,191 | $78.61 | 73.0 | % |
| Total Reimbursements | 4,483,486 | 4,755,037 | 4,737,393 | 5,276,898 | 5,383,002 | 29.09 | 27.0 | |
| Other Income | 0 | 404,737 | 1,103,576 | 1,310,668 | 0 | 0.00 | 0.0 | |
| Net Rental Income | $14,586,797 | $16,915,511 | $19,537,238 | $20,488,376 | $19,926,193 | $107.70 | 100.0 | % |
| (Vacancy/Credit Loss)(4) | 0 | (6,027) | (1,155) | 0 | (996,310) | (5.39) | (5.0 | ) |
| Effective Gross Income | $14,586,797 | $16,909,484 | $19,536,083 | $20,488,376 | $18,929,883 | $102.32 | 95.0 | % |
| Total Expenses | 4,474,307 | 4,727,292 | 4,752,674 | 5,281,849 | 5,468,726 | 29.56 | 28.9 | |
| Net Operating Income | $10,112,490 | $12,182,192 | $14,783,409 | $15,206,527 | $13,461,157 | $72.76 | 71.1 | % |
| Capital Expenditures | 0 | 0 | 0 | 0 | 37,003 | 0.20 | 0.2 | |
| TI/LC | 0 | 0 | 0 | 0 | 370,030 | 2.00 | 2.0 | |
| Net Cash Flow | $10,112,490 | $12,182,192 | $14,783,409 | $15,206,527 | $13,054,124 | $70.56 | 69.0 | % |
| (1) | TTM reflects the trailing 12-month period ending June 30, 2024. |
| (2) | % column represents percent of Net Rental Income for all revenue lines and represents percent of Effective Gross Income for the remainder of fields. |
| (3) | Underwritten Rents in Place is based on the in-place rent as of June 30, 2024 and includes contractual rent steps taken through July 2025 totaling $423,273. |
| (4) | The underwritten economic occupancy is 95.0%. The Linx Property was 100.0% physically occupied as of June 30, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 3 – Linx | ||
The Market. The Linx Property is part of the Boston-Cambridge-Newton, Massachusetts-New Hampshire Core-Based Statistical Area (the “Boston CBSA”), which spans the eastern coast of the Commonwealth of Massachusetts and southeast corner of New Hampshire. The regional economy of the Boston CBSA supports a diverse labor pool and offers companies access to various sources of capital, creating a competitive business environment that creates regular in-migration from large corporations. Supported by robust demographics, the Boston CBSA offers a number of jobs in the technology and life sciences sectors.
The Linx Property is located on the north side of Arsenal Way in Watertown, Massachusetts, approximately seven miles west of Boston. Watertown is a former industrial center that has benefited from its location along the Charles River. The Linx Property’s local area encompasses a mixture of uses that include a mix of retail, office, laboratory, and residential uses. Watertown boasts a significant residential stock along with a host of commercial uses. Much of Watertown’s commercial development is located along Arsenal Street in the immediate vicinity of the Linx Property. The developments include Arsenal Yards, a 22-acre site has historically been home to the Arsenal Mall and the Watertown Mall, located on the north side of Arsenal Street just south of the Linx Property. The neighborhood is served by bus service to Boston and neighboring communities. MBTA subway service is available in Cambridge, Newton, Allston, and Brighton. MBTA commuter rail service is available in Cambridge, Waltham, Newton, and Belmont. The Linx Property is located approximately 1.75 miles from both the West Newton and the Waverly MBTA Commuter Rail Stations. West Newton provides access to South Station, while Waverly provides access to North Station. Logan International Airport is accessible by public transportation or by a short drive from Watertown.
The following table presents certain information relating to comparable office/lab leases for the Linx Property:
| Comparable Office Leases(1) | |||||||
| Property / Location | Year Built / Renovated | Tenant Name | Lease Start Date | Term (yrs.) | Lease Type | Tenant SF | Rent PSF |
Linx Watertown, MA | 2018 / NAP | Various | Various | Various | NNN | 185,015(2) | $78.61(2) |
100 Cambridge Discovery Park Cambridge, MA | 2005 / 2023 | Bexorf | Jul-24 | 7 | Net | 23,666 | $88.00 |
CPD Cambridge, MA | 1986 / 2022 | Marlinspike | Mar-24 | 3 | Net | 12,130 | $89.00 |
200 Cambridgepark Drive Cambridge, MA | 2001 / 2015 | GSK | Oct-23 | 10 | Net | 155,856 | $105.00 |
250 Arsenal Street Watertown, MA | 2023 / NAP | Souffle Tx | Apr-23 | 8 | Net | 32,620 | $95.00 |
Arsenal Yards – 500 Forge Watertown, MA | 2022 / NAP | Avencell Orna | Mar-23 Feb-23 | 10 10 | Net Net | 55,776 73,813 | $97.00 $93.00 |
Arsenal Yards G Watertown, MA | 2022 / NAP | Remix Tx | Nov-22 | 10 | Net | 43,000 | $93.00 |
| (1) | Source: Appraisal. |
| (2) | Based on the underwritten rent roll dated June 30, 2024. |
The Borrower. The borrowing entity for the Linx Whole Loan is Columbia Massachusetts Arsenal Office Properties, LLC, a recycled, special purpose, bankruptcy remote, Delaware limited liability company with two independent directors. Legal counsel to the borrower delivered a non-consolidation opinion in connection with the origination of the Linx Whole Loan.
The Borrower Sponsor. The borrower sponsor is Clarion Partners, LLC (“Clarion”). There is no separate non-recourse guarantor. Clarion has been a dedicated real estate investment manager for 42 years. Headquartered in New York, Clarion maintains offices across the United States and Europe. Clarion works across the spectrum of commercial real estate investing, transacting in both equity and debt positions from ground-up speculative and build-to-suit development to value-add purchases and smart renovations, to investment in high-quality core assets in top markets. Currently, Clarion’s portfolio includes approximately $75.6 billion of assets under management across approximately 1,500 properties in 80 markets. Clarion’s life science portfolio is comprised of 25 properties across approximately 2.6 million square feet with an aggregate
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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value of approximately $3.2 billion. In addition to the Linx Property, Clarion owns 75-125 Binney Street, a 380,000 square foot life science property located in Cambridge, MA.
Property Management. The Linx Property is managed by Jones Lang LaSalle Americas, Inc., a third-party property management company.
Escrows and Reserves. At origination of the Linx Whole Loan, the borrower was not responsible for any upfront reserves.
Tax Escrows – On a monthly basis, the borrower is required to deposit, 1/12th of the real estate taxes that the lender estimates will be payable during the next 12 months in order to accumulate with the lender sufficient funds to pay all such real estate taxes at least 15 days prior to their respective delinquency dates (which real estate taxes will include, until such time at the Linx Property and Unit 2 are separately assessed by the appropriate governmental authority, all real estate taxes attributable to the Linx Property and Unit 2). The borrower will not be required to make monthly real estate deposits so long as (i) no event of default has occurred and is continuing, and (ii) the borrower provides the lender evidence of payment of all real estate taxes by no later than 30 days prior to the due date of such real estate taxes.
Insurance Escrows – On a monthly basis, the borrower is required to deposit 1/12th of the insurance premiums that the lender estimates will be payable for the renewal of coverage afforded by the polices upon the expiration in order to accumulate with the lender sufficient funds to pay all such insurance premiums prior to the expiration. The borrower will not be required to make monthly insurance deposits so long as (i) no event of default has occurred and is continuing, (ii) the polices are part of a blanket or umbrella policy as required pursuant to the Linx Whole Loan documents and (iii) the borrower provides the lender with paid receipts evidencing payment of the insurance premiums by no later than 5 business days prior to the expiration dates of the policies. As of the date of origination, the Linx Property is insured under a blanket insurance policy.
TI/LC Reserves – On a monthly basis, the borrower is required to deposit approximately $30,836 for tenant improvement and leasing commission reserves, representing approximately 1/12th of the product obtained by multiplying $2.00 by the aggregate number of rentable square feet.
Replacement Reserves – On a monthly basis, the borrower is required to escrow approximately $3,084 for replacement reserves, representing approximately 1/12th of the product obtained by multiplying $0.20 by the aggregate number of rentable square feet.
Special Cash Collateral Reserve – Commencing on the monthly payment date occurring in September 2027 and continuing on each payment date through the maturity date, the borrower is required to deposit approximately $166,667 into the special cash collateral reserve subaccount.
Lockbox / Cash Management. The Linx Whole Loan is structured with a hard lockbox and springing cash management. The borrower is required at all times to cause all rents to be transmitted by all tenants of the Linx Property into a lender-controlled lockbox account. If the borrower or the property manager receive any rents or other charges related to the Linx Property, the borrower or the property manager is required to deposit such amounts into the lender-controlled lockbox account within one business day of receipt. All amounts in the lockbox account will be remitted on a daily basis to the borrower at any time other than during the continuance of a Cash Trap Period (as defined below). Upon the occurrence and during the continuance of a Cash Trap Period, all amounts are required to be remitted to a lender-controlled cash management account to be applied and disbursed in accordance with the Linx Whole Loan documents. During the occurrence of a Cash Trap Period, all excess cash flow funds will be held by the lender in an excess cash flow reserve account as additional collateral for the Linx Whole Loan.
A “Cash Trap Period” will commence upon (i) the occurrence of an event of default, (ii) if, as of any calculation date, the debt service coverage ratio is less than 1.30x, or (iii) the commencement of a Lease Sweep Period (as defined below) and will end, as applicable (a) with respect to clause (i) above, once the event of default has been cured, (b) with respect to clause (ii) above, the debt service coverage ratio is at least 1.35x for two consecutive calendar quarters, and (c) with respect to clause (iii) above, the Lease Sweep Period has ended.
A “Lease Sweep Period” will commence on the first payment date following the occurrence of any of the following: (a) with respect to each Lease Sweep Lease (as defined below), the earlier to occur of (i) 18 months prior to the earliest stated expiration (including the stated expiration of any renewal term) of any Lease Sweep Lease or (ii) upon the date required
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 3 – Linx | ||
under a Lease Sweep Lease by which the applicable tenant thereunder is required to give notice of its exercise of a renewal option thereunder (and such renewal has not been so exercised), (b) the receipt by the borrower or property manager of notice from any tenant exercising its right to terminate its Lease Sweep Lease, (c) any Lease Sweep Lease (or any material portion thereof) is surrendered, cancelled or terminated prior to its then current expiration date or the receipt by the borrower or property manager of notice from any tenant of its intent to surrender, cancel or terminate the Lease Sweep Lease (or any material portion thereof prior to its then current expiration date), (d) the date that any tenant under a Lease Sweep Lease (i) vacates, abandons or discontinues its ordinary business operations at all or any material portion of its premises (i.e., “goes dark”, which includes any sublease of 50% or more, in the aggregate, of a Lease Sweep Lease’s demised premises) or (ii) gives notice that it intends to vacate, abandon or discontinue its ordinary business operations at all or any material portion of its premises or otherwise gives notice that it is relocating its headquarters away from the Linx Property, (e) the date that any tenant under a Lease Sweep Lease sublets all or any portion of its premises without the prior written consent of the lender (other than assignments or subleases existing as of the closing date and approved by the lender or expressly permitted under its Lease Sweep Lease pursuant to a unilateral right of such tenant not requiring the consent of the borrower), (f) upon a default under any Lease Sweep Lease by the applicable tenant thereunder that continues beyond any applicable notice and cure period, (g) the occurrence of a tenant party insolvency proceeding pertaining to any tenant under a Lease Sweep Lease, or (h) (i) any tenant under a Lease Sweep Lease discloses in writing or makes a public announcement of, whether orally or in writing, in either case, its intention to cease operating at the premises demised under its Lease Sweep Lease (subject to customary rights of tenants to cease operations temporarily in connection with restoration after casualty, refurbishment or remodeling) or (ii) any nationally recognized reputable media outlet reports that any tenant under a Lease Sweep Lease intends to cease or has ceased operations at all or any material portion of the premises demised under its Lease Sweep Lease and, in either case, such tenant has not reversed or withdrawn such public announcement or refuted any such report, as applicable, within 30 days of such announcement or report.
A Lease Sweep Period will end upon the earlier to occur of (a) the reasonable determination by the lender that sufficient funds have been accumulated in the special rollover reserve subaccount to pay for all anticipated expenses in connection with the re-leasing of the space under the applicable Lease Sweep Lease that gave rise to the subject Lease Sweep Period, including brokerage commissions and tenant improvements and any anticipated shortfalls of payments required under the Linx Whole Loan documents during any period of time that rents are insufficient as a result of down-time or free rent periods, or (b) the occurrence of any of the following (provided that no other Lease Sweep Period is continuing) (1) with respect to clauses (i) (a) – (e ) and (h) above, upon the earlier to occur (A) the date on which the such tenant irrevocably exercises its renewal or extension option (or otherwise enters into an extension agreement with the borrower and acceptable to the lender) with respect to all of the space demised under its Lease Sweep Lease, and in the lender’s judgment, sufficient funds have been accumulated in the special reserve rollover reserve subaccount (during the continuance of the subject Lease Sweep Period) to pay for all anticipated approved Major Lease (as defined below) leasing expenses, free rent periods and/or rent abatement periods and any other anticipated expenses in connection with such renewal or extension, or (B) the date on which all of the space demised under the subject Lease Sweep lease that gave rise to the subject Lease Sweep Period has been fully leased pursuant to a replacement lease or replacement leases approved by the lender, and entered into in accordance with the Linx Whole Loan documents, and all approved Major Lease leasing expenses (and any other expenses in connection with the re-tenanting of such space) have been paid in full; (2) with respect to clause (b) above, if such termination option is not validly exercised by the subject tenant by the latest exercise date specified in such Lease Sweep Lease or is otherwise validly and irrevocably waived in writing by the related tenant; (3) with respect to clause (f) above, if the subject tenant default has been cured, and no other tenant default has occurred for a period of three consecutive months, or (4) with respect to clause (g) above, if the applicable Major Tenant (as defined below) insolvency proceeding has been terminated and the applicable Lease Sweep Lease has been affirmed, assumed or assigned in a manner satisfactory to the lender.
A ”Major Lease” means (i) the C4 lease, (ii) the Addgene lease, (iii) (a) any other lease which, individually or when aggregated with all other leases with the same tenant or affiliates, covers 45,000 square feet of the Linx Property or (b) has a gross annual rent of more than 20% of the total annual rents of the Linx Property, (iv) any lease which provides the tenant with an option or other preferential right to purchase all or any portion of the Linx Property or (v) any lease which is entered into with a tenant that is an affiliate of the borrower.
A “Major Tenant” means any tenant under a Major Lease.
A “Lease Sweep Lease” means the Addgene lease or the C4 lease.
Subordinate and Mezzanine Debt. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 3 – Linx | ||
Permitted Future Subordinate or Mezzanine Debt. Not permitted.
Partial Release. Not permitted
Ground Lease. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Seller: | BMO | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance(1): | $53,000,000 | Title: | Fee | |
| Cut-off Date Principal Balance(1): | $53,000,000 | Property Type – Subtype: | Office – CBD | |
| % of IPB: | 7.8% | Net Rentable Area (SF): | 294,493 | |
| Loan Purpose: | Refinance | Location: | West Palm Beach, FL | |
| Borrower: | Northbridge Property Owner LLC | Year Built / Renovated: | 1985 / 2018 | |
| Borrower Sponsors: | C-III Capital Partners, Vanderbilt Office Properties, and Trinity Capital Advisors | Occupancy: | 85.8% | |
| Interest Rate: | 6.90500% | Occupancy Date: | 8/2/2024 | |
| Note Date: | 8/9/2024 | 4th Most Recent NOI (As of): | $4,621,321 (12/31/2021) | |
| Maturity Date: | 9/6/2029 | 3rd Most Recent NOI (As of): | $5,818,901 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $7,449,891 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of)(5): | $8,500,924 (TTM 5/31/2024) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 85.8% | |
| Amortization Type: | Interest Only | UW Revenues: | $17,729,678 | |
| Call Protection(2): | L(24),DorYM1(29),O(7) | UW Expenses: | $6,923,863 | |
| Lockbox / Cash Management: | Hard / Springing | UW NOI(5): | $10,805,815 | |
| Additional Debt(1): | Yes | UW NCF: | $10,437,699 | |
| Additional Debt Balance(1): | $36,000,000 | Appraised Value / Per SF: | $158,400,000 / $538 | |
| Additional Debt Type(1): | Pari Passu | Appraisal Date: | 7/2/2024 | |
| Escrows and Reserves(3) | Financial Information(1) | |||||
| Initial | Monthly | Cap | Cut-off Date Loan / SF: | $326 | ||
| Taxes: | $1,819,946 | $181,995 | N/A | Maturity Date Loan / SF: | $326 | |
| Insurance: | $0 | Springing | N/A | Cut-off Date LTV: | 60.6% | |
| Replacement Reserves: | $0 | $6,135 | N/A | Maturity Date LTV: | 60.6% | |
| TI / LC Reserve: | $3,000,000 | $24,541 | N/A | UW NCF DSCR: | 1.55x | |
| Other Reserves(4): | $5,435,972 | $433,553 | N/A | UW NOI Debt Yield: | 11.3% | |
| Sources and Uses | |||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | ||
| Whole Loan | $96,000,000 | 100.0% | Loan Payoff | $83,638,830 | 87.1 | % | |
| Upfront Reserves | 10,255,919 | 10.7 | |||||
| Closing Costs(6) | 2,105,251 | 2.2 | |||||
| Total Sources | $96,000,000 | 100.0% | Total Uses | $96,000,000 | 100.0 | % | |
| (1) | The Northbridge Centre Mortgage Loan (as defined below) is part of the Northbridge Centre Whole Loan (as defined below), which is comprised of three pari passu promissory notes with an aggregate original balance of $96,000,000. The Northbridge Centre Whole Loan was originated by Bank of Montreal (“BMO”). For additional information, see “The Loan” below. The financial information presented above is calculated based on the Northbridge Centre Whole Loan |
| (2) | The lockout period will be at least 24 payment dates beginning with and including the first payment date on October 6, 2024. Defeasance or voluntary prepayment with yield maintenance of the Northbridge Centre Whole Loan in full (but not in part) is permitted at any time following the earlier to occur of (i) October 6, 2026 or (ii) the date that is two years from the closing date of the securitization that includes the last pari passu note to be securitized. The assumed lockout period of 24 payments is based on the expected BMO 2024-5C6 securitization trust closing date in September 2024. The actual lockout period may be longer. |
| (3) | For a full description of Escrows and Reserves, see “Escrows and Reserves” below. |
| (4) | Other Reserves consist of (i) approximately $2,379,905 for an outstanding TI/LC reserve, (ii) approximately $1,453,179 for a free rent reserve, (iii) approximately $1,169,336 for a gap rent reserve and (iv) approximately $433,553 for a cash out reserve. |
| (5) | The increase in UW NOI from Most Recent NOI is primarily attributed to (i) $406,995 in rent steps through August 2025 and (ii) additional leasing in June 2025 by GSA (U.S. Secret Service) (13,135 square feet) accounting for approximately $985,004 in base rent. |
| (6) | Closing Costs includes an interest rate buydown of $960,000. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
The Loan. The fourth largest mortgage loan (the “Northbridge Centre Mortgage Loan”) is part of a whole loan (the “Northbridge Centre Whole Loan”) evidenced by three pari passu promissory notes in the aggregate original principal amount of $96,000,000 secured by a first lien mortgage on the borrower’s fee simple and leasehold interest in a 294,493 square foot office property located in West Palm Beach, Florida (the “Northbridge Centre Property”). The Northbridge Centre Mortgage Loan was originated by BMO on August 9, 2024, has a five-year term and accrues interest at a fixed rate of 6.90500% per annum on an Actual/360 basis. The scheduled maturity date of the Northbridge Centre Mortgage Loan is the payment date that occurs on September 6, 2029. The Northbridge Centre Mortgage Loan is evidenced by the controlling Note A-1, with an outstanding principal balance as of the Cut-off Date of $53,000,000.
The Northbridge Centre Whole Loan will be serviced pursuant to the pooling and servicing agreement for the BMO 2024-5C6 securitization trust. The relationship between the holders of the Northbridge Centre Whole Loan is governed by a co-lender agreement. See “Description of the Mortgage Pool—The Whole Loans—The Serviced Pari Passu Whole Loans” and “The Pooling and Servicing Agreement” in the Preliminary Prospectus.
The table below identifies the promissory notes that comprise the Northbridge Centre Whole Loan:
| Whole Loan Summary | ||||
| Note | Original Balance | Cut-off Date Balance | Note Holder | Controlling Piece |
| A-1 | $53,000,000 | $53,000,000 | BMO 2024-5C6 | Yes |
| A-2 | $30,000,000 | $30,000,000 | BMO(1) | No |
| A-3 | $13,000,000 | $13,000,000 | BMO(1) | No |
| Whole Loan | $96,000,000 | $96,000,000 | ||
| (1) | Expected to be contributed to one or more future securitization transactions. |
The Property. The Northbridge Centre Property is comprised of a 21-story, Class A office building (the “Tower”) totaling 256,663 square feet and a 47,041 square feet five-story office building (the “Pavilion”) both located on the waterfront of downtown West Palm Beach, Florida. Built in 1985 and most recently renovated in 2018, the Northbridge Centre Property is situated on 3 parcels comprising 3.34-acres and contains 770 parking spaces (approximately 2.6 spaces per 1,000 square feet), which includes a 4-story parking garage, 62 VIP parking spots below the Tower and Pavilion buildings, and 8 surface spaces. Located directly on the waterfront of downtown West Palm Beach, the Northbridge Centre Property provides views of the water from the north, east, and south sides. The Northbridge Centre Property’s 2018 renovation included a redesigned lobby, conference center, elevators and elevator lobbies, corridors, restrooms, red ribbon mullion replacement, and upgrades to the parking garage. The Northbridge Centre Property is located at the base of the Flagler Memorial Bridge, one of two access points to Palm Beach Island and located across from the Palm Beach Yacht Club.
As of August 2, 2024, the Northbridge Centre Property was 85.8% leased to 48 unique tenants representing various industries including government, law, co-working space, and finance. The Northbridge Centre Property includes on-site amenities with dining options (Dolce Café and Boocao Restaurant) and a gym. The borrower sponsors acquired the Northbridge Centre Property in July 2019 for $98,000,000, with occupancy as of July 2019 being approximately 66%. Since acquisition, the borrower sponsors have invested approximately $9.7 million in capital expenditures, $16.5 million in additional expenditures including tenant improvements and leasing commissions, and $1.9 million in other costs for a total additional investment of approximately $28.1 million while increasing occupancy and increasing NOI over 100% since July 2019. After factoring in closing costs, the borrower sponsors’ approximate cost basis is $127.8 million ($434 per square foot) equating to approximately $31.8 million of equity remaining in the Northbridge Centre Property.
Major Tenants. The three largest tenants by underwritten base rent at the Northbridge Centre Property are GSA (U.S. Secret Service), Quest Workspaces and Wicker Smith O’Hara McCoy & Ford P.A.
GSA (U.S. Secret Service) (13,135 square feet; 4.5% of NRA; 9.2% of underwritten base rent). Founded in 1949, The General Services Administration (“GSA”) is an independent agency of the United States Government that provides centralized procurement. The GSA aids in the construction and acquisition of new federal properties and the preservation of historic federal properties. Further, the GSA creates policies to help efficiency in government operations as well as providing aid to the military, state and local law enforcement, and disaster relief. The GSA is headquartered in Washington D.C and has over 11,000 employees and reported revenues of $5.5 billion in 2023. GSA (U.S. Secret Service) leases a 13,135 square feet space with a rent commencement date of June 1, 2025, and a lease expiration date of May 31, 2035. The GSA (U.S. Secret Service) is entitled to free rent for nine months of the lease (free rent including shell, operating, tenant improvements, and base stop and annual charges), which will be credited in the first three months at the beginning of each
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
of the first three years in the lease term, commencing in June 2025. GSA (U.S. Secret Service) has an underwritten base rental rate of $74.99 per square foot and has no renewal or termination options in its lease.
Quest Workspaces (25,947 square feet; 8.8% of NRA; 7.2% of underwritten base rent). Founded in 2010, Quest Workspaces is an American coworking company headquartered in Miami, Florida. Quest Workspaces provides several different products including full time offices, virtual offices, coworking space, and meeting rooms. The company has one location in New York City, but operates primarily in Florida, offering 13 different office locations across the state. Quest Workspaces also has won over 100 awards and supports 74 nonprofits with both office and virtual office space. Quest Workspaces leases 25,947 square feet of space across two suites with a rent commencement date of February 1, 2023, and a lease expiration date of January 31, 2034. Quest Workspaces has an underwritten base rental rate of $29.87 per square foot and has no renewal or termination options in its lease.
Wicker Smith O’Hara McCoy & Ford P.A. (17,010 square feet; 5.8% of NRA; 6.4% of underwritten base rent). Founded in 1952, Wicker Smith O’Hara McCoy & Ford P.A. (“Wicker Smith”) is an American law firm providing litigation services in multiple practice areas such as appellate, aviation, commercial litigation, construction, family law, and general liability. The firm has more than 280 attorneys in 16 different offices across the country. Wicker Smith is one of the founding members of the USLAW NETWORK which is comprised of 100 different independent law firms worldwide. Wicker Smith leases 17,010 square feet of space across two suites with a rent commencement date of October 1, 2017, and a lease expiration date of April 30, 2030. Wicker Smith has an underwritten base rental rate of $40.12 per square foot and has no renewal or termination options in its lease.
The following information presents certain information relating to the historical occupancy of the Northbridge Centre Property:
| Historical and Current Occupancy(1) | ||||
| 2020 | 2021 | 2022 | 2023 | Current(2) |
| 66.2% | 69.4% | 75.6% | 79.1% | 85.8% |
| (1) | Historical occupancies are as of December 31 of each respective year. |
| (2) | Current occupancy is based on the underwritten rent roll dated as of August 2, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
The following table presents certain information relating to the major tenants at the Northbridge Centre Property:
| Top Tenant Summary(1) | |||||||||
| Tenant | Ratings Moody’s/S&P/Fitch(2) | Net Rentable Area (SF) | % of Total NRA | UW Base Rent PSF | UW Base Rent | % of Total UW Base Rent | Lease Exp. Date | ||
| GSA (U.S. Secret Service) | NR/NR/NR | 13,135 | 4.5 | % | $74.99 | $985,004 | 9.2 | % | 5/31/2035 |
| Quest Workspaces | NR/NR/NR | 25,947 | 8.8 | $29.87 | 775,037 | 7.2 | 1/31/2034 | ||
| Wicker Smith O'Hara McCoy & Ford P.A. | NR/NR/NR | 17,010 | 5.8 | $40.12 | 682,394 | 6.4 | 4/30/2030 | ||
| Lytal Reiter Smith Ivey & Fronrath LLP | NR/NR/NR | 18,835 | 6.4 | $32.62 | 614,398 | 5.7 | 3/31/2027 | ||
| Focus Financial Partners(3) | NR/NR/NR | 13,135 | 4.5 | $44.29 | 581,749 | 5.4 | 2/28/2035 | ||
| Rottenstreich Farley Bronstein Fisher Potter Hodas LLP | NR/NR/NR | 13,135 | 4.5 | $38.13 | 500,838 | 4.7 | 9/30/2031 | ||
| Fifth Third Bank | Baa1/BBB+/A- | 7,684 | 2.6 | $47.85 | 367,651 | 3.4 | 10/31/2025 | ||
| Vault Risk Management Services | NR/NR/NR | 8,614 | 2.9 | $41.52 | 357,653 | 3.3 | 12/31/2026 | ||
| Huizenga Holdings | NR/NR/NR | 7,182 | 2.4 | $49.75 | 357,320 | 3.3 | 1/31/2028 | ||
| Saul Ewing Arnstein & Lehr LLP | NR/NR/NR | 6,083 | 2.1 | $56.22 | 341,986 | 3.2 | 7/31/2026 | ||
| Major Tenants | 130,760 | 44.4 | % | $42.55 | $5,564,031 | 52.0 | % | ||
| Other Tenants | 121,885 | 41.4 | % | $42.08 | 5,129,347 | 48.0 | % | ||
| Occupied Collateral Total | 252,645 | 85.8 | % | $42.33 | $10,693,377 | 100.0 | % | ||
| Vacant Space | 41,848 | 14.2 | |||||||
| Collateral Total | 294,493 | 100.0 | % | ||||||
| (1) | Based on the underwritten rent roll dated August 2, 2024, inclusive of rent steps through August 2025 totaling $406,995. |
| (2) | In certain instances, ratings provided are those of the parent company of the entity shown, whether or not the parent company guarantees the lease. |
| (3) | Focus Financial Partners has a one-time right to terminate its lease with respect to suite 1900 (13,135 square feet) effective 1/31/2029, upon nine months’ prior written notice to the landlord and payment of a termination fee equal to approximately $1,515,605. |
The following table presents certain information relating to the lease rollover schedule at the Northbridge Centre Property:
| Lease Rollover Schedule(1)(2) | ||||||||||||
| Year | Number of Leases Expiring | Net Rentable Area Expiring | % of NRA Expiring | UW Base Rent Expiring | % of UW Base Rent Expiring | Cumulative Net Rentable Area Expiring | Cumulative % of NRA Expiring | Cumulative UW Base Rent Expiring | Cumulative % of UW Base Rent Expiring | |||
| Vacant | NAP | 41,848 | 14.2 | % | NAP | NAP | 41,848 | 14.2% | NAP | NA | P | |
| 2024 & MTM | 3 | 8,016 | 2.7 | $81,386 | 0.8 | % | 49,864 | 16.9% | $81,386 | 0.8% | ||
| 2025 | 7 | 22,898 | 7.8 | 1,029,675 | 9.6 | 72,762 | 24.7% | $1,111,061 | 10.4% | |||
| 2026 | 7 | 33,121 | 11.2 | 1,468,117 | 13.7 | 105,883 | 36.0% | $2,579,178 | 24.1% | |||
| 2027 | 9 | 46,728 | 15.9 | 1,993,610 | 18.6 | 152,611 | 51.8% | $4,572,788 | 42.8% | |||
| 2028 | 5 | 15,743 | 5.3 | 680,729 | 6.4 | 168,354 | 57.2% | $5,253,517 | 49.1% | |||
| 2029 | 7 | 20,747 | 7.0 | 932,546 | 8.7 | 189,101 | 64.2% | $6,186,063 | 57.8% | |||
| 2030 | 2 | 22,326 | 7.6 | 898,089 | 8.4 | 211,427 | 71.8% | $7,084,152 | 66.2% | |||
| 2031 | 4 | 24,590 | 8.3 | 960,588 | 9.0 | 236,017 | 80.1% | $8,044,740 | 75.2% | |||
| 2032 | 1 | 3,113 | 1.1 | 160,967 | 1.5 | 239,130 | 81.2% | $8,205,707 | 76.7% | |||
| 2033 | 1 | 3,146 | 1.1 | 145,880 | 1.4 | 242,276 | 82.3% | $8,351,587 | 78.1% | |||
| 2034 | 1 | 25,947 | 8.8 | 775,037 | 7.2 | 268,223 | 91.1% | $9,126,624 | 85.3% | |||
| 2035 & Beyond | 2 | 26,270 | 8.9 | 1,566,753 | 14.7 | 294,493 | 100.0% | $10,693,377 | 100.0% | |||
| Total | 49 | 294,493 | 100.0 | % | $10,693,377 | 100.0 | % | |||||
| (1) | Based on the underwritten rent roll dated August 2, 2024, inclusive of rent steps through August 2025 totaling $406,995. |
| (2) | Certain tenants may have lease termination options that are exercisable prior to the stated expiration date of the subject lease or leases which are not considered in the Lease Rollover Schedule. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
The following table presents certain information relating to the historical and underwritten cash flows of the Northbridge Centre Property:
| Operating History and Underwritten Net Cash Flow | |||||||||
| 2020 | 2021 | 2022 | 2023 | TTM(1) | Underwritten | Per Square Foot | %(2) | ||
| In Place Rent | $6,050,096 | $5,839,690 | $6,982,349 | $7,996,288 | $8,571,840 | $10,286,382 | $34.93 | 54.2 | % |
| Gross Up of Vacant Space | 0 | 0 | 0 | 0 | 0 | 2,726,982 | 9.26 | 14.4 | |
| Rent Steps(3) | 0 | 0 | 0 | 0 | 0 | 406,995 | 1.38 | 2.1 | |
| Gross Potential Rent | $6,050,096 | $5,839,690 | $6,982,349 | $7,996,288 | $8,571,840 | $13,420,360 | $45.57 | 70.7 | % |
| Total Reimbursements | 3,726,772 | 3,569,286 | 4,010,675 | 4,455,848 | 4,772,946 | 5,556,893 | 18.87 | 29.3 | |
| Total Gross Income | $9,776,868 | $9,408,976 | $10,993,025 | $12,452,136 | $13,344,786 | $18,977,253 | $64.44 | 100.0 | % |
| (Vacancy/Credit Loss) | 0 | 0 | 0 | 0 | 0 | (2,726,982) | (9.26) | (14.4 | ) |
| Other Income(4) | 760,545 | 831,819 | 941,879 | 1,208,734 | 1,498,607 | 1,479,408 | 5.02 | 7.8 | |
| Effective Gross Income | $10,537,413 | $10,240,795 | $11,934,903 | $13,660,870 | $14,843,393 | $17,729,678 | $60.20 | 93.4 | % |
| Total Expenses(5) | $5,517,960 | $5,619,475 | $6,116,002 | $6,210,980 | $6,342,469 | $6,923,863 | $23.51 | 39.1 | % |
| Net Operating Income | $5,019,452 | $4,621,321 | $5,818,901 | $7,449,891 | $8,500,924 | $10,805,815 | $36.69 | 60.9 | % |
| Capital Expenditures | 0 | 0 | 0 | 0 | 0 | 73,623 | 0.25 | 0.4 | |
| TI/LC | 0 | 0 | 0 | 0 | 0 | 294,493 | 1.00 | 1.7 | |
| Net Cash Flow | $5,019,452 | $4,621,321 | $5,818,901 | $7,449,891 | $8,500,924 | $10,437,699 | $35.44 | 58.9 | % |
| (1) | TTM represents the trailing 12-month period ending May 31, 2024. |
| (2) | % column represents percent of Total Gross Income for all revenue lines and represents percent of Effective Gross Income for the remainder of fields. |
| (3) | Based on the underwritten rent roll dated August 2, 2024, inclusive of rent steps through August 2025 totaling $406,995. |
| (4) | Other Income includes parking income, conference center income, roof terrace income, management office income, tenant improvements amortization and termination fees. |
| (5) | Total Expenses includes management fees, real estate taxes, insurance, common area maintenance, repairs and maintenance, utilities, general and administrative, payroll, security, non-recoverables, reciprocal easement agreement expense, management office rent, bad debt expense and tenant billback expense. |
Appraisal. According to the appraisal, the Northbridge Centre Property had an “as-is” appraised value of $158,400,000 as of July 2, 2024.
| Appraisal Valuation Summary(1) | ||
| Appraisal Approach | Appraised Value | Capitalization Rate |
| Income Capitalization Approach | $158,400,000 | 6.75% |
| (1) | Source: Appraisal. |
Environmental. According to the Phase I environmental site assessment dated July 3, 2024, there was no evidence of any recognized environmental conditions at the Northbridge Centre Property. However, a controlled recognized environmental condition was identified at the Northbridge Centre Property. See “Description of the Mortgage Pool—Environmental Conditions”.
The Market. The Northbridge Centre Property is located in West Palm Beach, Florida, within the West Palm Beach Central Business District, which is the primary commercial hub of West Palm Beach. The City of West Palm Beach is situated in Palm Beach County, approximately 24 miles north of Boca Raton, and approximately 68 miles north of Miami. The Palm Beach International Airport is approximately 4 miles west of the West Palm Beach Central Business District. West Palm Beach borders Palm Beach Gardens to the north, Palm Beach to the east, Westgate and Golden Lakes to the south, and Royal Palm Beach to the west. The Northbridge Centre Property is adjacent to State Route 5 and U.S Route 1, within 1 mile of State Route 704, and within 3 miles of both U.S Route 98 and Interstate 95. The Northbridge Centre Property has waterfront views and immediate access to Palm Beach Island. The Northbridge Centre Property has access to Palm Tran bus stops on North Quadrille Boulevard, and the Tri-Rail commuter rail train connects three of the primary cities of South Florida (Miami, Fort Lauderdale, and West Palm Beach).
The Northbridge Centre Property is located within the regional hub of Palm Beach County, whose economy is based on tourism, agriculture and manufacturing. The local economy benefits from a wide range of retail stores and recreational centers. The Northbridge Centre Property is situated within the local area of CityPlace, a shopping, dining, and
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
entertainment center with over 100 stores, restaurants, and cinemas. The Northbridge Centre Property is also near Clematis Street which is the main strip of bars and restaurants in the area. Additionally, not far from Clematis Street is the new city center Rosemary Square. Some of the most prominent employers in the area include Florida Crystals, Sikorsky Aircraft Corporation, and Pratt & Whitney. Additionally, the Northbridge Centre Property is within the local area of several community services such as fire stations, hospitals, police stations, and schools within the Palm Beach County School District.
According to a third-party market research report, the 2023 population within a one-, three- and five-mile radius of the Northbridge Centre Property is 18,214, 79,653 and 180,266, respectively. The 2023 average household income within the same radii is $116,005, $98,321, and $88,660, respectively. Furthermore, according to the appraisal, the top employers in Palm Beach County are the Palm Beach County School District with 22,218 employees, Palm Beach County Public Administration with 12,719 employees, and Tenet Healthcare Group with 5,734 employees.
According to a third-party market research report, the Northbridge Centre Property is situated in the West Palm Beach Central Business District office submarket, which contained approximately 6.4 million square feet of office space as of the first quarter of 2024. The West Palm Beach Central Business District office submarket reported a vacancy rate of 9.9% with an average asking rental rate of $75.12 per square foot. The appraiser concluded an office market rent at the Northbridge Centre Property of $55.00 per square foot floors 1-4 of the tower building, $60.00 per square foot for floors 5-8, and $65.00 per square foot for floors 9-21. Additionally, for the pavilion building floors 1-2 are $35.00 per square foot, and $40.00 per square foot for floors 3-4.
The following table presents recent leasing data at comparable properties to the Northbridge Centre Property:
| Comparable Office Leases(1) | |||||||
Property Name Location | Year Built / Renovated | Total NRA (SF) |
Tenant | Lease Date/ Term (yrs.) | Lease Size (SF) | Base Rent PSF | Reimb. |
Northbridge Centre West Palm Beach, FL | 1985 / 2018 | 294,493(2) | Focus Financial Partners(2) | Aug-23 / 11.5(2) | 13,135(2) | $44.29(2) | Gross |
Phillips Point 777 S Flagler Drive West Palm Beach, FL | 1985 / NAP | 451,858 | Confidential | Sep-23 /3.20 | 2,184 | $90.00 | Gross |
CityPlace Office Tower 525 Okeechobee Blvd West Palm Beach, FL | 2008 / NAP | 306,027 | Confidential | Sep-23 / 5.0 | 3,160 | $85.00 | Gross |
Esperanté Corporate Center 222 Lakeview Ave West Palm Beach, FL | 1989 / NAP | 460,394 | Confidential | May-23 / 5.2 | 2,280 | $75.00 | Gross |
360 Rosemary 360 Rosemary Ave West Palm Beach, FL | 2021 / NAP | 300,000 | Confidential | Jan-23 / 10.0 | 25,380 | $75.00 | Gross |
One Flagler 154 Lakeview Ave West Palm Beach, FL | 2023 / NAP | 267,320 | Confidential | Feb-23 / 0.8 | 19,259 | $100.00 | Gross |
| (1) | Information obtained from the appraisal unless otherwise indicated. |
| (2) | Based on the underwritten rent roll dated August 2, 2024, inclusive of rent steps through August 2025 totaling $16,944. |
The Borrower. The borrower is Northbridge Property Owner LLC, a Delaware limited liability company and single purpose entity with two independent directors in its organizational structure. Legal counsel to the borrower delivered a non-consolidation opinion in connection with the origination of the Northbridge Centre Whole Loan.
The Borrower Sponsors. The borrower sponsors are C-III Capital Partners, Vanderbilt Office Properties, LLC, and Trinity Capital Advisors. Founded in 2010, C-III Capital Partners is a fully-diversified asset management and commercial real estate services company. C-III Capital Partners currently has $4+ billion of assets under management and the leadership team has over 20 years of partnership. Vanderbilt Office Properties, LLC is a vertically-integrated office invertor/operator with $5.3 billion invested through acquiring/developing 100+ buildings over 35 transactions since its inception in 2014.Trinity Capital Advisors focuses on the acquisition and development of institutional-quality commercial real estate in the southeastern United States. The firm has invested more than $4.1 billion acquiring and developing more than 28 million square feet of CBD office towers, industrial portfolios, life science parks, suburban office parks, and mixed-use developments. C. Walker Collier III, Jeff Sheehan, Gary Chesson and Peter J. Conway provided a non-recourse carveout guaranty in favor of the lender in connection with the origination of the Northbridge Centre Whole Loan.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 44 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 4 – Northbridge Centre | ||
Property Management. The Northbridge Centre Property is managed by Vanderbilt Office Properties, LLC, which is one the borrower sponsors.
Escrows and Reserves. At origination, the borrower deposited (i) approximately $1,819,946 for real estate taxes, (ii) $3,000,000 for tenant improvements and leasing commissions, (iii) approximately $2,379,905 for outstanding TI/LC reserves, (iv) approximately $1,169,336 for a gap rent reserve, (v) approximately $1,453,179 for a free rent reserve and (vi) approximately $433,553 for a cash out reserve.
Tax Escrows – On a monthly basis, the borrower is required to deposit 1/12th of an amount that would be sufficient to pay taxes for the next ensuing 12 months (currently equivalent to approximately $181,995 a month).
Insurance Escrows – On a monthly basis, the borrower is required to deposit 1/12th of an amount that would be sufficient to pay insurance premiums for the renewal of coverages; provided, such monthly deposits will be waived so long as the borrower maintains a blanket insurance policy acceptable to the lender.
Replacement Reserve – On a monthly basis, the borrower is required to deposit approximately $6,135 for replacement reserves.
TI / LC Reserve – On a monthly basis, the borrower is required to deposit approximately $24,541 to pay for tenant allowances, tenant improvements and leasing commissions that may be incurred or required to be reimbursed by the borrower.
Cash Out Reserve – At origination, the borrower deposited approximately $433,553. The borrower may obtain disbursements for tenant allowances, tenant improvements and leasing commissions to the extent there are not any available funds in the TI/LC Reserve for the same purpose. Any remaining balance shall be released upon the borrower replacing the current insurance coverage of 12-months of business income with 18-months of business income.
Lockbox / Cash Management. The Northbridge Centre Whole Loan is structured with a hard lockbox and springing cash management. The Northbridge Centre Whole Loan requires the borrower or property manager, as applicable, to deposit all rents into a lockbox account no later than two business days after receipt. Upon the occurrence and during the continuance of a Trigger Period (as defined below), all funds in the lockbox account are required to be swept daily to a cash management account under the control of the lender to be applied and disbursed in accordance with the Northbridge Centre Whole Loan documents, and all excess cash flow funds remaining in the cash management account after the application of such funds in accordance with the Northbridge Centre Whole Loan documents are required to be held by the lender in an excess cash flow reserve account as additional collateral for the Northbridge Centre Whole Loan. To the extent that no Trigger Period is continuing, all excess cash flow funds are required to be disbursed to the borrower.
A “Trigger Period” means a period of time commencing upon the first to occur of (i) an event of default under the Northbridge Centre Whole Loan documents, (ii) the debt yield as of the end of any calendar quarter being less than 9.0%, and the borrower has not timely made the cash deposit into the excess cash reserve account or delivered the letter of credit to the lender and (iii) March 6, 2029; and expiring upon (y) with regard to any Trigger Period commenced in connection with clause (i) above, the cure or waiver of such event of default, or (z) with regard to any Trigger Period commenced in connection with clause (ii) above, the debt yield determined as of the end of any calendar quarter thereafter, is equal to or greater 9.0% or the borrower thereafter makes the cash deposit into the excess cash reserve account or delivers the letter of credit to the lender or (z) with regard to a Trigger Period commenced in connection with clause (iii) above, the payment in full of the Northbridge Centre Whole Loan.
Subordinate and Mezzanine Debt. None.
Permitted Future Mezzanine and Subordinate Debt. Not permitted.
Partial Release. Not permitted.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 45 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 46 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 47 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Seller: | CREFI | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance: | $46,900,000 | Title: | Fee | |
| Cut-off Date Principal Balance: | $46,900,000 | Property Type – Subtype: | Multifamily – Garden | |
| % of IPB: | 6.9% | Net Rentable Area (Units): | 268 | |
| Loan Purpose: | Acquisition | Location: | Cocoa, FL | |
| Borrowers(1): | Various | Year Built / Renovated: | 2022 / NAP | |
| Borrower Sponsor: | Sinatra & Company Real Estate LLC | Occupancy: | 95.5% | |
| Interest Rate: | 6.56000% | Occupancy Date: | 6/14/2024 | |
| Note Date: | 7/31/2024 | 4th Most Recent NOI (As of)(3): | NAV | |
| Maturity Date: | 8/6/2029 | 3rd Most Recent NOI (As of) (3): | NAV | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of)(4): | $2,433,571 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of)(4): | $3,577,536 (TTM 6/30/2024) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 95.0% | |
| Amortization Type: | Interest Only | UW Revenues: | $6,473,487 | |
| Call Protection: | L(25),D(28),O(7) | UW Expenses: | $2,481,136 | |
| Lockbox / Cash Management: | Springing / Springing | UW NOI: | $3,992,351 | |
| Additional Debt: | No | UW NCF: | $3,925,351 | |
| Additional Debt Balance: | NAP | Appraised Value / Per Unit: | $66,100,000 / $246,642 | |
| Additional Debt Type: | NAP | Appraisal Date: | 3/7/2024 | |
| Escrows and Reserves(2) | Financial Information | |||||
| Initial | Monthly | Initial Cap | Cut-off Date Loan / Unit: | $175,000 | ||
| Taxes: | $143,213 | $35,803 | N/A | Maturity Date Loan / Unit: | $175,000 | |
| Insurance: | $78,305 | $39,153 | N/A | Cut-off Date LTV: | 71.0% | |
| Replacement Reserves: | $0 | $5,583 | N/A | Maturity Date LTV: | 71.0% | |
| TI / LC: | $0 | $0 | N/A | UW NCF DSCR: | 1.26x | |
| UW NOI Debt Yield: | 8.5% | |||||
| Sources and Uses | ||||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | |||
| Mortgage Loan | $46,900,000 | 69.8 | % | Purchase Price | $64,300,000 | 95.7 | % | |
| Borrower Sponsor Equity | 20,267,113 | 30.2 | Closing Costs(5) | 2,645,595 | 3.9 | |||
| Upfront Reserves | 221,518 | 0.3 | ||||||
| Total Sources | $67,167,113 | 100.0 | % | Total Uses | $67,167,113 | 100.0 | % | |
| (1) | The borrowers are Cocoa Grand Apartment Group, LLC, 618 Elmwood DE, LLC, Better Buffalo Properties DE, LLC and BN Medical Campus Rental Group DE, LLC as tenants in common. |
| (2) | See “Escrows and Reserves” below for further discussion of reserve information. |
| (3) | 4th Most Recent NOI and 3rd Most Recent NOI are not available because the Cocoa Grand Apartments Property (as defined below) was recently constructed in 2022. |
| (4) | The increase from 2nd Most Recent NOI to Most Recent NOI and from Most Recent NOI to UW NOI is primarily attributable to lease up at the Cocoa Grand Apartments Property following its construction in 2022. |
| (5) | Closing Costs include an interest rate buydown fee of $1,172,500. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 48 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
The Loan. The fifth largest mortgage loan (the “Cocoa Grand Apartments Mortgage Loan”) is secured by the borrowers’ fee interest in a Class A, 268-unit, multifamily development located in Cocoa, Florida (the “Cocoa Grand Apartments Property”). The Cocoa Grand Apartments Mortgage Loan is comprised of one promissory note with an outstanding principal balance as of the Cut-off Date of $46,900,000. The Cocoa Grand Apartments Mortgage Loan was originated on July 31, 2024 by Citi Real Estate Funding Inc. (“CREFI”) and accrues interest at a fixed rate of 6.56000% per annum. The Cocoa Grand Apartments Mortgage Loan has an initial term of five years, is interest-only for the full term and accrues interest on an Actual/360 basis. The scheduled maturity date of the Cocoa Grand Apartments Mortgage Loan is August 6, 2029.
The Property. The Cocoa Grand Apartments Property is a Class A, 268-unit, garden style, multifamily development comprised of 14 one- and three- story buildings, including a clubhouse/leasing office, located in Cocoa, Florida. The Cocoa Grand Apartments Property was constructed in 2022 on an approximately 34.1-acre site and received its final certificate of occupancy in February 2023. Community amenities at the Cocoa Grand Apartments Property include a saltwater pool, sundeck, clubhouse, community grilling stations, business center, and fitness center. The Cocoa Grand Apartments Property features 619 parking spaces resulting in a parking ratio of 2.31 spaces per unit.
The unit mix at the Cocoa Grand Apartments Property consists of 24 one-bedroom deluxe units, 120 two-bedroom deluxe units, 48 two-bedroom study units, 72 three-bedroom deluxe units and four three-bedroom duplex units. Unit amenities include private patios and balconies, washer / dryer connections, stainless steel appliances and walk in closets.
The following table presents certain information relating to the unit mix at the Cocoa Grand Apartments Property:
| Cocoa Grand Apartments Unit Mix(1) | |||||||
| Unit Type | # of Units | % of Total | Occupied Units | Occupancy | Average Unit Size (SF) | Average Monthly Rental Rate | Average Monthly Market Rent Per Unit(2) |
| 1BD/1BA – Deluxe | 24 | 9.0% | 24 | 100.0% | 1,168 | $1,557 | $1,650 |
| 2BD/2BA – Deluxe | 120 | 44.8 | 114 | 95.0 | 1,604 | 1,872 | 1,900 |
| 2BD/2BA – Study | 48 | 17.9 | 47 | 97.9 | 1,635 | 1,871 | 1,925 |
| 3BD/2BA – Deluxe | 72 | 26.9 | 68 | 94.4 | 1,795 | 2,047 | 2,100 |
| 3BD/2BA - Duplex | 4 | 1.5 | 3 | 75.0 | 2,154 | 2,575 | 2,550 |
| Total/Wtd. Avg. | 268 | 100.0% | 256 | 95.5% | 1,630 | $1,897 | $1,946 |
| (1) | Based on the underwritten rent roll dated June 14, 2024. |
| (2) | Source: Appraisal. |
The Market. The Cocoa Grand Apartments Property is located at 305 Laredo Drive in Cocoa, Florida, approximately 45 miles east of Orlando. Primary access to the neighborhood is provided by I-95. The Cocoa Grand Apartments Property is located in Brevard County which is part of the Palm Bay-Melbourne-Titusville FL metropolitan statistical area (the “Melbourne MSA”), commonly referred to as the Space Coast. According to the appraisal, the Melbourne MSA had a total population of 623,752 people in 2022 and has a diverse economy with a mix of industries, including aerospace and defense, tourism, healthcare, and manufacturing. The county’s economy is influenced by its proximity to the Kennedy Space Center, 13.9 miles from the Cocoa Grand Apartments Property, and the presence of major aerospace and defense companies, including Boeing, Northrop Grumman, and Lockheed Martin.
According to the appraisal, the Cocoa Grand Apartments Property is located in the Titusville/Rockledge apartment submarket of the Melbourne MSA. As of December 31, 2023, the Melbourne MSA apartment market had a total inventory of 40,314 units, a vacancy rate of 6.8% and effective rent of $1,592 per unit. As of December 31, 2023, the Titusville/Rockledge apartment submarket had a vacancy rate of 6.4% and effective rent of $1,515 per unit.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 49 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
According to the appraisal, the 2022 population within a one-, three- and five-mile radius of the Cocoa Grand Apartments Property was 2,733, 36,418 and 79,965, respectively. The 2022 average household income within the same radii was $52,806, $66,805 and $79,422, respectively.
The following table presents certain information relating to comparable sales to the Cocoa Grand Apartments Property:
| Multifamily Sales Comparables(1) | ||||||
| Property Name / Address | Distance from Subject | Sale Date | Units | Occupancy | Sale Price | Sale Price Per Unit |
Cocoa Grand Apartments 305 Laredo Drive, Cocoa, FL | – | 7/31/2024 | 268(2) | 95.5%(2) | $64,300,000 | $239,925 |
Avasa Hammock Landing 102 Ascend Circle, West Melbourne, FL | 28.8 miles | 11/24/2023 | 300 | 75.0% | $79,200,000 | $264,000 |
Integra Lakes 3160 Integra Lakes Lane, Casselberry, FL | 52.5 miles | 8/17/2023 | 203 | 95.6% | $54,300,000 | $267,488 |
Alta Cypress 375 Summer Cypress Cove, Longwood, FL | 53.3 miles | 8/7/2023 | 342 | 89.0% | $102,500,000 | $299,708 |
Groves at Clermont 16551 Lake Trail Drive, Clermont, FL | 62.6 miles | 10/6/2023 | 288 | 89.0% | $80,400,000 | $279,167 |
Dunson Grove 1105 Park Lane, Davenport, FL | 65.5 miles | 2/28/2023 | 319 | 40.0% | $88,500,000 | $277,429 |
Camillia at World Commerce 50 Palma Vista Way, St. Augustine, FL | 124.0 miles | 12/19/2023 | 210 | 89.0% | $53,300,000 | $253,810 |
| (1) | Source: Appraisal. |
| (2) | Based on the underwritten rent roll dated June 14, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 50 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
The following table presents certain information relating to comparable multifamily properties to the Cocoa Grand Apartments Property:
| Multifamily Rent Comparables(1) | |||||||||
| Property Name / Address | Distance from Subject | Year Built | Occupancy | Number of Units | Unit Type | Average Unit Size | Average Rent Per Unit | ||
Cocoa Grand Apartments 305 Laredo Drive, Cocoa, FL | – | 2022 | 95.5%(2) | 268 | 1BR / 1BA | 1,168SF(2) | $1,557(2) | ||
| 2BR / 2BA | 1,613 SF(2) | $1,872(2) | |||||||
| 3BR / 2BA | 1,814 SF(2) | $2,070(2) | |||||||
Integra Trails 3705 FL-524, Cocoa, FL | 2.8 miles | 2023 | 90.4% | 249 | 1BR / 1BA | 742 SF | $1,759 | ||
| 2BR / 2BA | 1,160 SF | $1,983 | |||||||
| 3BR / 2BA | 1,355 SF | $2,515 | |||||||
Rockledge Flats 256 Barton Boulevard, Rockledge, FL | 2.8 miles | 2021 | 92.7% | 247 | Studio / 1BA | 595 SF | $1,505 | ||
| 1BR / 1BA | 692 SF | $1,662 | |||||||
| 2BR / 2BA | 1,241 SF | $1,885 | |||||||
| 3BR / 2BA | 1,430 SF | $2,230 | |||||||
Ventura at Turtle Creek 3802 Alafaya Lane, Rockledge, FL | 4.6 miles | 2019 | 98.4% | 190 | 1BR / 1BA | 801 SF | $1,526 | ||
| 2BR / 2BA | 1,071 SF | $1,699 | |||||||
| 3BR / 2BA | 1,189 SF | $1,871 | |||||||
The Pearl of Viera 2434 Metfield Drive, Melbourne, FL | 7.8 miles | 2021 | 93.0% | 298 | 1BR / 1BA | 800 SF | $1,583 | ||
| 2BR / 2BA | 1207 SF | $2,069 | |||||||
| 3BR / 2BA | 1547 SF | $2,763 | |||||||
The Solamere Grand 1081 Solamere Drive, Titusville, FL | 15.4 miles | 2017 | 94.9% | 216 | 1BR / 1BA | 1,187 SF | $1,596 | ||
| 2BR / 2BA | 1,476 SF | $1,822 | |||||||
| 3BR / 2BA | 1,476 SF | $2,165 | |||||||
| (1) | Source: Appraisal. |
| (2) | Based on the underwritten rent roll dated June 14, 2024. |
Environmental. According to the Phase I environmental site assessment dated March 13, 2024, there was no evidence of any recognized environmental conditions at the Cocoa Grand Apartments Property.
The following table presents certain information relating to the historical and current occupancy of the Cocoa Grand Apartments Property:
| Historical Occupancy(1) | ||
| 2023 | Current(2) | |
| Cocoa Grand Apartments | 59.2% | 95.5% |
| (1) | Historical occupancies represent the average annual occupancy of each respective year. Historical occupancies prior to 2023 are not available because the Cocoa Grand Apartments Property was completed in 2022. |
| (2) | Current occupancy is as of June 14, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 51 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
The following table presents certain information relating to the operating history and underwritten net cash flow of the Cocoa Grand Apartments Property:
| Operating History and Underwritten Net Cash Flow | ||||||
| 2023 | TTM(1) | Underwritten | Per Unit | %(2) | ||
| In-Place Base Rent | $6,620,883 | $6,331,136 | $5,828,160 | $21,747 | 86.0 | % |
| Potential Income from Vacant Units | 0 | 0 | 291,300 | 1,087 | 4.3 | |
| Gross Potential Rent | $6,620,883 | $6,331,136 | $6,119,460 | $22,834 | 90.3 | % |
| Other Income(3) | 335,121 | 529,873 | 660,000 | 2,463 | 9.7 | |
| Net Rental Income | $6,956,004 | $6,861,009 | $6,779,460 | $25,296 | 100.0 | % |
| (Vacancy/Concessions/Credit Loss)(4) | (2,786,850) | (1,339,468) | (305,973) | (1,142) | (4.5 | ) |
| Effective Gross Income | $4,169,154 | $5,521,541 | $6,473,487 | $24,155 | 95.5 | % |
| Management Fee | 146,752 | 186,641 | 194,205 | 725 | 3.0 | |
| Real Estate Taxes | 392,812 | 392,812 | 798,164 | 2,978 | 12.3 | |
| Insurance | 326,397 | 323,243 | 447,459 | 1,670 | 6.9 | |
| Other Expenses(5) | 869,622 | 1,041,309 | 1,041,309 | 3,885 | 16.1 | |
| Total Expenses | $1,735,583 | $1,944,005 | $2,481,136 | $9,258 | 38.3 | % |
| Net Operating Income(3) | $2,433,571 | $3,577,536 | $3,992,351 | $14,897 | 61.7 | % |
| Replacement Reserves | 0 | 0 | 67,000 | 250 | 1.0 | |
| Net Cash Flow | $2,433,571 | $3,577,536 | $3,925,351 | $14,647 | 60.6 | % |
| (1) | The TTM column represents the trailing twelve-month period ending June 30, 2024. |
| (2) | The % column represents percentage of Net Rental Income for all revenue lines and represents percentage of Effective Gross Income for the remainder of the fields. |
| (3) | Other Income consists of ratio utility billing system and internet income. |
| (4) | The increase in In-Place Base Rent and Net Operating Income, and the decrease in Vacancy/Concessions/Credit Loss from 2023 to TTM and from TTM to Underwritten is primarily attributable to the lease up of the Cocoa Grand Apartments Property following construction in 2022. |
| (5) | Other Expenses consist of payroll and benefits, repairs and maintenance, utilities, advertising and marketing, and general and administrative expenses. |
The Borrowers. The borrowers are Cocoa Grand Apartment Group, LLC, 618 Elmwood DE, LLC, Better Buffalo Properties DE, LLC and BN Medical Campus Rental Group DE, LLC, as tenants in common, each a Delaware limited liability company and single purpose entity having at least one independent director in its organizational structure. Legal counsel to the borrowers delivered a non-consolidation opinion in connection with the origination of the Cocoa Grand Apartments Mortgage Loan.
The Borrower Sponsor. The borrower sponsor is Sinatra & Company Real Estate LLC (“Sinatra & Co.”) and the non-recourse carveout guarantor is Nicholas A. Sinatra, founder and CEO of Sinatra & Co. Sinatra & Co. is a privately held, vertically integrated real estate investment, development, and management company that focuses on value-add acquisitions and development. Sinatra & Co. owns and manages over $700 million in real estate assets, including over 5,000 multifamily units across the Western New York, Midwest and West-Central Florida regions.
Property Management. The Cocoa Grand Apartments Property is managed by Sinatra Management, LLC, a borrower affiliated management company.
Escrows and Reserves. At origination of the Cocoa Grand Apartments Mortgage Loan, the borrowers deposited approximately (i) $143,213 into a reserve account for real estate taxes and (ii) $78,305 into a reserve account for insurance premiums.
Tax Escrows – On a monthly basis, the borrowers are required to deposit into a real estate tax reserve 1/12th of the property taxes that the lender estimates will be payable over the next-ensuing 12-month period (initially estimated to be approximately $35,803).
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 52 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 5 – Cocoa Grand Apartments | ||
Insurance Escrows – If the liability or casualty policies maintained by the borrowers do not constitute an approved blanket or umbrella policy, the borrowers are required to deposit into an insurance reserve, on a monthly basis, 1/12th of the amount which will be sufficient to pay the insurance premiums due for the renewal of coverage afforded by such policies (initially estimated to be approximately $39,153).
Replacement Reserves – On a monthly basis, the borrowers are required to deposit approximately $5,583 into a replacement reserve.
Lockbox / Cash Management. The Cocoa Grand Apartments Mortgage Loan is structured with a springing lockbox and springing cash management. On the first occurrence of a Trigger Period (as defined below), the borrowers are required to establish a lender-controlled lockbox account, and are thereafter required to deposit, or cause the property manager to immediately deposit, all revenue received by the borrowers or the property manager into such lockbox. Within five days after the first occurrence of a Trigger Period, the borrowers are required to deliver a notice to all tenants under non-residential leases at the Cocoa Grand Apartments Property directing them to remit rent and all other sums due under the applicable lease directly to the lender-controlled lockbox account. In addition, upon the first occurrence of a Trigger Period, the lender is required to establish a lender-controlled cash management account. All funds deposited into the lockbox are required to be transferred on each business day to, or at the direction of, the borrowers, unless a Trigger Period exists and the lender elects (in its sole and absolute discretion) to deliver a restricted account notice to the institution maintaining the lockbox account, in which case all funds in the lockbox account are required to be swept on each business day to the lender-controlled cash management account to be applied and disbursed in accordance with the Cocoa Grand Apartments Mortgage Loan documents, and all excess cash flow funds remaining in the cash management account after the application of such funds in accordance with the Cocoa Grand Apartments Mortgage Loan documents are required to be held by the lender in an excess cash flow reserve account as additional collateral for the Cocoa Grand Apartments Mortgage Loan. Upon the cure of the applicable Trigger Period, so long as no other Trigger Period exists, the lender is required to return any amounts remaining on deposit in the excess cash flow reserve account to the borrowers. On the first expiration of all Trigger Periods during the term of the Cocoa Grand Apartments Mortgage Loan, the borrowers may deactivate the lockbox account; provided that if a Trigger Period again occurs, the borrowers will be required to take the same actions to establish a lockbox account that they were required to take with respect to the first Trigger Period. Upon an event of default under the Cocoa Grand Mortgage Loan documents, the lender may apply funds in the accounts to the debt in such priority as it may determine.
“Trigger Period” means a period (A) commencing upon the earliest of (i) the occurrence and continuance of an event of default under the Cocoa Grand Apartments Mortgage Loan documents and(ii) the debt service coverage ratio being less than 1.10x and (B) expiring upon (x) with regard to clause (i) above, the cure (if applicable) of such event of default under the Cocoa Grand Apartments Mortgage Loan documents and (y) with regard to clause (ii) above, the date that the debt service coverage ratio is equal to or greater than 1.10x for two consecutive calendar quarters.
Subordinate and Mezzanine Debt. None.
Permitted Future Subordinate or Mezzanine Debt. Not permitted.
Partial Release. Not permitted.
Ground Lease. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 53 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
| Mortgage Loan Information | Property Information(2) | |||
| Mortgage Loan Seller: | LMF | Single Asset / Portfolio: | Crossed Portfolio | |
| Original Principal Balance: | $43,500,000 | Title: | Fee | |
| Cut-off Date Principal Balance: | $43,500,000 | Property Type - Subtype: | Hospitality – Various | |
| % of Pool by IPB: | 6.4% | Net Rentable Area (Rooms): | 433 | |
| Loan Purpose: | Refinance | Location(2): | Various | |
| Borrowers: | Cave Mill Hospitality, LLC, BG Lodging, LLC, Newburgh Lodging, LLC and Titan Way, LLC | Year Built / Renovated(2): | Various / Various | |
| Borrower Sponsor: | David G. Chandler | Occupancy / ADR / RevPAR(3): | 76.5% / $115.47 / $88.31 | |
| Interest Rate: | 8.05000% / 7.90000% | Occupancy / ADR / RevPAR Date: | 5/31/2024 | |
| Note Date: | 7/10/2024 | 4th Most Recent NOI (As of): 3rd Most Recent NOI (As of): | $4,993,433 (12/31/2021) $6,203,970 (12/31/2022) | |
| Maturity Date: | 7/6/2029 | 2nd Most Recent NOI (As of): | $5,765,527 (12/31/2023) | |
| Interest-only Period: | 60 months | Most Recent NOI (As of): | $5,728,102 (TTM 5/31/2024) | |
| Original Term: | 60 months | UW Occupancy / ADR / RevPAR(4): | 76.5% / $115.47 / $88.31 | |
| Original Amortization Term: | None | UW Revenues(4): | $14,566,382 | |
| Amortization Type: | Interest Only | UW Expenses(4): | $8,786,813 | |
| Call Protection: | L(26),D(27),O(7) | UW NOI(4): | $5,779,570 | |
| Lockbox / Cash Management: | Springing / Springing | UW NCF(4): | $5,342,579 | |
| Additional Debt: | No | Appraised Value / Per Room(5): | $65,800,000 / $151,963 | |
| Additional Debt Balance: | N/A | Appraisal Date: | Various | |
| Additional Debt Type: | N/A | |||
| Escrows and Reserves(1) | Financial Information(4) | |||||
| Initial | Monthly | Initial Cap | Cut-off Date Loan / Room: | $100,462 | ||
| Taxes: | $118,507 | $27,729 | N/A | Maturity Date Loan / Room: | $100,462 | |
| Insurance: | $110,363 | $13,138 | N/A | Cut-off Date LTV: | 66.1% | |
| FF&E Reserve: | $0 | $36,416 | N/A | Maturity Date LTV: | 66.1% | |
| PIP Reserve: | $2,954,363 | $0 | N/A | UW NCF DSCR: | 1.51x | |
| UW NOI Debt Yield | 13.3% | |||||
| Sources and Uses | ||||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | |||
| Chandler Hotel Portfolio Mortgage Loan | $35,500,000 | 79.8 | % | Loan Payoff (Chandler Hotel Portfolio) | $30,319,730 | 68.1 | % | |
| TownePlace Suites Bowling Green Mortgage Loan | 8,000,000 | 18.0 | Loan Payoff (TownePlace Suites Bowling Green) | 8,516,528 | 19.1 | |||
| Equity Contribution (TownePlace Suites Bowling Green) | 1,000,139 | 2.2 | Upfront Reserves | 3,183,233 | 7.2 | |||
| Closing Costs(6) | 1,569,961 | 3.5 | ||||||
| Return of Equity (Chandler Hotel Portfolio) | 910,686 | 2.0 | ||||||
| Total Sources | $44,500,139 | 100.0 | % | Total Uses | $44,500,139 | 100.0 | % | |
| (1) | For a full description of Escrows and Reserves, see “Escrows and Reserves” below. |
| (2) | See the “Crossed Loan Property Summary” table below for further information regarding the individual properties. |
| (3) | See “Historical Occupancy” below for property-level occupancy statistics. |
| (4) | The underwriting and financial information shown represents the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties (as defined below) in aggregate. |
| (5) | The appraised value and appraised value per room is based on the aggregate value of the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties (as defined below). |
| (6) | Closing Costs include a $532,500 rate buy-down fee for the Chandler Hotel Portfolio Mortgage Loan (as defined below) and $240,000 rate buy-down fee for the TownePlace Suites Bowling Green Mortgage Loan (as defined below). |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The Loans. The sixth and seventh largest mortgage loans (the “Chandler Hotel Portfolio Mortgage Loan” and the “TownePlace Suites Bowling Green Mortgage Loan”, collectively, the “Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Mortgage Loans”) are cross-collateralized by the Chandler Hotel Portfolio Properties (as defined below) and the TownePlace Suites Bowling Green Property (as defined below) and cross-defaulted with one another.
The Chandler Hotel Portfolio Mortgage Loan was originated on July 10, 2024 by LMF Commercial, LLC and has an outstanding principal balance as of the Cut-off Date of $35,500,000 and is secured by [the borrower’s] fee interest in three hospitality properties located in Kentucky and Indiana (collectively, the “Chandler Hotel Portfolio Properties”). The Chandler Hotel Portfolio Mortgage Loan accrues interest at a fixed rate of 8.05000% per annum. The Chandler Hotel Portfolio Mortgage Loan has a five-year term, accrues interest on an Actual/360 basis and is interest-only for the entire term. The scheduled maturity date of the Chandler Hotel Portfolio Mortgage Loan is July 6, 2029.
The TownePlace Suites Bowling Green Mortgage Loan was originated on July 10, 2024 by LMF Commercial, LLC and has an outstanding principal balance as of the Cut-off date of $8,000,000 and is secured by [the borrower’s] fee interest in a 101-room extended-stay hotel located in Bowling Green, Kentucky (the “TownePlace Suites Bowling Green Property”). The TownePlace Suites Bowling Green Mortgage Loan accrues interest at a fixed rate of 7.90000% per annum. The TownePlace Suites Bowling Green Mortgage Loan as a five-year term, accrues interest on an Actual/360 basis and is interest-only for the entire term. The scheduled maturity date of the TownePlace Suites Bowling Green Mortgage Loan is July 6, 2029.
The Properties. The Chandler Hotel Portfolio Properties and the TownePlace Suites Bowling Green Property (collectively, the (“Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties”) are comprised of (i) one limited-service hotel located in Bowling Green, Kentucky (the “Tru by Hilton Bowling Green Property”) with 88 rooms, (ii) one select-service hotel located in Bowling Green, Kentucky (the “Hilton Garden Inn Bowling Green Property”) with 133 rooms, (iii) one extended-stay hotel located in Newburgh, Indiana (the “TownePlace Suites Evansville Newburgh Property”) with 111 rooms and (iv) one extended-stay hotel located in Bowling Green, Kentucky (the “TownePlace Suites Bowling Green Property”) with 101 rooms, totaling 433 rooms.
The following table presents certain information relating to the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties:
| Crossed Loan Property Summary | |||||||
| Property Name | Year Built / Renovated | # of Rooms | Allocated Cut-off Date Loan Amount(1) | % of Crossed Loan Amount | Appraised Value | UW NOI | % of UW NOI |
Tru by Hilton Bowling Green 1864 Cave Mill Road, Bowling Green, KY 42104 | 2018 / NAP | 88 | $9,300,000 | 21.4% | $13,300,000 | $1,201,110 | 20.8% |
Hilton Garden Inn Bowling Green 1020 Wilkinson Trace, Bowling Green, KY 42103 | 2007 / 2017 & 2024(2) | 133 | $14,400,000 | 33.1% | $22,400,000 | $1,790,729 | 31.0% |
TownePlace Suites Evansville Newburgh 9922 Pointe View Drive, Newburgh, IN 47630 | 2018 / NAP | 111 | $11,800,000 | 27.1% | $16,900,000 | $1,738,444 | 30.1% |
TownePlace Suites Bowling Green 1818 Cave Mill Road, Bowling Green, KY 42104 | 2013 / 2020(3) | 101 | $8,000,000 | 18.4% | $13,200,000 | $1,049,287 | 18.2% |
| Total | 433 | $43,500,000 | 100.0% | $65,800,000 | $5,779,569 | 100.0% | |
| (1) | The Allocated Cut-off Date Loan Amounts for the Chandler Hotel Portfolio Properties are set forth in the Chandler Hotel Portfolio Mortgage Loan documents. The allocated Cut-off Date Loan Amount for the TownePlace Suites Bowling Green Property is based on the original principal balance. |
| (2) | The Hilton Garden Inn Bowling Green Property is undergoing a property improvement plan (“PIP”) with an expected completion date of January 2025. At origination, the related borrower reserved $25,977 per key, an amount equal to 110% of the estimated outstanding PIP budget. |
| (3) | Per the appraisal, the TownePlace Suites Bowling Green Property underwent renovations in 2020, but the detailed scope and cost of the renovations was not provided. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The Chandler Hotel Portfolio
Tru by Hilton Bowling Green Property. The Tru by Hilton Bowling Green Property is a four-story, limited-service hotel located in Bowling Green, Kentucky. Built in 2018, the Tru by Hilton Bowling Green Property is situated on an approximately 1.45-acre parcel with 91 parking spaces (1.03 spaces per room). The Tru by Hilton Bowling Green Property consists of 88 rooms and includes a complimentary breakfast area, indoor swimming pool, fitness room, lobby workstation, market pantry, and guest laundry room. The guestrooms include 47 king rooms and 41 queen rooms. Room amenities include air conditioning, television, high speed internet, and a refrigerator. The Tru by Hilton Bowling Green Property has a franchise agreement with Hilton Franchise Holding LLC that is scheduled to expire on November 30, 2038.
Hilton Garden Inn Bowling Green Property. The Hilton Garden Inn Bowling Green Property is a four-story, select service hotel located in Bowling Green, Kentucky. Built in 2007 and renovated in 2017, the Hilton Garden Inn Bowling Green Property is situated on an approximately 3.05-acre parcel with 141 parking spaces (1.06 space per room). The borrower sponsor is anticipated to begin an approximately $3,455,000 ($25,977 per room) brand-mandated PIP, which includes renovations and upgrades for the guest rooms and common areas. The PIP is expected to be completed in January 2025 and $2,954,363 representing 110% of the remaining PIP balance was reserved at loan origination. The Hilton Garden Inn Bowling Green Property consists of 133 rooms and includes meeting space, a restaurant, fitness room, business center, on-site bar, indoor swimming pool, market pantry, and electric vehicle charging. The guestrooms include 83 king rooms, 43 queen rooms and 7 suites. Room amenities include air conditioning, television, a microwave, a refrigerator, and free internet access. The Hilton Garden Inn Bowling Green Property is subject to a franchise agreement with Hilton Inns, Inc. that will expire on May 4, 2027.
TownePlace Suites Evansville Newburgh Property. The TownePlace Suites Evansville Newburgh Property is a four-story, extended stay hotel located in Newburgh, Indiana. Built in 2018, the TownePlace Suites Evansville Newburgh Property is situated on an approximately 2.22-acre parcel with 114 parking spaces (1.03 spaces per room). The TownePlace Suites Evansville Newburgh Property consists of 111 rooms and includes a meeting space, fitness room, indoor swimming pool, lobby workstation, market pantry, BBQ facilities, guest laundry room, and complimentary breakfast. The guestrooms include 68 king rooms and 27 queen rooms and 16 king suites. Room amenities include a kitchen with a refrigerator, stovetop, microwave, and a tea/coffee maker, television, air conditioning and wireless internet. The TownePlace Suites Evansville Newburgh Property is subject to a franchise agreement with Marriott International, Inc. that is scheduled to expire on September 5, 2038.
TownePlace Suites Bowling Green Property. The TownePlace Suites Bowling Green Property is a four-story, extended-stay hotel located in Bowling Green, Kentucky. Built in 2013, the TownePlace Suites Bowling Green Property is situated on an approximately 2.35-acre parcel with 106 parking spaces (1.05 spaces per room). The TownePlace Suites Bowling Green Property consists of 101 rooms and includes an indoor swimming pool, a fitness room, lobby workstation, market pantry, guest laundry area, BBQ facilities, breakfast dining area with complimentary breakfast and two meeting areas. The guestrooms include 61 king rooms, 25 queen rooms and 15 two-bedroom suite guestrooms. Room amenities include high-speed internet, air conditioning, dining area, coffee/tea maker, television, a kitchen with a pantry area, refrigerator, stovetop, microwave, and a dishwasher. According to the appraisal, demand segmentation in 2023 was 75% commercial (133% market penetration in 2023), 10% leisure (62% market penetration in 2023) and 15% meeting & group (99% market penetration in 2023). The TownePlace Suites Bowling Green Property is subject to a franchise agreement with Marriott International, Inc. that is scheduled to expire on June 21, 2032.
Appraisal. According to the appraisal, the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties had an aggregate “as-is” appraised value of $65,800,000.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The table below shows the appraisal’s “as-is” conclusions.
| Appraisal Valuation Summary(1) | |||
| Property | Appraisal Approach | Appraised Value | Capitalization Rate |
| Hilton Garden Inn Bowling Green | Discounted Cash Flow | $22,400,000 | 8.200% |
| TownePlace Suites Evansville Newburgh | Discounted Cash Flow | $16,900,000 | 8.800% |
| Tru by Hilton Bowling Green | Discounted Cash Flow | $13,300,000 | 8.100% |
| TownePlace Suites Bowling Green | Discounted Cash Flow | $13,200,000 | 8.100% |
| (1) | Source: Appraisals. |
Environmental. According to a Phase I environmental assessments dated March 22, 2024, there is no evidence of any recognized environmental conditions at the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties.
The Markets. The Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties are located in Bowling Green, Kentucky and Newburgh, Indiana.
Bowling Green, Kentucky. The TownePlace Suites Bowling Green Property, Tru by Hilton Bowling Green Property and Hilton Garden Inn Bowling Green Property are located in Bowling Green, Kentucky. The economy of Bowling Green is largely driven by the manufacturing, healthcare and social assistance, retail trade, transportation and utilities, government and education industries. The TownePlace Suites Bowling Green Property, Tru by Hilton Bowling Green Property and Hilton Garden Inn Bowling Green Property are in close proximity to several tourist attractions in the area including Lost River Cave, located approximately 2.8 miles west of the TownePlace Suites Bowling Green Property and 3.1 miles west of the Tru by Hilton Bowling Green Property and Hilton Garden Inn Bowling Green Property, National Corvette Museum, located approximately 8.4 miles northeast of the TownePlace Suites Bowling Green Property and 7.5 miles northeast of the Tru by Hilton Bowling Green Property and Hilton Garden Inn Bowling Green Property and the Kentucky Museum, located approximately 5.8 miles north of the TownePlace Suites Bowling Green Property, 2.5 miles northwest of the Hilton Garden Inn Bowling Green Property and 4.5 miles northwest of the Tru by Hilton Bowling Green Property.
The TownePlace Suites Bowling Green Property, Tru by Hilton Bowling Green Property and Hilton Garden Inn Bowling Green Property are located within 2.5 miles of each other. According to a third-party market report, the estimated 2024 population within a one-, three- and five-mile radius of the TownePlace Suites Bowling Green Property was 10,184, 48,200 and 100,948, respectively, and the estimated 2024 average household income within the same radii was $65,947, $83,351 and $79,711, respectively. According to a third-party market report, the estimated 2024 population within a one-, three- and five-mile radius of the Tru by Hilton Bowling Green Property was 10,449, 48,301 and 99,812, respectively, and the estimated 2024 average household income within the same radii was $67,214, $83,289 and $79,643, respectively. According to a third-party market report, the estimated 2024 population within a one-, three- and five-mile radius of the Hilton Garden Inn Bowling Green Property was 5,151, 64,288 and 97,470, respectively, and the estimated 2024 average household income within the same radii was $88,219, $71,804 and $77,953, respectively.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The following table presents certain information relating to the TownePlace Suites Bowling Green Property and its competitive set:
| Competitive Property Summary(1)(2) | ||||||||
| Property Name | Year Built | # of Rooms | Comm. | Meeting & Group | Leisure | 2023 Occupancy | 2023 ADR | 2023 RevPAR |
| TownePlace Suites Bowling Green | 2013 | 101 | 75% | 15% | 10% | 83.0% | $99.63 | $82.69 |
| Candlewood Suites Bowling Green | 2007 | 90 | 75% | 15% | 10% | 80% - 85% | $85 - $90 | $70 - $75 |
| Home2 Suites by Hilton Bowling Green | 2017 | 83 | 75% | 15% | 10% | 75% - 80% | $110 - $115 | $85 - $90 |
| Fairfield by Marriott Bowling Green | 2015 | 106 | 65% | 20% | 15% | 70% - 75% | $115 - $120 | $80 - $85 |
| Tru by Hilton Bowling Green | 2018 | 88 | 50% | 20% | 30% | 75% - 80% | $110 - $115 | $85 - $90 |
| Intown Suites Bowling Green | 2000 | 106 | 80% | 10% | 10% | 70% - 75% | $50 - $55 | $40 - $45 |
| Best Western Plus Bowling Green | 1992 | 96 | 45% | 20% | 35% | 60% - 65% | $90 - $95 | $55 - $60 |
| Comfort Suites of Bowling Green | 2018 | 81 | 55% | 15% | 30% | 60% - 65% | $100 - $105 | $65 - $70 |
| Drury Inn Bowling Green | 1997 | 139 | 45% | 25% | 30% | 60% - 65% | $120 - $125 | $75 - $80 |
| Country Inn & Suites by Radisson Bowling Green | 2010 | 85 | 55% | 15% | 30% | 65% - 70% | $100 - $105 | $65 - $70 |
| Hampton Inn Bowling Green | 1990 | 131 | 65% | 20% | 15% | 65% - 70% | $110 - $115 | $75 - $80 |
| Holiday Inn Express Bowling Green | 1988 | 92 | 65% | 20% | 15% | 60% - 65% | $125 - $130 | $80 - $85 |
| Total/Wtd. Avg. | 1,198 | 62.2% | 17.9% | 19.9% | 72.7% | $102.38 | $74.48 | |
| (1) | Source: Appraisal. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the TownePlace Suites Bowling Green Property are attributable to differing reporting methodologies and/or timing differences. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The following table presents certain information relating to the Tru by Hilton Bowling Green Property and its competitive set:
| Competitive Property Summary(1)(2) | ||||||||
| Property Name | Year Built | # of Rooms | Comm. | Meeting & Group | Leisure | 2023 Occupancy | 2023 ADR | 2023 RevPAR |
| Tru by Hilton Bowling Green | 2018 | 88 | 50% | 20% | 30% | 76.5% | $114.71 | $87.75 |
| Best Western Plus Bowling Green | 1992 | 96 | 45% | 20% | 35% | 60% - 65% | $90 - $95 | $55 - $60 |
| Comfort Suites of Bowling Green | 2018 | 81 | 55% | 15% | 30% | 60% - 65% | $100 - $105 | $65 - $70 |
| Country Inn & Suites by Radisson Bowling Green | 2010 | 85 | 55% | 15% | 30% | 65% - 70% | $100 - $105 | $65 - $70 |
| Drury Inn Bowling Green | 1997 | 139 | 45% | 25% | 30% | 60% - 65% | $120 - $125 | $75 - $80 |
| Fairfield by Marriott Bowling Green | 2015 | 106 | 65% | 20% | 15% | 70% - 75% | $115 - $120 | $80 - $85 |
| Hampton Inn Bowling Green | 1990 | 131 | 65% | 20% | 15% | 65% - 70% | $110 - $115 | $75 - $80 |
| Holiday Inn Express Bowling Green | 1988 | 92 | 65% | 20% | 15% | 60% - 65% | $125 - $130 | $80 - $85 |
| TownePlace Suites by Marriott Bowling Green | 2013 | 101 | 75% | 15% | 10% | 80% - 85% | $110 - $115 | $90 - $95 |
| Candlewood Suites Bowling Green | 2007 | 90 | 75% | 15% | 10% | 80% - 85% | $85 - $90 | $70 - $75 |
| Home2 Suites By Hilton Bowling Green | 2017 | 83 | 75% | 15% | 10% | 75% - 80% | $110 - $115 | $85 - $90 |
| InTown Suites Bowling Green | 2000 | 106 | 80% | 10% | 10% | 70% - 75% | $50 - $55 | $40 - $45 |
| Total/Wtd. Avg. | 1,198 | 62% | 18% | 20% | 71.0% | $106.53 | $75.60 | |
| (1) | Source: Appraisal. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the Tru by Hilton Bowling Green Property are attributable to differing reporting methodologies and/or timing differences. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The following table presents certain information relating to the Hilton Garden Inn Bowling Green Property and its competitive set:
| Competitive Property Summary(1)(2) | ||||||||
| Property Name | Year Built | # of Rooms | Comm. | Meeting & Group | Leisure | 2023 Occupancy | 2023 ADR | 2023 RevPAR |
| Hilton Garden Inn Bowling Green | 2007 | 133 | 50% | 30% | 20% | 70.0% | $130.00 | $91.00 |
| Courtyard by Marriott Bowling Green Convention Center | 1997 | 93 | 45% | 35% | 20% | 70% - 75% | $120 - $125 | $85 - $90 |
| Embassy Suites by Hilton Bowling Green | 2022 | 195 | 50% | 30% | 20% | 65% - 70% | $150 - $160 | $105 - $110 |
| Holiday Inn University Plaza Bowling Green | 1995 | 218 | 40% | 40% | 20% | 50% - 55% | $115 - $120 | $60 - $65 |
| Hyatt Place Bowling Green | 2015 | 108 | 65% | 20% | 15% | 65% - 70% | $125 - $130 | $85 - $90 |
| Fairfield by Marriott Bowling Green | 2015 | 106 | 65% | 20% | 15% | 70% - 75% | $120 - $125 | $85 - $90 |
| Holiday Inn Express Bowling Green | 1988 | 92 | 65% | 20% | 15% | 60% - 65% | $125 - $130 | $80 - $85 |
| Hampton Inn Bowling Green | 1990 | 131 | 65% | 20% | 15% | 65% - 70% | $110 - $115 | $75 - $80 |
| Home2 Suites By Hilton Bowling Green | 2017 | 83 | 70% | 15% | 15% | 75% - 80% | $115 - $120 | $90 - $95 |
| Drury Inn Bowling Green | 1997 | 139 | 55% | 20% | 25% | 60% - 65% | $120 - $125 | $75 - $80 |
| TownePlace Suites by Marriott Bowling Green | 2013 | 101 | 70% | 15% | 15% | 80% - 85% | $95 - $100 | $80 - $85 |
| Total/Wtd. Avg. | 1,399 | 56% | 26% | 18% | 67.3% | $124.92 | $84.05 | |
| (1) | Source: Appraisal. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the Hilton Garden Inn Bowling Green Property are attributable to differing reporting methodologies and/or timing differences. |
Newburgh, Indiana. The TownePlace Suites Evansville Newburgh Property is located in Newburgh, Indiana. According to the appraisal, the economy of Evansville is largely driven by the manufacturing, healthcare, financial services, education, retail and service industries.
Evansville is home to several tourist attractions such as USS LST Ship Memorial, Evansville Museum of Arts, History & Science, Mesker Park Zoo & Botanic Garden and Evansville Wartime Museum. Additionally, the fall festival held in Evansville, is one of the largest street festivals in the nation held every October attracting over 200,000 visitors.
According to a third-party market report, the estimated 2024 population within a one-, three- and five-mile radius of the TownePlace Suites Evansville Newburgh Property was 3,814, 40,430 and 86,837, respectively, and the estimated 2024 average household income within the same radii was $157,081, $122,790 and $102,683, respectively.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 64 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The following table presents certain information relating to the TownePlace Suites Evansville Newburgh Property and its competitive set:
| Competitive Property Summary(1)(2) | ||||||||
| Property Name | Year Built | # of Rooms | Comm. | Meeting & Group | Leisure | 2023 Occupancy | 2023 ADR | 2023 RevPAR |
| TownePlace Suites Evansville Newburgh | 2018 | 111 | 50% | 5% | 45% | 82.9% | $112.87 | $93.53 |
| Home2 Suites by Hilton Evansville | 2017 | 102 | 50% | 5% | 45% | 90% - 95% | $120 - $125 | $115 - $120 |
| Residence Inn by Marriott Evansville East | 1998 | 78 | 55% | 5% | 40% | 75% - 80% | $110 - $115 | $85 - $90 |
| Hampton by Hilton Evansville | 1991 | 140 | 50% | 10% | 40% | 50% - 55% | $125 - $130 | $65 - $70 |
| Holiday Inn Express Evansville | 2017 | 92 | 40% | 10% | 50% | 80% - 85% | $120 - $125 | $100 - $105 |
| Courtyard by Marriott Evansville East | 2013 | 119 | 60% | 10% | 30% | 70% - 75% | $110 - $115 | $75 - $80 |
| Hilton Garden Inn Evansville | 2008 | 112 | 50% | 10% | 40% | 75% - 80% | $140 - $150 | $110 - $115 |
| Fairfield by Marriott Evansville East | 1994 | 116 | 45% | 10% | 45% | 55% - 60% | $95 - $100 | $55 - $60 |
| Total/Wtd. Avg. | 870 | 50% | 8% | 42% | 75.3% | $118.81 | $89.42 | |
| (1) | Source: Appraisal. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the TownePlace Suites Evansville Newburgh Property are attributable to differing reporting methodologies and/or timing differences. |
The following table presents certain information relating to the current and historical occupancy, ADR and RevPAR at the TownePlace Suites Bowling Green Property and its competitive set:
| Historical Occupancy, ADR, RevPAR(1)(2) | |||||||||
| Competitive Set(3) | TownePlace Suites Bowling Green Property | Penetration Factor | |||||||
| Year | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR |
| TTM 5/31/2022 | 77.5% | $84.32 | $65.35 | 85.7% | $96.86 | $83.04 | 110.6% | 114.9% | 127.1% |
| TTM 5/31/2023 | 76.2% | $90.30 | $68.85 | 88.8% | $95.39 | $84.72 | 116.5% | 105.6% | 123.0% |
| TTM 5/31/2024 | 74.4% | $92.18 | $68.58 | 78.8% | $101.13 | $79.65 | 105.9% | 109.7% | 116.1% |
| (1) | Source: Third-party market research report. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the TownePlace Suites Bowling Green Property are attributable to differing reporting methodologies and/or timing differences. |
| (3) | The competitive set includes InTown Suites Bowling Green (106 rooms), Best Western Plus Bowling Green (96 rooms), Candlewood Suites Bowling Green (90 rooms), La Quinta Inns & Suites Bowling Green (66 rooms), Staybridge Suites Bowling Green (124 rooms) and Home2 Suites by Hilton Bowling Green (83 rooms). |
The following table presents certain information relating to the Tru by Hilton Bowling Green Property and its competitive set:
| Historical Occupancy, ADR, RevPAR(1)(2) | |||||||||
| Competitive Set(3) | Tru by Hilton Bowling Green | Penetration Factor | |||||||
| Year | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR |
| TTM 5/31/2022 | 60.0% | $84.06 | $50.46 | 78.7% | $103.15 | $81.22 | 131.2% | 122.7% | 161.0% |
| TTM 5/31/2023 | 55.6% | $91.85 | $51.03 | 78.1% | $108.72 | $84.94 | 140.6% | 118.4% | 166.4% |
| TTM 5/31/2024 | 55.0% | $91.79 | $50.45 | 77.7% | $112.86 | $87.72 | 141.4% | 123.0% | 173.9% |
| (1) | Source: Third-party market research report. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the Tru by Hilton Bowling Green Property are attributable to differing reporting methodologies and/or timing differences. |
| (3) | The competitive set includes Quality Inn Bowling Green, Best Western Plus Bowling Green, Wingate by Wyndham Bowling Green and La Quinta Inns & Suites Bowling Green. |
.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 65 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The following table presents certain information relating to the Hilton Garden Inn Bowling Green Property and its competitive set:
| Historical Occupancy, ADR, RevPAR(1)(2) | |||||||||
| Competitive Set(3) | Hilton Garden Inn Bowling Green | Penetration Factor | |||||||
| Year | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR |
| TTM 5/31/2022 | 69.9% | $108.98 | $76.18 | 73.5% | $122.98 | $90.36 | 105.1% | 112.9% | 118.6% |
| TTM 5/31/2023 | 68.8% | $116.39 | $80.03 | 74.6% | $126.55 | $94.40 | 108.5% | 108.7% | 117.9% |
| TTM 5/31/2024 | 66.4% | $120.08 | $79.70 | 68.7% | $128.61 | $88.40 | 103.6% | 107.1% | 110.9%. |
| (1) | Source: Third-party market research report. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the Hilton Garden Inn Bowling Green Property are attributable to differing reporting methodologies and/or timing differences. |
| (3) | The competitive set includes Holiday Inn Express Bowling Green, Hampton Inn Bowling Green, Holiday Inn University Plaza Bowling Green, Courtyard Bowling Green Convention Center, Drury Inn & Suites Bowling Green, Staybridge Suites Bowling Green and Hyatt Place Bowling Green. |
The following table presents certain information relating to the TownePlace Suites Evansville Newburgh Property and its competitive set:
| Historical Occupancy, ADR, RevPAR(1)(2) | |||||||||
| Competitive Set(3) | TownePlace Suites Evansville Newburgh | Penetration Factor | |||||||
| Year | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR | Occupancy | ADR | RevPAR |
| TTM 5/31/2022 | 74.3% | $103.38 | $76.79 | 81.9% | $101.78 | $83.33 | 110.2% | 98.4% | 108.5% |
| TTM 5/31/2023 | 74.1% | $107.73 | $79.85 | 76.9% | $110.58 | $85.07 | 103.8% | 102.6% | 106.5% |
| TTM 5/31/2024 | 77.5% | $113.26 | $87.82 | 82.7% | $117.17 | $96.85 | 106.6% | 103.5% | 110.3% |
| (1) | Source: Third-party market research report. |
| (2) | The variances between the underwriting, the appraisal and the third-party market research provider data with respect to Occupancy, ADR and RevPAR at the TownePlace Suites Evansville Newburgh Property are attributable to differing reporting methodologies and/or timing differences. |
| (3) | The competitive set includes Fairfield Inn Evansville East, Residence Inn Evansville East, Country Inn & Suites Evansville, Home2 Suites by Hilton Evansville and Holiday Inn Express Evansville. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 66 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
The following table presents certain information relating to the operating history and the underwritten cash flows at the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties:
| Operating History and Underwritten Net Cash Flow | ||||||||
2021 |
2022 |
2023 |
TTM 5/31/2024 |
Underwritten |
Per Room(1) | % of Total Revenue(2) | ||
| Occupancy | 72.5% | 81.5% | 77.8% | 76.5% | 76.5% | |||
| ADR | $100.67 | $110.82 | $114.21 | $115.47 | $115.47 | |||
| RevPAR | $73.01 | $90.31 | $88.88 | $88.31 | $88.31 | |||
| Room Revenue | $11,539,571 | $14,272,492 | $14,046,536 | $13,995,277 | $13,995,277 | $32,322 | 96.1 | % |
| Food and Beverage Revenue | 238,119 | 272,735 | 304,217 | 291,899 | 291,899 | 674 | 2.0 | |
| Other Income(3) | 236,188 | 267,352 | 261,110 | 279,206 | 279,206 | 645 | 1.9 | |
| Total Revenue | $12,013,878 | $14,812,579 | $14,611,863 | $14,566,382 | $14,566,382 | $33,641 | 100.0 | % |
| Room Expense | $2,540,612 | $3,198,821 | $3,327,784 | $3,334,481 | $3,334,481 | $7,701 | 22.9 | % |
| Food & Beverage Expense | 203,169 | 304,810 | 304,810 | 264,067 | 264,067 | 610 | 1.8 | |
| Other Income Expense | 88,438 | 101,973 | 102,722 | 101,754 | 101,754 | 235 | 0.7 | |
| Departmental Expenses | $2,832,219 | $3,605,604 | $3,735,316 | $3,700,302 | $3,700,302 | $8,546 | 25.4 | % |
| Departmental Profit | $9,181,659 | $11,206,975 | $10,876,547 | $10,866,080 | $10,866,080 | $25,095 | 74.6 | % |
| Operating Expenses | $3,402,109 | $4,067,071 | $4,132,070 | $4,105,648 | $4,105,648 | $9,482 | 28.2 | % |
| Gross Operating Profit | $5,779,550 | $7,139,904 | $6,744,477 | $6,760,432 | $6,760,432 | $15,613 | 46.4 | % |
| Management Fees | $360,568 | $444,567 | $439,443 | $438,541 | $436,991 | $1,009 | 3.0 | % |
| Property Taxes | 305,715 | 358,781 | 378,790 | 391,861 | 386,210 | 892 | 2.7 | |
| Property Insurance | 119,834 | 132,586 | 160,717 | 201,928 | 157,661 | 364 | 1.1 | |
| Total Other Expenses | $786,117 | $935,934 | $978,950 | $1,032,330 | $980,862 | $2,265 | 6.7 | % |
| Net Operating Income | $4,993,433 | $6,203,970 | $5,765,527 | $5,728,102 | $5,779,570 | $13,348 | 39.7 | % |
| FF&E Reserve | 0 | 0 | 0 | 0 | 436,991 | 1,009 | 3.0 | |
| Net Cash Flow | $4,993,433 | $6,203,970 | $5,765,527 | $5,728,102 | $5,342,579 | $12,339 | 36.7 | % |
| (1) | UW Per Room values are based on 433 rooms. |
| (2) | % of Total Revenue column represents percent of Total Revenue for all revenue and expense lines. |
| (3) | Other Income includes vending revenue, meeting room rental, minibar revenue and other operating department revenue. |
Environmental. According to Phase I environmental assessments dated March 22, 2024, there was no evidence of any recognized environmental conditions at the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties.
The Borrowers. [The borrowers] are Cave Mill Hospitality, LLC, BG Lodging, LLC, Newburgh Lodging, LLC and Titan Way, LLC, each a Kentucky limited liability company and single purpose entity with one independent director in their structure. Legal counsel to the borrowers delivered a non-consolidation opinion in connection with the origination of the Chandler Hotel Portfolio Mortgage Loan but not the TownePlace Suites Bowling Green Mortgage Loan.
The Borrower Sponsor. The borrower sponsor and non-recourse carveout guarantor is David G. Chandler. In addition to the non-recourse carveout guaranty, David G. Chandler provided a guaranty of up to $8,875,000, representing 25% of the original principal balance of the Chandler Hotel Portfolio Mortgage Loan and a guaranty of up to $2,000,000, representing 25% of the original principal balance of the TownePlace Suites Bowling Green Mortgage Loan. David G. Chandler is a Bowling Green-based real estate owner and developer with over 30 years of real estate experience who owns nine hospitality properties (1,144 rooms) located throughout Georgia, Kentucky, and Tennessee, including six hotel properties in the Bowling Green market totaling 716 rooms. Additionally, the borrower sponsor owns three multifamily properties (1,034 units) in Kentucky and Tennessee, one 115,000 sq. ft. warehouse in Bowling Green, and six parcels of land totaling approximately 189 acres in Bowling Green, Kentucky, Gallatin, Tennessee, and Lebanon, Tennessee. David G. Chandler is also the borrower sponsor for the Courtyard by Marriott Atlanta Vinings Galleria mortgage loan, which is being contributed in the BMO 2024-5C6 pool.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 67 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
Property Management. The Chandler Hotel Portfolio and the TownePlace Suites Bowling Green Crossed Properties are managed by Anderson Hospitality Group, LLC, a third-party management company.
Escrows and Reserves. At origination, the borrowers deposited into escrow (i) an aggregate amount of approximately $118,507 for real estate taxes (approximately $[___] with respect to the Chandler Hotel Portfolio Whole Loan and approximately $[___] with respect to the TownePlace Suites Bowling Green Whole Loan), (ii) an aggregate amount of approximately $110,363 for insurance (approximately $[___] with respect to the Chandler Hotel Portfolio Whole Loan and approximately $[___] with respect to the TownePlace Suites Bowling Green Whole Loan) and (iii) approximately $2,954,363 for a PIP reserve (with respect to the Hilton Garden Inn Bowling Green Property).
Tax Escrows – On a monthly basis, the borrowers are required to escrow 1/12th of the annual estimated tax payments, which currently equates to an aggregate amount of approximately $27,729 (approximately $[___] with respect to the Chandler Hotel Portfolio Whole Loan and approximately $[___] with respect to the TownePlace Suites Bowling Green Whole Loan).
Insurance Escrows – On a monthly basis, the borrowers are required to deposit 1/12th of an amount which would be sufficient to pay insurance premiums for the renewal of coverages, which currently equates to an aggregate amount of approximately $13,138 (approximately $[___] with respect to the Chandler Hotel Portfolio Whole Loan and approximately $[___] with respect to the TownePlace Suites Bowling Green Whole Loan).
Replacement Reserves – On a monthly basis, the borrowers are required to deposit an amount equal to the greater of (i) an amount equal to 1/12th of 3% of the gross income from operation during the calendar year immediately preceding the calendar year in which such payment date occurs, and (ii) the aggregate amount required to be reserved under the management agreement and the franchise agreement, which currently equates to approximately $36,416 (approximately $[___] with respect to the Chandler Hotel Portfolio Whole Loan and approximately $[___] with respect to the TownePlace Suites Bowling Green Whole Loan).
PIP Reserve – On each payment date during the continuance of a Franchise Trigger Event Period (as defined below), the borrowers are required to deposit all excess cash to pay or reimburse the borrowers for the costs and expenses of any work set forth in any PIP approved by the lender.
Lockbox / Cash Management. The Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Mortgage Loans are structured with a springing lockbox and springing cash management. Upon the occurrence of the first Cash Management Trigger Event (as defined below), the borrowers are required to (i) establish a lender-controlled lockbox account pursuant to the springing lockbox agreement and (ii) deliver direction letters to each of the credit card companies with which borrowers have entered into a merchant’s or other credit card agreement directing them to pay to the lender-controlled lockbox account all payments which would otherwise be paid to the borrowers under the applicable credit card processing agreement. The borrowers are required to (or cause the property manager to) upon the occurrence and continuance of a Cash Management Trigger Event deposit all revenue generated by the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Properties into the lender-controlled lockbox account within one business day of receipt. All funds deposited into the lockbox account are required to be transferred on each business day to or at the direction of the borrowers unless a Cash Management Trigger Event exists. Upon the occurrence and during the continuance of a Cash Management Trigger Event, all funds in the lockbox account are required to be swept on each business day to a cash management account under the control of the lender to be applied and disbursed in accordance with the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Mortgage Loan documents.
A “Cash Management Trigger Event” for the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Mortgage Loans will (A) commence upon (i) an event of default, (ii) the borrowers’ second failure in any consecutive 12 month period to pay a monthly debt service payment on a payment date, (iii) any bankruptcy or insolvency proceeding of the borrowers, the guarantor or the property manager, (iv) the debt service coverage ratio being less than 1.25x (based on the trailing 12-month period immediately preceding the date of such debt service coverage ratio determination), or (v) the commencement of a Franchise Trigger Event Period (as defined below), and (B) terminate upon (a) with regard to clause (i) above, a cure of the event of default, (b) with regard to clause (ii) above, the timely payment of monthly debt service payments on 12 consecutive payment dates, (c) with regard to clause (iii) above, the bankruptcy or insolvency proceeding of the borrowers, the guarantor or the property manager is discharged or dismissed, (d) with regard to clause (iv), the debt
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 68 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 6 & 7 – Chandler Hotel Portfolio & TownePlace Suites Bowling Green Crossed Properties | ||
service coverage ratio is greater than 1.30x for two consecutive calendar quarters, and (e) with regard to clause (v), the Franchise Trigger Event Period has terminated.
With respect to the TownePlace Suites Bowling Green Mortgage Loan, a “Cash Sweep Trigger Event” will (A) commence upon (i) an event of default, (ii) any bankruptcy or insolvency proceeding of the borrowers, the guarantor or the property manager, (iii) the debt service coverage ratio being less than 1.20x (based on the trailing 12-month period immediately preceding the date of such debt service coverage ratio determination), or (iv) the commencement of a Franchise Trigger Event Period, and (B) terminate upon (a) with regard to clause (i) above, a cure of the event of default, (b) with regard to clause (ii) above, the bankruptcy or insolvency proceeding of the borrowers, the guarantor or the property manager (or if the borrowers replaces the property manager with a new property manager acceptable to lender, as applicable) is discharged or dismissed, (c) with regard to clause (iii), the debt service coverage ratio is greater than 1.25x for two consecutive calendar quarters, and (d) with regard to clause (iv), the Franchise Trigger Event Period has terminated.
A “Franchise Trigger Event Period” for the Chandler Hotel Portfolio and TownePlace Suites Bowling Green Crossed Mortgage Loans means the period that will (A) commence upon (i) the expiration or termination of any franchise agreement for any reason, (ii) the date that is 12 months prior to the then current expiration date of any franchise agreement, or (iii) the date that the borrowers enter into any PIP or are required to perform a PIP pursuant to any franchise agreement (other than the existing PIP), and (B) will terminate upon (x) with regard to clauses (A) (i) and (ii) above, the date a new franchise agreement acceptable to the lender is entered into by the borrowers, or (y) with regard to clause (A)(iii) above, the date the related PIP has been completed and paid for in full.
Subordinate and Mezzanine Debt. None.
Permitted Future Subordinate or Mezzanine Debt. Not permitted.
Partial Release. The Chandler Hotel Portfolio Mortgage Loan borrowers may obtain the release of any individual property from the lien of the Chandler Hotel Portfolio Mortgage Loan, at any time from the end of the two-year period commencing on the closing date of the securitization of the Chandler Hotel Portfolio Loan and prior to January 6, 2029, upon the satisfaction of certain conditions, including, but not limited to, the following: (i) the principal amount of the Chandler Hotel Portfolio Mortgage Loan to be defeased equals or exceeds 125% of the allocated loan amount of the Chandler Hotel Portfolio individual property being released, (ii) no event of default exists, (iii) after giving effect to such release, the debt service coverage ratio (based upon the trailing 12-month period immediately preceding the date of such determination) with respect to the individual properties remaining subject to the lien is not less than the greater of (a) 1.40x and (b) the debt service coverage ratio (based upon the trailing 12-month period immediately preceding the date of such determination) as of the date immediately preceding such release, (iv) after giving effect to such release, the loan to value ratio is not greater than the lesser of (a) 67.5% and (b) the loan to value ratio as of the date immediately preceding such release. In addition, the TownePlace Suites Bowling Green Mortgage Loan cannot be defeased except in connection with the defeasance in full of the Chandler Hotel Portfolio Mortgage Loan.
Ground Lease. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 69 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 8 – Nature Coast Commons | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 70 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 8 – Nature Coast Commons | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 71 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 8 – Nature Coast Commons | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Seller: | BMO | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance: | $28,500,000 | Title: | Fee | |
| Cut-off Date Principal Balance: | $28,500,000 | Property Type – Subtype: | Retail – Anchored | |
| % of IPB: | 4.2% | Net Rentable Area (SF): | 225,806 | |
| Loan Purpose: | Acquisition | Location: | Spring Hill, FL | |
| Borrower: | TSR Trifecta Hunt Owner, LLC | Year Built / Renovated: | 2009 / NAP | |
| Borrower Sponsor: | Todd Roth and Don J. Dady | Occupancy: | 99.2% | |
| Interest Rate: | 7.14000% | Occupancy Date: | 8/19/2024 | |
| Note Date: | 8/30/2024 | 4th Most Recent NOI (As of): | $2,332,547 (12/31/2021) | |
| Maturity Date: | 9/6/2029 | 3rd Most Recent NOI (As of): | $2,336,667 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $2,362,952 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of): | $2,513,084 (TTM 5/31/2024) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 95.0% | |
| Amortization Type: | Interest Only | UW Revenues: | $4,459,214 | |
| Call Protection: | L(24),D(29),O(7) | UW Expenses: | $1,200,625 | |
| Lockbox / Cash Management: | Hard / Springing | UW NOI: | $3,258,589 | |
| Additional Debt: | No | UW NCF: | $3,066,654 | |
| Additional Debt Balance: | NAP | Appraised Value / Per SF: | $44,400,000 / $197 | |
| Additional Debt Type: | NAP | Appraisal Date: | 6/11/2024 | |
| Escrows and Reserves(1) | Financial Information | ||||||
| Initial | Monthly | Initial Cap | Mortgage Loan | ||||
| Taxes: | $406,364 | $36,942 | N/A | Cut-off Date Loan / SF: | $126 | ||
| Insurance: | $38,651 | $19,325 | N/A | Maturity Date Loan / SF: | $126 | ||
| Replacement Reserves: | $0 | $2,823 | N/A | Cut-off Date LTV: | 64.2% | ||
| TI / LC: | $500,000 | $13,172 | N/A | Maturity Date LTV: | 64.2% | ||
| Other(2): | $750,552 | $0 | N/A | UW NCF DSCR: | 1.49x | ||
| UW NOI Debt Yield: | 11.4% | ||||||
| Sources and Uses | ||||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | |||
Mortgage Loan | $28,500,000 | 64.1 | % | Purchase Price | $40,000,000 | 90.0 | % | |
| Borrower Sponsor Equity | 15,931,750 | 35.9 | Closing Costs | 2,736,184 | 6.2 | |||
| Upfront Reserves | 1,695,566 | 3.8 | ||||||
| Total Sources | $44,431,750 | 100.0 | % | Total Uses | $44,431,750 | 100.0 | % | |
| (1) | For a full description of Escrows and Reserves, please refer to “Escrows and Reserves” below. |
| (2) | Other reserves include an upfront deposit of (i) $636,966 for the outstanding TI/LC reserve, (ii) approximately $107,111 for the rent replication reserve fund and (iii) approximately $6,474 for a reimbursement claim relating to the tenant Ross (as defined below). |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 8 – Nature Coast Commons | ||
The Loan. The eighth largest mortgage loan (the “Nature Coast Commons Mortgage Loan”) is secured by the borrower’s fee interest in a 225,806 square foot, retail property located in Spring Hill, Florida (the “Nature Coast Commons Property”). The Nature Coast Commons Mortgage Loan was originated on August 30, 2024 by Bank of Montreal. The Nature Coast Commons Mortgage Loan accrues interest at an interest rate of 7.14000% per annum on an Actual/360 basis. The Nature Coast Commons Mortgage Loan has an original term of 60 months and is interest only for the entire term. The scheduled maturity date of the Nature Coast Commons Mortgage Loan is September 6, 2029.
The Property. The Nature Coast Commons Property is comprised of a 225,806 square foot open-air anchored retail center located in Spring Hill, Florida. The anchor tenants at the Nature Coast Commons Property consist of Best Buy, Ross Dress for Less, TJ Maxx and Aldi. The Nature Coast Commons Property is shadow anchored by Walmart Supercenter and JCPenney, both of which are adjacent to the Nature Coast Commons Property. The Nature Coast Commons Property includes (i) 19,679 square footage of outparcel space that are currently occupied by nine tenants, including 7 Brew under a recently signed 15-year ground lease (the “7Brew Lease”), Wells Fargo and Twistee Treat under existing ground leases, and a vacant 1.0-acre pad, and (ii) a separately parceled 14,952 square foot strip center at the primary signalized entrance to the Nature Coast Commons Property featuring 100% national tenancy. The outparcel ground leased to 7 Brew is currently unimproved and 7Brew, under the terms of the ground lease, is responsible for all costs and permitting related to the construction of the store. Rent under the 7Brew Lease is anticipated to commence September 1, 2025. At closing, a rent replication reserve of $107,111 was taken to replicate rent and common charge recoveries for the 7Brew Lease for 14 months.
The Nature Coast Commons Property is located on an approximately 37.1-acre site and was built in 2009. The Nature Coast Commons Property is located 36 miles northwest of downtown Tampa. The Nature Coast Commons Property has is located adjacent to Spring Hill Drive and in close proximity to US Hwy 19, each throughfare seeing approximately 19,400 and 46,000 vehicles per day respectively. According to the appraisal, the surrounding area features high barriers to entry with the next nearest big box retail node located nearly 10 miles northeast of the Nature Coast Commons Property. As of August 19, 2024, the Nature Coast Commons Property was 99.2% occupied by 24 unique tenants.
Major Tenants. The three largest tenants based on underwritten base rent are Best Buy, Ross and TJ Maxx.
Best Buy (30,183 square feet; 13.4% of NRA; 13.8 % of underwritten base rent): Founded in 1966, Best Buy is a consumer electronics retailer headquartered in Richfield, Minnesota. Best Buy operates more than 1,000 stores with over 90,000 employees in the United States and Canada. Best Buy has been a tenant at the Nature Coast Commons Property since February 2009 and has a current lease term through July 2027 with no termination options and two, five-year renewal options.
Ross Dress For Less (27,683 square feet; 12.3% of NRA; 8.8% of underwritten base rent): Ross Dress For Less (“Ross”) is an American chain of discount department stores headquartered in Dublin, California. Ross is the largest off-price retailer in the United States, operating 1,795 stores in 43 different states, the District of Columbia and Guam. Ross reported 2023 revenues of $20.4 billion and was named a Fortune 500 company. Ross Stores Inc., the parent company of Ross, has approximately 100,000 employees. Ross has been a tenant at the Nature Coast Commons Property since July 2009 and has a current lease term through January 2030 with no termination options and six, five-year renewal options.
TJ Maxx (22,555 square feet; 10.0% of NRA; 8.5% of underwritten base rent): Founded in 1976, TJ Maxx is an American department store chain that specializes in selling off-priced goods. The TJX Companies, Inc., the parent company of TJ Maxx, operates over 4,900 locations across nine countries with approximately 349,000 employees and is also a Fortune 500 company. TJ Maxx has been a tenant at the Nature Coast Commons Property since April 2024 and has a current lease term through April 2034 followed by four, five-year extension options and no termination options.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 8 – Nature Coast Commons | ||
Appraisal. According to the appraisal, the Nature Coast Commons Property had an “as-is” appraised value of $44,400,000 as of June 11, 2024. The table below shows the appraisal’s “as-is” conclusions.
| Nature Coast Commons(1) | ||
| Property | Value(2) | Capitalization Rate(2) |
| Nature Coast Commons | $44,400,000 | 7.25% |
| (1) | Source: Appraisal. |
| (2) | The appraisal used a discounted cash flow analysis utilizing an 8.25% discount rate and 7.5% terminal capitalization rate to arrive at its value. The capitalization rate shown above represents the direct capitalization rate. |
Environmental. According to the Phase I environmental assessment dated June 18, 2024, there was no evidence of any recognized environmental conditions at the Nature Coast Commons Property.
The following table presents certain information relating to the historical and current occupancy of the Nature Coast Commons Property:
| Historical and Current Occupancy(1) | |||
| 2021 | 2022 | 2023 | Current(2) |
| 93.3% | 99.2% | 99.2% | 99.2% |
| (1) | Historical Occupancies are the annual average physical occupancy of each respective year. |
| (2) | Based on the underwritten rent roll dated August 19, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 8 – Nature Coast Commons | ||
The following table presents certain information relating to the largest tenants (of which certain tenants may have co-tenancy provisions) based on underwritten base rent at the Nature Coast Commons Property:
Top Tenant Summary(1)
| ||||||||
| Tenant Name | Credit Rating (Fitch/Moody's/S&P)(2) | Tenant Type | Net Rentable Area (SF) | % of Total NRA | UW Base Rent PSF(3) | UW Base Rent(3) | % of Total UW Base Rent(3) | Lease Exp. Date |
| Non-Collateral Anchor | ||||||||
| Walmart | AA/Aa2/AA | Other | 0 | 0.0 | NAP | NAP | NAP | 4/29/2101 |
| JC Penny | NR/NR/NR | Other | 0 | 0.0 | NAP | NAP | NAP | 2/28/2054 |
| Major Tenants | ||||||||
| Best Buy | NR/A3/BBB+ | Anchor | 30,183 | 13.4% | $15.75 | $475,382 | 13.8% | 7/31/2027 |
| Ross Dress for Less | NR/A2/BBB+ | Anchor | 27,683 | 12.3 | $11.00 | 304,513 | 8.8 | 1/31/2030 |
| TJ Maxx | NR/A2/A | Anchor | 22,555 | 10.0 | $13.00 | 293,215 | 8.5 | 4/30/2034 |
| PetSmart | NR/B3/B+ | Anchor | 20,096 | 8.9 | $14.50 | 291,392 | 8.5 | 1/31/2026 |
| Shoe Station | NR/NR/NR | Anchor | 19,302 | 8.5 | $15.00 | 289,530 | 8.4 | 1/31/2035 |
| Aldi | NR/NR/NR | Anchor | 20,640 | 9.1 | $10.75 | 221,880 | 6.4 | 10/31/2028 |
| Five Below | NR/NR/NR | Major | 15,000 | 6.6 | $13.20 | 198,000 | 5.8 | 7/31/2027 |
| Wells Fargo | NR/A1/BBB+ | Outparcel | 5,733 | 2.5 | $26.70 | 153,065 | 4.4 | 12/31/2029 |
| Panera Bread | NR/NR/NR | Outparcel | 4,730 | 2.1 | $29.12 | 137,738 | 4.0 | 11/30/2025 |
| Home Centric | NR/NR/NR | Major | 13,518 | 6.0 | $10.15 | 137,208 | 4.0 | 4/30/2033 |
| Top 10 Tenants | 179,440 | 79.5% | $13.94 | $2,501,923 | 72.7% | |||
| Remaining Tenants | 44,657 | 19.8 | $21.04 | 939,589 | 27.3 | |||
| Total Occupied | 224,097 | 99.2 | $15.36 | $3,441,511 | 100.0% | |||
| Vacant Space | 1,709 | 0.8 | ||||||
| Totals/ Wtd. Avg. | 225,806 | 100.0% | ||||||
(1) Based on the underwritten rent roll dated August 19, 2024 with rent steps though May 31, 2025.
(2) Certain ratings are those of the parent company whether or not the parent guarantees the lease.
(3) UW Base Rent, UW Base Rent PSF and % of Total UW Base Rent are inclusive of rent steps.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 8 – Nature Coast Commons | ||
The following table presents certain information relating to the tenant lease expirations at the Nature Coast Commons Property:
| Lease Rollover Schedule(1)(2) | |||||||||
| Year | Number of Leases Expiring | Net Rentable Area Expiring | % of NRA Expiring | UW Base Rent Expiring(3) | % of UW Base Rent Expiring(3) | Cumulative Net Rentable Area Expiring | Cumulative % of NRA Expiring | Cumulative UW Base Rent Expiring(3) | Cumulative % of UW Base Rent Expiring(3) |
| Vacant | NAP | 1,709 | 0.8% | NAP | NAP | 1,709 | 0.8% | NAP | NAP |
| 2024 & MTM | 0 | 0 | 0.0 | $0 | 0.0% | 1,709 | 0.8% | $0 | 0.0% |
| 2025 | 5 | 9,635 | 4.3 | $270,393 | 7.9 | 11,344 | 5.0% | $270,393 | 7.9% |
| 2026 | 4 | 44,757 | 19.8 | $612,050 | 17.8 | 56,101 | 24.8% | $882,443 | 25.6% |
| 2027 | 3 | 46,344 | 20.5 | $704,033 | 20.5 | 102,445 | 45.4% | $1,586,475 | 46.1% |
| 2028 | 4 | 29,153 | 12.9 | $416,451 | 12.1 | 131,598 | 58.3% | $2,002,927 | 58.2% |
| 2029 | 3 | 11,149 | 4.9 | $326,619 | 9.5 | 142,747 | 63.2% | $2,329,546 | 67.7% |
| 2030 | 1 | 27,683 | 12.3 | $304,513 | 8.8 | 170,430 | 75.5% | $2,634,059 | 76.5% |
| 2031 | 0 | 0 | 0.0 | $0 | 0.0 | 170,430 | 75.5% | $2,634,059 | 76.5% |
| 2032 | 0 | 0 | 0.0 | $0 | 0.0 | 170,430 | 75.5% | $2,634,059 | 76.5% |
| 2033 | 1 | 13,518 | 6.0 | $137,208 | 4.0 | 183,948 | 81.5% | $2,771,267 | 80.5% |
| 2034 | 1 | 22,555 | 10.0 | $293,215 | 8.5 | 206,503 | 91.5% | $3,064,481 | 89.0% |
| 2035 & Thereafter | 2 | 19,303 | 8.5 | $377,030 | 11.0 | 225,806 | 100.0% | $3,441,511 | 100.0% |
| Total | 24 | 225,806 | 100.0% | $3,441,511 | 100.0% | ||||
| (1) | Based on the underwritten rent roll dated August 19, 2024. |
| (2) | Certain tenants have more than one lease. Certain tenants may have lease termination or contraction options that are exercisable prior to the originally stated expiration date of the subject lease and that are not considered in the lease rollover schedule. |
| (3) | UW Base Rent Expiring, % of UW Base Rent Expiring, Cumulative UW Base Rent Expiring and Cumulative % of UW Base Rent Expiring include rent steps of approximately $32,437 through May 31, 2025. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 8 – Nature Coast Commons | ||
The following table presents certain information relating to the operating history and underwritten cash flows at the Nature Coast Commons Property:
| Operating History and Underwritten Net Cash Flow | ||||||||||
| 2019 | 2020 | 2021 | 2022 | 2023 | TTM 5/31/2024 | Underwritten | Per Square Foot | %(1) | ||
| In Place Rent | $2,620,153 | $2,632,404 | $2,540,416 | $2,593,605 | $2,683,442 | $2,779,574 | $3,585,315 | $15.88 | 80.7 | % |
| Rent Steps(2) | 0 | 0 | 0 | 0 | 0 | 0 | 32,437 | 0.14 | 0.7 | |
| Reimbursement Income | 698,235 | 634,241 | 651,419 | 783,567 | 728,402 | 765,300 | 1,059,875 | 4.69 | 23.8 | |
| Straight Line Rent | 0 | 0 | 0 | 0 | 0 | 0 | 376 | 0.00 | 0.0 | |
| Gross Potential Revenue | $3,318,388 | $3,266,645 | $3,191,835 | $3,377,172 | $3,411,844 | $3,544,874 | $4,678,002 | $20.72 | 105.3 | % |
| (Vacancy/ Credit Loss) | 0 | 0 | 0 | 0 | 0 | 0 | (233,900) | (1.04) | (5.3 | ) |
| Total Gross Income | $3,318,388 | $3,266,645 | $3,191,835 | $3,377,172 | $3,411,844 | $3,544,874 | $4,444,102 | $19.68 | 100.0 | % |
| Other Income | 79,009 | 96,084 | 137,066 | 104,335 | 11,843 | 15,112 | 15,112 | 0.07 | 0.3 | |
| Effective Gross Income | $3,397,397 | $3,362,729 | $3,328,901 | $3,481,507 | $3,423,687 | $3,559,986 | $4,459,214 | $19.75 | 100.3 | % |
| Management Fee | 105,481 | 102,100 | 93,313 | 95,617 | 114,906 | 111,539 | 111,480 | 0.49 | 2.5 | |
| Real Estate Taxes | 429,180 | 438,191 | 458,368 | 453,210 | 422,714 | 413,785 | 511,802 | 2.27 | 11.5 | |
| Insurance | 90,506 | 95,105 | 125,492 | 124,778 | 144,152 | 165,097 | 220,861 | 0.98 | 5.0 | |
| Other Expenses(3) | 368,143 | 294,624 | 319,181 | 471,235 | 378,963 | 356,481 | 356,481 | 1.58 | 8.0 | |
| Total Expenses | $993,310 | $930,020 | $996,354 | $1,144,840 | $1,060,735 | $1,046,902 | $1,200,625 | $5.32 | 26.9 | % |
| Net Operating Income | $2,404,087 | $2,432,709 | $2,332,547 | $2,336,667 | $2,362,952 | $2,513,084 | $3,258,589 | $14.43 | 73.1 | % |
| Capital Expenditures | 0 | 0 | 0 | 0 | 0 | 0 | 33,871 | 0.15 | 0.8 | |
| TI/LC | 0 | 0 | 0 | 0 | 0 | 0 | 158,064 | 0.70 | 3.5 | |
| Net Cash Flow | $2,404,087 | $2,432,709 | $2,332,547 | $2,336,667 | $2,362,952 | $2,513,084 | $3,066,654 | $13.58 | 68.8 | % |
| (1) | % column represents percent of Total Gross Income for all revenue lines and represents percent of Effective Gross Income for the remainder of fields. |
| (2) | Underwritten Contractual Rent Steps include average rent steps through May 2025. |
| (3) | Other Expenses consist of utilities, repairs and maintenance, CAM, landscaping and general and administrative. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 8 – Nature Coast Commons | ||
The Market. The Nature Coast Commons Property is located at 1253-1473 Wendy Court within Spring Hill, Florida and is part of the Tampa-St. Petersburg-Clearwater, Florida metropolitan statistical area (“Tampa MSA”). The Nature Coast Commons Property is located along U.S. Highway 19. Major employers in the area include Classical Preparatory School, Boys & Girls Club of Hernando County and Timber Pines Community Association.
According to the appraisal, the Nature Coast Commons Property is located in the Hernando County submarket of the Tampa MSA. As of the first quarter of 2024, the Hernando County submarket had a total inventory of 9,827,618 square feet, a vacancy rate of 3.2%, average asking rent of $20.72 per square foot and positive net absorption of 78,463 square feet in the trailing calendar year for all classes of space.
According to the appraisal, the 2023 total population within a one-, three- and five-mile radius was 1,919, 26,481 and 60,265, respectively. Furthermore, the median household income within the same radii was $45,818, $51,429 and $52,330, respectively.
The following table presents certain information relating to comparable retail centers for the Nature Coast Commons Property:
| Comparable Rental Summary(1) | ||||||||
| Property Name/Location | Year Built / Renovated | NRA (SF) | Tenant Name | Lease Size (SF) | Rent PSF | Commencement | Lease Term (Years) | Lease Type |
Nature Coast Commons 1253-1437 Wendy Court Spring Hill, FL 34607 | 2009 / NAP | 225,806(2) | Best Buy(2) | 30,183(2) | $15.75(2) | Aug-22(2) | 5(2) | NNN(2) |
Shoppes at Hunt Club 510 South Hunt Club Boulevard Apopka, FL 32703 | 1984 / NAP | 103,455 | Amped Fitness | 20,200 | $14.00 | May-24 | 10.0 | NNN |
ALDI 8560 South U.S. Highway 1 Port St. Lucie, FL 34952 | 2024 / NAP | 19,209 | ALDI | 19,209 | $9.00 | Sep-23 | 20.0 | NNN |
Creekside Commons 8820 U.S. 301 Parrish, FL 34219 | 2022 / NAP | 145,762 | Marshalls | 23,100 | $13.50 | Mar-23 | 10.0 | NNN |
Coral Landings 33343 US Highway 19 North Palm Harbor, FL 34684 | 1992 / NAP | 152,850 | Ross | 26,170 | $12.50 | Feb-23 | 10.0 | NNN |
The Piers Shopping Center 6411 Tacoma Drive Port Richey, FL 34668 | 1990 / NAP | 111,733 | Burlington | 27,531 | $13.50 | Sep-22 | 10.0 | NNN |
| (1) | Source: Appraisal unless otherwise indicated. |
| (2) | Based on the underwritten rent roll dated as of August 19, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 8 – Nature Coast Commons | ||
The Borrower. The borrower is TSR Trifecta Hunt Owner, LLC, a Delaware limited liability company and single-purpose entity having at least one independent director in its organizational structure. Legal counsel to the borrower delivered a non-consolidation opinion in connection with the origination of the Nature Coast Commons Mortgage Loan.
The Borrower Sponsors. The borrower sponsors are Todd Roth and Don J. Dady. Don Dady J. is a co-founder of Annexus with more than 26 years in the financial services industry and whose product designs have generated more than $28 billion in sales. The non-recourse carveout guarantors are Todd Roth, Don J. Dady and D Squared Ventures, LLC.
Property Management. The Nature Coast Commons Property is managed by Hiffman Asset Management, LLC, which is a third-party property management company.
Escrows and Reserves. At origination of the Nature Coast Commons Mortgage Loan, the borrower deposited (i) approximately $406,364 into a reserve account for real estate taxes (ii) approximately $38,651 into a reserve account for insurance premiums, (iii) $500,000 into a reserve account for rollover reserves, (iv) $636,966 into a reserve account for outstanding tenant improvement and leasing commissions, (v) approximately $107,111 into a rent replication reserve account in connection with the 7Brew Lease and (vi) approximately $6,474 for the claims for reimbursement of HVAC maintenance work for the tenant Ross.
Tax Reserve – The borrower is required to deposit into a real estate tax reserve, on a monthly basis, 1/12th of the taxes that the lender estimates will be payable over the next-ensuing 12-month period (initially estimated to be approximately $36,942).
Insurance Reserve – The borrower is required to deposit into an insurance reserve, on a monthly basis, 1/12th of the amount which will be sufficient to pay the insurance premiums due for the renewal of coverage afforded by such policies (initially estimated to be approximately $19,325).
Replacement Reserve – The borrower is required to deposit into a replacement reserve, on a monthly basis, approximately $2,823.
Rollover Reserve – The borrower is required to deposit into a replacement reserve, on a monthly basis, approximately $13,172.
Lockbox / Cash Management. The Nature Coast Commons Mortgage Loan is structured with a hard lockbox and springing cash management. The borrower is required to cause all rents to be transmitted directly by tenants at the Nature Coast Commons Property into a lender-controlled lockbox account. In addition, the borrower is required to cause all rents received by the borrower or the property manager with respect to the Nature Coast Commons Property to be deposited into such lockbox account within two business days of receipt. All amounts in the lockbox account are required to be remitted on a daily basis to the borrower’s operating account at any time other than during the continuance of a Trigger Period (as defined below). Upon the occurrence and during the continuance of a Trigger Period, all amounts in the lockbox account are required to be remitted to a lender-controlled cash management account on a daily basis to be applied and disbursed in accordance with the Nature Coast Commons Mortgage Loan documents. During the continuance of a Trigger Period continuing solely as a result of a Lease Sweep Period (as defined below), all excess cash flow funds remaining in the cash management account after the application of such funds in accordance with the Nature Coast Commons Mortgage Loan documents will be held by the lender, in a lease sweep subaccount, or otherwise in a cash collateral subaccount as additional collateral for the Nature Coast Commons Mortgage Loan.
A “Trigger Period” means a period (A) commencing upon the earliest of (i) the occurrence and continuance of an event of default, (ii) the debt service coverage ratio being less than 1.25x as of the last day of any calendar quarter (iii) the occurrence of a Lease Sweep Period, and (B) expiring upon (x) with regard to clause (i) above, the cure (if applicable) of such event of default, (y) with regard to clause (ii) above, the date that the debt service coverage ratio is equal to or greater than 1.25x for two consecutive calendar quarters, and (z) with regard to clause (iii) above, the end of such Lease Sweep Period.
A “Lease Sweep Period” means a period commencing on the first payment date following (i) the occurrence of any of the following: (a) with respect to each Lease Sweep Lease, the first to occur of (x) 12 months prior to the earliest stated expiration (including the stated expiration of any renewal term) of a Lease Sweep Lease; or (y) upon the date required under a Lease Sweep Lease by which the tenant is required to give notice of its exercise of a renewal option (and such renewal
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 8 – Nature Coast Commons | ||
has not been so exercised); (b) the receipt by the borrower or manager of notice from any tenant under a Lease Sweep Lease exercising its right to terminate its Lease Sweep Lease; (c) the date that a Lease Sweep Lease (or any material portion thereof) is surrendered, cancelled or terminated or the receipt by the borrower or property manager of notice from any tenant under a Lease Sweep Lease of its intent to surrender, cancel or terminate the Lease Sweep Lease (or any material portion thereof); (d) the date that any tenant under a Lease Sweep Lease shall discontinue its business (i.e., “goes dark”) at its Lease Sweep Space (as defined below) at the Nature Coast Commons Property (or any material portion thereof) or give notice that it intends to discontinue its business at its Lease Sweep Space at the Nature Coast Commons Property (or any material portion thereof); (e) upon a default under a Lease Sweep Lease by the tenant that continues beyond any applicable notice and cure period; or (f) the occurrence of an insolvency proceeding in connection with any Lease Sweep Lease tenant and (ii) shall end with respect to the applicable event giving rise to the Lease Sweep Period upon the first to occur of the following with respect to such event: (A) in the case of clauses (i)(a), (i)(b), (i)(c), and (i)(d) above, the entirety of the Lease Sweep Space (or applicable portion thereof) is leased pursuant to one or more qualified leases and, in the lender’s judgment, sufficient funds have been accumulated in the Lease Sweep Account (during the continuance of the subject Lease Sweep Period) to cover all anticipated approved Lease Sweep Space leasing expenses, free rent periods, and/or rent abatement periods set forth in all such qualified leases and any shortfalls in required payments or operating expenses as a result of any anticipated down time prior to the commencement of payments under such qualified leases; (B) in the case of clause (i)(a) above, the date on which the subject tenant under the Lease Sweep Lease irrevocably exercises its renewal or extension option with respect to all of its Lease Sweep Space, and in the lender’s judgment, sufficient funds have been accumulated in the Lease Sweep Account (during the continuance of the subject Lease Sweep Period) to cover all anticipated approved Lease Sweep Space leasing expenses, free rent periods and/or rent abatement periods in connection with such renewal or extension; (C) in the case of clause (i)(b) above, if such termination option is not validly exercised by the tenant under the applicable Lease Sweep Lease by the latest exercise date specified in such Lease Sweep Lease or is otherwise validly and irrevocably waived in writing by the related tenant; (D) in the case of clause (i)(e) above, the date on which the subject default has been cured, and no other default under such Lease Sweep Lease occurs for a period of six consecutive months following such cure; and (E) in the case of clause (i)(f) above, (a) the applicable insolvency proceeding in connection with the applicable Lease Sweep Lease tenant has terminated and the applicable Lease Sweep Lease, and each guaranty of the Lease Sweep Lease (if any), has been affirmed or assumed, without modification of such Lease Sweep Lease or any guaranty thereof, by the tenant under the Lease Sweep Lease and each guarantor (if any) of the Lease Sweep Lease in a manner reasonably satisfactory to the lender pursuant to a final, non-appealable order of the bankruptcy court, and in connection therewith all defaults under the Lease Sweep Lease are cured and the tenant under the Lease Sweep Lease is in occupancy of its premises and paying full, unabated rent under the applicable Lease Sweep Lease and (b) adequate assurance of future performance under the Lease Sweep Lease and, if applicable, each guaranty of the Lease Sweep Lease as reasonably determined by the lender is provided.
A “Lease Sweep Lease” means (i) the Best Buy lease, (ii) the Ross lease, (iii) the TJ Maxx lease or (ii) any replacement lease for either of the leases mentioned above, either individually, or when taken together with any other lease with the same tenant or its affiliates, and assuming the exercise of all expansion rights and all preferential rights to lease additional space contained in such lease, covers 15% or more of the net rentable square footage at the Nature Coast Commons Property.
“Lease Sweep Space” means the space demised under the applicable Lease Sweep Lease.
Subordinate and Mezzanine Debt . None.
Permitted Future Subordinate and Mezzanine Debt. Not Permitted.
Partial Release. Not Permitted.
Ground Lease. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 80 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 9 – Moffett Towers Building D | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 81 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 9 – Moffett Towers Building D | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 82 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 9 – Moffett Towers Building D | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Sellers: | GSMC, GACC, UBS AG | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance(1): | $25,000,000 | Title: | Fee | |
| Cut-off Date Principal Balance(1): | $25,000,000 | Property Type – Subtype: | Office – Suburban | |
| % of IPB: | 3.7% | Net Rentable Area (SF): | 357,481 | |
| Loan Purpose: | Recapitalization | Location: | Sunnyvale, CA | |
| Borrower: | MT3 1100 LLC | Year Built / Renovated: | 2014 / NAP | |
| Borrower Sponsor: | Joseph K. Paul (a/k/a Jay Paul) | Occupancy: | 100.0% | |
| Interest Rate: | 6.96000% | Occupancy Date: | 9/6/2024 | |
| Note Date: | 7/19/2024 | 4th Most Recent NOI (As of): | $16,837,894 (12/31/2021) | |
| Maturity Date: | 8/6/2029 | 3rd Most Recent NOI (As of): | $17,394,645 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $17,646,474 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of): | $16,936,938 (TTM 5/31/2024) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 96.5% | |
| Amortization Type: | Interest Only | UW Revenues: | $26,115,828 | |
| Call Protection(2): | L(24),YM1(1),DorYM1(28),O(7) | UW Expenses: | $6,932,478 | |
| Lockbox / Cash Management: | Hard / In Place | UW NOI: | $19,183,350 | |
| Additional Debt(1): | Yes | UW NCF: | $18,749,733 | |
| Additional Debt Balance(1): | $120,000,000 | Appraised Value / Per SF: | $300,000,000 / $839 | |
| Additional Debt Type(1): | Pari Passu | Appraisal Date: | 6/12/2024 | |
| Escrows and Reserves(3) | Financial Information(1) | |||||
| Initial | Monthly | Initial Cap | Cut-off Date Loan / SF: | $406 | ||
| Taxes: | $1,035,239 | $207,048 | N/A | Maturity Date Loan / SF: | $406 | |
| Insurance: | $0 | Springing | N/A | Cut-off Date LTV: | 48.3% | |
| Replacement Reserves: | $0 | Springing | N/A | Maturity Date LTV: | 48.3% | |
| TI / LC Reserve: | $0 | $0 | N/A | UW NCF DSCR: | 1.82x | |
| Ground Rent Reserve: | $0 | $0 | N/A | UW NOI Debt Yield: | 13.2% | |
| Other Reserves: | $0 | Springing(4) | N/A | |||
| Sources and Uses | ||||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | |||
| Whole Loan(1) | $145,000,000 | 90.9 | % | Loan Payoff | $157,284,351 | 98.6 | % | |
| Sponsor Equity | 14,436,905 | 9.1 | Closing Costs | 1,117,315 | 0.7 | |||
| Reserves | 1,035,239 | 0.6 | ||||||
| Total Sources | $159,436,905 | 100.0 | % | Total Uses | $159,436,905 | 100.0 | % | |
| (1) | The Moffett Towers Building D Mortgage Loan (as defined below) is part of the Moffett Towers Building D Whole Loan (as defined below), which is evidenced by 12 pari passu promissory notes with an aggregate original principal balance of $145,000,000. The Financial Information presented above is based on the aggregate principal balance of the promissory notes comprising the Moffett Towers Building D Whole Loan. |
| (2) | Voluntary prepayment with yield maintenance or defeasance of the Moffett Towers Building D Whole Loan is permitted at any time after the date that is the earlier to occur of (i) two years after the closing date of the securitization that includes the last Moffett Towers Building D Whole Loan note to be securitized and (ii) September 6, 2026 (or in the case of prepayments to cure a cash sweep, at any time after the origination date). The assumed lockout period of 24 payments is based on the anticipated closing date of the BMO 2024-5C6 securitization trust in September 2024. The actual lockout period may be longer. |
| (3) | See “Escrows and Reserves” below for further discussion of reserve information. |
| (4) | On a monthly basis during a Lease Sweep Period (as defined below), the borrower is required to escrow (i) $643,031 and (ii) available cash into a lease sweep account. The borrower will have the option, at any time and from time to time, to deliver a letter of credit to the lender in accordance with the terms and conditions set forth in the Moffett Towers Building D Whole Loan documents, in order to prevent a Lease Sweep Period from occurring. |
The Loan. The ninth largest mortgage loan (the “Moffett Towers Building D Mortgage Loan”) is part of a whole loan (the “Moffett Towers Building D Whole Loan”) evidenced by 10 pari passu notes that is secured by the borrower’s fee interest in a 357,481 square foot office building located in Sunnyvale, California (the “Moffett Towers Building D Property”).
The Moffett Towers Building D Mortgage Loan, which is evidenced by the non-controlling notes [A-3-2], [A-6-2], [A-7] and [A-8], has an outstanding principal balance as of the Cut-off Date of $25,000,000. The Moffett Towers Building D Whole Loan was originated on July 19, 2024 by Goldman Sachs Bank USA (“GSBI”), DBR Investments Co. Limited (“DBRI”) and
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 83 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 9 – Moffett Towers Building D | ||
UBS AG, New York Branch (“UBS AG”) and has an aggregate outstanding principal balance as of the Cut-off Date of $145,000,000. The Moffett Towers Building D Whole Loan has a five-year term is interest-only for the full term and accrues interest on an Actual/360 basis. The scheduled maturity date of the Moffett Towers Building D Mortgage Loan is August 6, 2029.
The Moffett Towers Building D Whole Loan will be serviced pursuant to the pooling and servicing agreement for the BMO 2024-5C6 securitization trust until the controlling Note A-1 is securitized, whereupon the Moffett Towers Building D Whole Loan will be serviced pursuant to the pooling and servicing agreement for such securitization. The relationship between the holders of the Moffett Towers Building D Whole Loan is governed by a co-lender agreement. See “Description of the Mortgage Pool—The Whole Loans—The Serviced Pari Passu Whole Loans”, “Description of the Mortgage Pool—The Whole Loans—The Non-Serviced Pari Passu Whole Loans” and “Pooling and Servicing Agreement—Servicing of the Servicing Shift Mortgage Loans” in the Preliminary Prospectus.
The table below identifies the promissory notes that comprise the Moffett Towers Building D Whole Loan:
| Whole Loan Summary | |||||
| Note | Original Balance | Cut-off Date Balance | Note Holder | Controlling Piece | |
| A-1(1) | 25,000,000 | 25,000,000 | GSBI | Yes | |
| A-2(1) | 25,000,000 | 25,000,000 | GSBI | No | |
| A-3-1(1) | 17,500,000 | 17,500,000 | GSBI | No | |
| A-3-2 | 5,000,000 | 5,000,000 | BMO 2024-5C6 | No | |
| A-4(1) | 20,000,000 | 20,000,000 | GACC | No | |
| A-5(1) | 20,000,000 | 20,000,000 | GACC | No | |
| A-6-1(1) | 6,000,000 | 6,000,000 | GACC | No | |
| A-6-2 | 5,000,000 | 5,000,000 | BMO 2024-5C6 | No | |
| A-7 | 10,000,000 | 10,000,000 | BMO 2024-5C6 | No | |
| A-8 | 5,000,000 | 5,000,000 | BMO 2024-5C6 | No | |
| A-9(1) | 4,000,000 | 4,000,000 | UBS AG | No | |
| A-10(1) | 2,500,000 | 2,500,000 | UBS AG | No | |
| Whole Loan | $145,000,000 | $145,000,000 | |||
| (1) | Expected to be contributed to one or more future securitization trusts. |
The Property. The Moffett Towers Building D Property is a 357,481 SF, eight-story office building located in Sunnyvale, California that was built in 2014. The Moffett Towers Building D Property sits on approximately nine acres. The Moffett Towers Building D Property has been 100% leased to Amazon since February 2014. Amazon recently executed a seven-year renewal through February 2031 at a rental rate of $47.76 PSF with 3.0% contractual rent steps and no tenant improvement dollars. The Moffett Towers Building D Property is a portion of a larger office development known as the Moffett Towers, Phase 2 development, and represents 34.6% square feet of the larger development. The Moffett Towers Building D Property shares common area amenities with the larger development such as a parking structure, fitness club, swimming pool, and outdoor patio.
The Moffett Towers Building D Property is part of the larger Moffett Towers Campus development which is comprised of seven buildings built by the borrower sponsor. The Moffett Towers Campus sits on 52 acres at the juncture of Highways 101 and 237. The campus totals 1.8 million SF of LEED certified Gold, Class A office space that is currently 100% leased. Since taking occupancy in 2014, Amazon has invested an estimated $45.0 million ($125 PSF) into the Moffett Towers Building D Property. This includes six floors of office space and a specialized lab buildout of the first two floors.
The Sole Tenant. The sole tenant at the Moffett Towers Building D Property is Amazon, pursuant to a NNN lease with a 10-year initial term that commenced in February 2014 and was recently extended through February 28, 2031. Founded in 1994 and headquartered in Seattle, Washington, Amazon is an online retailer and web service provider offering a wide range of products and services. The Amazon lease at the Moffett Towers Building D Property is guaranteed by Amazon.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 84 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 9 – Moffett Towers Building D | ||
Appraisal. According to the appraisal dated July 1, 2024, the Moffett Towers Building D Property had an “as-is” appraised value of $300,000,000.
| Appraisal Valuation Summary(1) | ||
| Appraisal Approach | Appraised Value | Capitalization Rate |
| Income Capitalization Approach | $300,000,000 | 5.75% |
| (1) | Source: Appraisal. |
Environmental. According to the Phase I environmental report dated August 31, 2023, there are no recognized environmental conditions or recommendations for further action at the Moffett Towers Building D Property.
The following table presents certain information relating to the current and historical occupancy of the Moffett Towers Building D Property:
| Current and Historical Occupancy(1) | ||||
| 2020 | 2021 | 2022 | 2023 | 9/6/2024 |
| 100.0% | 100.0% | 100.0% | 100.0% | 100.0% |
| (1) | Based on the underwritten rent roll dated June 17, 2024. |
The following table presents certain information relating to the sole tenant at the Moffett Towers Building D Property:
| Sole Tenant Summary(1) | ||||||||
| Tenant Name | Credit Rating (Moody's/ S&P/Fitch)(2) | Net Rentable Area (SF) | % of Total NRA | UW Base Rent PSF | UW Base Rent | % of Total UW Base Rent | Lease Exp. Date | |
| Amazon | A1/AA/AA- | 357,481 | 100.0% | $49.19 | 17,585,491 | 100.0% | 2/28/2031 | |
| Occupied Total Collateral | 357,481 | 100.0% | $49.19 | $17,585,491 | 100.0% | |||
| Vacant Space (Owned) | 0 | 0.0 | ||||||
| Totals / Wtd. Avg. All Owned Tenants | 357,481 | 100.0% | ||||||
| (1) | Based on the underwritten rent roll dated June 17, 2024. |
| (2) | Certain ratings are those of the parent company whether or not the parent guarantees the lease. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 85 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 9 – Moffett Towers Building D | ||
The following table presents certain information relating to the lease rollover schedule at the Moffett Towers Building D Property:
| Lease Rollover Schedule(1) | ||||||||||||
| Year | Number of Leases Expiring | Net Rentable Area Expiring | % of NRA Expiring | UW Base Rent Expiring | % of UW Base Rent Expiring | Cumulative Net Rentable Area Expiring | Cumulative % of NRA Expiring | Cumulative UW Base Rent Expiring | Cumulative % of UW Base Rent Expiring | |||
| Vacant | NAP | NAP | NAP | NAP | NA | P | 0 | 0.0 | % | NAP | NAP | |
| 2024 & MTM | 0 | $0 | 0.0 | % | $0 | 0.0 | % | 0 | 0.0 | % | $0 | 0.0% |
| 2025 | 0 | 0 | 0.0 | 0 | 0.0 | 0 | 0.0 | % | $0 | 0.0% | ||
| 2026 | 0 | 0 | 0.0 | 0 | 0.0 | 0 | 0.0 | % | $0 | 0.0% | ||
| 2027 | 0 | 0 | 0.0 | 0 | 0.0 | 0 | 0.0 | % | $0 | 0.0% | ||
| 2028 | 0 | 0 | 0.0 | 0 | 0.0 | 0 | 0.0 | % | $0 | 0.0% | ||
| 2029 | 0 | 0 | 0.0 | 0 | 0.0 | 0 | 0.0 | % | $0 | 0.0% | ||
| 2030 | 0 | 0 | 0.0 | 0 | 0.0 | 0 | 0.0 | % | $0 | 0.0% | ||
| 2031 | 1 | 357,481 | 100.0 | 17,585,491 | 100.0 | 357,481 | 100.0 | % | $17,585,491 | 100.0% | ||
| 2032 | 0 | 0 | 0.0 | 0 | 0.0 | 357,481 | 100.0 | % | $17,585,491 | 100.0% | ||
| 2033 | 0 | 0 | 0.0 | 0 | 0.0 | 357,481 | 100.0 | % | $17,585,491 | 100.0% | ||
| 2034 | 0 | 0 | 0.0 | 0 | 0.0 | 357,481 | 100.0 | % | $17,585,491 | 100.0% | ||
| 2035 & Beyond | 0 | 0 | 0.0 | 0 | 0.0 | 357,481 | 100.0 | % | $17,585,491 | 100.0% | ||
| Total | 1 | 357,481 | 100.0 | % | $17,585,491 | 100.0 | % | |||||
| (1) | Information is based on the underwritten rent roll dated June 17, 2024. |
The following table presents certain information relating to the operating history and underwritten cash flows of the Moffett Towers Building D Property:
| Operating History and Underwritten Net Cash Flow | |||||||||||
| 2020 | 2021 | 2022 | 2023 | TTM 5/31/2024 | Underwritten | Per Square Foot | %(2) | ||||
| Base Rent(1) | $15,946,343 | $16,424,733 | $16,917,475 | $17,295,285 | $17,239,787 | $17,585,491 | $49.19 | 65.0 | % | ||
| Credit Tenant Rent Steps(3) | 0 | 0 | 0 | 0 | 0 | 2,138,038 | 5.98 | 7.9 | |||
| Overage / Percentage Rent | 387,155 | 398,769 | 410,732 | 419,905 | 418,558 | 414,509 | 1.16 | 1.5 | |||
| Commercial Reimbursement Revenue | 4,962,579 | 5,509,335 | 5,785,025 | 6,212,580 | 6,163,846 | 6,932,235 | 19.39 | 25.6 | |||
| Gross Potential Rent | $21,296,076 | $22,332,837 | $23,113,232 | $23,927,769 | $23,822,190 | $27,070,273 | $75.73 | 100.0 | % | ||
| Vacancy Loss | 0 | 0 | 0 | 0 | 0 | (954,446) | (2.67) | -3.5 | |||
| Effective Gross Income | $21,296,076 | $22,332,837 | $23,113,232 | $23,927,769 | $23,822,190 | $26,115,828 | $73.06 | 96.5 | % | ||
| Real Estate Taxes | 2,299,865 | 2,348,647 | 2,376,645 | 2,409,276 | 2,411,718 | 2,412,207 | 6.75 | 9.2 | |||
| Insurance | 488,785 | 657,794 | 775,578 | 881,569 | 922,957 | 959,323 | 2.68 | 3.7 | |||
| Repairs & Maintenance | 1,762,488 | 1,959,668 | 2,034,583 | 2,443,900 | 3,004,668 | 3,004,668 | 8.41 | 11.5 | |||
| Management Fee | 478,390 | 492,742 | 507,524 | 518,859 | 517,194 | 527,565 | 1.48 | 2.0 | |||
| General and Administrative - Direct | 28,224 | 31,849 | 27,439 | 27,388 | 28,473 | 28,473 | 0.08 | 0.1 | |||
| Other Expenses | 605 | 4,243 | (3,183) | 302 | 242 | 242 | 0.00 | 0.0 | |||
| Total Expenses | $5,058,357 | $5,494,943 | $5,718,587 | $6,281,296 | $6,885,252 | $6,932,478 | $19.39 | 26.5 | % | ||
| Net Operating Income | $16,237,719 | $16,837,894 | $17,394,645 | $17,646,474 | $16,936,938 | $19,183,350 | $53.66 | 73.5 | % | ||
| Total TI/LC, Capex/RR | 0 | 0 | 0 | 0 | 0 | 433,617 | 1.21 | 1.6 | |||
| Net Cash Flow | $16,237,719 | $16,837,894 | $17,394,645 | $17,646,474 | $16,936,938 | $18,749,733 | $52.45 | 71.8 | % | ||
| (1) | Based on the underwritten rent roll dated June 17, 2024. |
| (2) | % column represents percentage of Gross Potential Rent for all revenue lines and represents percentage of Effective Gross Income for the remaining fields. |
| (3) | Credit Tenant Rent Steps reflects the present value of contractual rent step increments for Amazon's investment-grade credit rating |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 86 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 9 – Moffett Towers Building D | ||
The Market. The Moffett Towers Building D Property sits in the Moffett Park submarket, which is located within the greater San Jose-Sunnyvale-Santa Clara MSA, alternatively referred to as the Silicon Valley office market. The Moffett Park submarket spans approximately 1,000 acres in northern Sunnyvale. It is one of the larger office submarkets within the San Jose metropolitan statistical area, with approximately 11.8 million SF. Sunnyvale is considered a hub for the video game industry and former location for Atari’s headquarters. The top employers in Sunnyvale are Google, Apple, LinkedIn, Lockheed Martin Space Systems, and Amazon.
The Borrower. The borrower for the Moffett Towers Building D Whole Loan is MT3 1000 LLC, a Delaware limited liability company and single purpose entity with two independent directors. Legal counsel to the borrowers delivered a non-consolidation opinion in connection with the origination of the Moffett Towers Building D Whole Loan.
The Borrower Sponsor. The borrower sponsor is Joseph K. Paul (a/k/a Jay Paul), The borrower sponsor’s affiliate, Paul Guarantor LLC, a Delaware limited liability company, is the guarantor of certain non-recourse carveout liabilities under the Moffett Towers Building D Whole Loan.
Property Management. The Moffett Towers Building D Property is currently managed by Paul Holdings, Inc., dba Jay Paul Company, an affiliate of the borrower sponsor.
Escrows and Reserves. At origination of the Moffett Towers Building D Whole Loan, the borrower deposited approximately $1,035,239 into an upfront tax reserve.
Tax Escrows – On a monthly basis, the borrower is required to escrow 1/12th of the annual estimated tax payments payable during the next ensuing 12 months (initially, approximately $207,048).
Insurance Escrows –
On a monthly basis, the borrower is required to escrow 1/12th of the annual estimated insurance payments (initially, approximately $79,944). Such reserve has been conditionally waived so long as the borrower maintains a blanket policy meeting the requirements of the Moffett Towers Building D Whole Loan documents and the borrower provides evidence of the renewal of any insurance policy prior to the expiration thereof and receipts for the payment of the applicable premiums. At origination of the Moffett Towers Building D Whole Loan, an acceptable blanket policy was in place.
Replacement Reserve – On a monthly basis during a Trigger Period (as defined below), the borrower is required to escrow approximately $71,496 for the payment or reimbursement of approved capital expenses.
Lease Sweep Reserve – On a monthly basis during a Lease Sweep Period (as defined below), the borrower is required to escrow $643,031 and available cash (as described under “Lockbox/Cash Management” below) into a lease sweep account. The borrower will have the option, at any time, to deliver a letter of credit to the lender (as described under “Lockbox/Cash Management” below) in accordance with the terms and conditions set forth in the Moffett Towers Building D Whole Loan documents, in order to prevent the commencement of a Lease Sweep Period (or, if already triggered, to terminate such Lease Sweep Period).
Lockbox / Cash Management. The Moffett Towers Building D Whole Loan is structured with a hard lockbox and in place cash management. The borrower and the property manager, as applicable, are required to cause all rents to be deposited directly into a lender-controlled lockbox account. All revenues received by the borrower or property manager, as applicable, are required to be deposited in the lockbox account within one business day of receipt.
A “Trigger Period” means a period commencing upon (i) the occurrence of an event of default, (ii) the commencement of a Low DSCR Period (as defined below) or (iii) the commencement of a Lease Sweep Period; and ending if (A) with respect to a Trigger Period commenced pursuant to clause (i), the event of default commencing the Trigger Period has been cured and such cure has been accepted by the lender (and no other event of default is then continuing), (B) with respect to a Trigger Period commenced due to clause (ii), the Low DSCR Period has ended pursuant to the terms hereof (and no other Trigger Period is then continuing), and (C) with respect to a Trigger Period commenced due to clause (iii), the Lease Sweep Period has ended pursuant to the terms of the Moffett Towers Building D Whole Loan Documents, as described below (and no other Trigger Period is continuing).
A “Lease Sweep Period”:
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 9 – Moffett Towers Building D | ||
(i) will commence on the first monthly payment date following the earliest to occur of any of the following (each, a “Lease Sweep Trigger”):
(a) the date on which, with respect to any “Lease Sweep Lease” (defined as (x) the Amazon lease or (y) any lease which is entered into by borrower in replacement of the Amazon lease, and that, either individually, or when taken together with any other lease with the same tenant or its affiliates, and assuming the exercise of all expansion rights and all preferential rights to lease additional space contained in such replacement lease, demises lease sweep space equal to or greater than 75% or more of the rentable square feet demised under the applicable Lease Sweep Lease as of the loan origination date), (i) the related tenant cancels or terminates its Lease Sweep Lease with respect to all or a material portion of the space subject to such Lease Sweep Lease prior to the then current expiration date under such Lease Sweep Lease, or (ii) the related tenant delivers to the borrower or property manager a notice to the effect that it is canceling or terminating its Lease Sweep Lease with respect to all or a material portion of the space subject to such Lease Sweep Lease; provided, however, no Lease Sweep Period will commence pursuant this clause (i)(a) if, in connection with such termination or cancellation (or delivery of notice of termination or cancellation), the borrower simultaneously enters into a replacement lease(s) with one or more investment-grade entities covering the terminated space, provided that such replacement lease is a qualified lease and provided that the occupancy conditions set forth in the Moffett Towers Building D Whole Loan documents are satisfied with respect to such replacement lease within ten business days of the date of such termination or cancellation (or delivery of notice of termination or cancellation);
(b) the date on which, with respect to any Lease Sweep Lease, the related tenant ceases operating its business (i.e., “goes dark”) at 20% or more of its space on a rentable square foot basis; provided, however, that if the tenant (x) is Amazon, (y) is one or more investment-grade entities or (z) has subleased the dark space portion of its premises to one or more investment-grade entities which has accepted delivery thereof (i.e., the lease has commenced) and is paying unabated rent at a contract rate no less than the contract rate required under the Lease Sweep Lease, in any such case, such tenant will be deemed not to have ‘gone dark’ for purposes of this clause (b) and no Lease Sweep Period will commence pursuant to this clause (b);
(c) upon a default under a Lease Sweep Lease by the tenant thereunder that continues beyond any applicable notice and cure period;
(d) upon the occurrence of an insolvency proceeding of the tenant under a Lease Sweep Lease;
(e) the date on which, with respect to the Amazon lease, neither Amazon nor its parent company is rated as an investment-grade entity; or
(f) solely with respect to the occurrence of a casualty during any period when the Amazon lease is in effect, upon the delivery of a Repair Notice (as such term is defined in the Amazon lease) to Amazon that indicates that the anticipated period for repairing the damage resulting from such casualty exceeds 270 days from the date of such casualty; and
(ii) will end on the earliest of the applicable of the following to occur:
(1) in the case of clause (i)(a), the date on which, with respect to each lease sweep space, one or more replacement tenants acceptable to the lender (in its sole but good faith discretion) execute and deliver replacement lease(s) covering the requisite lease sweep space, provided that such replacement lease(s) are qualified leases and provided that the occupancy conditions set forth in the Moffett Towers Building D Whole Loan documents are satisfied;
(2) in the case of clauses (i)(b) or (i)(e), the date on which either (A) one or more replacement tenants acceptable to the lender (in its sole but good faith discretion) execute and deliver replacement lease(s) covering the requisite lease sweep space, provided that such replacement tenant(s) and lease(s) are qualified leases and provided that the occupancy conditions set forth in the Moffett Towers Building D Whole Loan documents are satisfied or (B) for a dark period event or an Amazon downgrade event, Amazon (or its parent) is restored as an investment-grade entity or the entirety of the lease sweep space has been sublet to an investment-grade entity which has accepted delivery thereof (i.e., the lease has commenced) and is paying unabated rent (or, alternatively, sufficient funds have been deposited into the lease sweep account to account for all remaining scheduled free rent periods or rent abatements periods under such lease) at a contract rate no less than the contract rate required under the Lease Sweep Lease;
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 9 – Moffett Towers Building D | ||
(3) in the case of clause (i)(c) above, the date on which the subject default has been cured and no other default under such Lease Sweep Lease occurs for a period of three consecutive months following such cure;
(4) in the case of clause (i)(d) above, the applicable tenant insolvency proceeding has terminated and the applicable Lease Sweep Lease has been affirmed, assumed or assigned in a manner satisfactory to the lender;
(5) in the case of clause (i)(f) above, if Amazon does not exercise (or does not send notice to the borrower of its intention to exercise) its right to terminate the Amazon lease within 45 days after the delivery to Amazon of a termination option repair notice;
(6) in the case of clause (i)(f) above, if Amazon does exercise (or sends notice to the borrower of its intention to exercise) its right to terminate the Amazon lease after receipt of such termination option repair notice, the date on which all of the following are satisfied: (A) the entirety of the applicable lease sweep space is leased pursuant to one or more qualified leases and (B) the occupancy conditions are satisfied with respect to all such qualified leases; and
(7) in the case of clauses (i)(a), (i)(b), (i)(c), (i)(d), (i)(e) and (i)(f) above, the date on which the borrower has delivered a letter of credit to the lender with a face amount equal to $7,716,370, unless, in either case, the applicable lease sweep space has been leased pursuant to one or more leases which, in the aggregate, (x) require the borrower to incur expenses, including the payment of brokerage commissions, completion of tenant improvements or payment of tenant allowances, and/or (y) provide for free rent periods and/or rent abatement periods with respect to rent amounts, which, in the lender’s determination, exceed $7,716,370 (in which case the Lease Sweep Period in question will continue until the borrower satisfies clause (1) above);
(8) in the case of clauses (i)(a) through (i)(c), (i)(e) and (i)(f), the date on which the aggregate amount of funds transferred into the lease sweep account (including any related termination payments with respect to the Lease Sweep Lease(s) in question deposited into the lease sweep account) equals the applicable lease sweep reserve cap set forth in the Moffett Towers Building D Whole Loan documents (for the avoidance of doubt: (x) a Lease Sweep Period terminating pursuant to this clause (ii)(8) will terminate once funds in an amount equal to the applicable lease sweep reserve cap have been transferred into the lease sweep account over the course of the Lease Sweep Period); but all of such funds will not have to be, at any one time, on deposit all at once in such lease sweep account and (y) if a Lease Sweep Trigger is continuing due to the occurrence of more than one Lease Sweep Trigger, the aggregate amount of funds required to be transferred over the course of the Lease Sweep Period will be equal to the amount of the largest lease sweep reserve cap applicable to all then continuing Lease Sweep Triggers, such that each Lease Sweep Trigger will be treated as concurrent and not duplicative or independent of another.
A “Low DSCR Period” will (i) commence if, as of any calculation date, (A) the Moffett Towers Building D Property is not fully leased to either (a) Amazon or (b) an investment-grade entity with a credit rating that is at least equal to the credit rating of Amazon as of the origination date, in either case pursuant to a lease that is substantially on the same or better terms as the Amazon lease, and (B) the debt service coverage ratio is less than 1.10x and (ii) will end on the date a debt service coverage ratio of at least 1.10x is achieved for at least one calculation date, as determined by the lender.
Subordinate and Mezzanine Debt. None.
Permitted Future Mezzanine or Subordinate Debt. Not permitted.
Partial Release. Not permitted.
Ground Lease. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 10 – Horizons at the Village at Whitehall | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 10 – Horizons at the Village at Whitehall | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 10 – Horizons at the Village at Whitehall | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Seller: | AREF2 | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance: | $22,370,000 | Title(2): | Fee / Leasehold | |
| Cut-off Date Principal Balance: | $22,370,000 | Property Type – Subtype: | Multifamily – Independent Living | |
| % of IPB: | 3.3% | Net Rentable Area (Units): | 154 | |
| Loan Purpose: | Refinance | Location: | Whitehall, PA | |
| Borrower: | Village at St. Stephens Associates, L.P. | Year Built / Renovated: | 2006 / NAP | |
| Borrower Sponsor: | David B. Gardner | Occupancy: | 97.4% | |
| Interest Rate: | 6.15000% | Occupancy Date: | 7/8/2024 | |
| Note Date: | 7/22/2024 | 4th Most Recent NOI (As of): | $1,675,995 (12/31/2021) | |
| Maturity Date: | 8/6/2029 | 3rd Most Recent NOI (As of): | $1,707,561 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $1,810,237 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of): | $1,860,566 (5/31/2024) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 95.0% | |
| Amortization Type: | Interest Only | UW Revenues: | $3,216,219 | |
| Call Protection: | L(25),D(28),O(7) | UW Expenses: | $1,357,744 | |
| Lockbox / Cash Management: | Soft / Springing | UW NOI: | $1,858,475 | |
| Additional Debt: | No | UW NCF: | $1,819,975 | |
| Additional Debt Balance: | NAP | Appraised Value / Per Unit: | $33,700,000 / $218,831 | |
| Additional Debt Type: | NAP | Appraisal Date: | 6/5/2024 | |
| Escrows and Reserves(1) | Financial Information | ||||||
| Initial | Monthly | Initial Cap | Cut-off Date Loan / Unit: | $145,260 | |||
| Taxes: | $72,675 | $36,337 | N/A | Maturity Date Loan / Unit: | $145,260 | ||
| Insurance: | $0 | Springing | N/A | Cut-off Date LTV: | 66.4% | ||
| Deferred Maintenance: | $16,275 | $0 | N/A | Maturity Date LTV: | 66.4% | ||
| Replacement Reserve: | $0 | $3,208 | $100,000 | UW NCF DSCR: | 1.30x | ||
| Environmental Reserve: | $75,000 | $0 | N/A | UW NOI Debt Yield: | 8.3% | ||
| Sources and Uses | |||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | ||
| Mortgage Loan | $22,370,000 | 100.0% | Loan Payoff | $18,530,298 | 82.8 | % | |
| Closing Costs(3) | 1,914,693 | 8.6 | |||||
| Return of Equity | 1,761,060 | 7.9 | |||||
| Upfront Reserves | 163,950 | 0.7 | |||||
| Total Sources | $22,370,000 | 100.0% | Total Uses | $22,370,000 | 100.0 | % | |
| (1) | For a full description of Escrows and Reserves, see “Escrows and Reserves” below. |
| (2) | The Horizons at the Village at Whitehall Mortgage Loan (as defined below) is secured by the borrower’s (i) leasehold interest in an approximately 0.5-acre parcel of unimproved land that is leased from the Township of Whitehall and contains an underground sanitary sewer line and (ii) fee simple interest in the remainder of the Horizons at the Village at Whitehall Property (as defined below). See Ground Lease below. |
| (3) | Closing Costs include an origination fee of $1,118,500. |
The Loan. The tenth largest mortgage loan (the “Horizons at the Village at Whitehall Mortgage Loan”) is secured by the borrower’s fee and leasehold interests in a 154-unit, independent living complex located in Whitehall, Pennsylvania (the “Horizons at the Village at Whitehall Property”). The Horizons at the Village at Whitehall Mortgage Loan was originated on July 22, 2024 by Argentic Real Estate Finance 2 LLC. The Horizons at the Village at Whitehall Mortgage Loan accrues interest at a fixed interest rate of 6.15000% per annum on an Actual/360 basis. The Horizons at the Village at Whitehall Mortgage Loan has an original term of 60 months, has a remaining term of 59 months and is interest only for the entire term. The scheduled maturity date of the Horizons at the Village at Whitehall Mortgage Loan is August 6, 2029.
The Property. The Horizons at the Village at Whitehall Property consists of a 154-unit, independent living multifamily property on approximately 10.0 acres in Whitehall, Pennsylvania. The Horizons at the Village at Whitehall Property was built by the borrower sponsor in 2006 and has undergone $8 million in renovations since being constructed. The Horizons
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 10 – Horizons at the Village at Whitehall | ||
at the Village at Whitehall Property is marketed as a 55+ independent living community and offers amenities such as a pool, fitness center, steam room, clubhouse, and movie theater. The unit mix includes two-bedroom, two-bathroom and three-bedroom, two-bathroom floorplans. Unit amenities include in-unit laundry, granite countertops, walk-in closets, and hardwood floors. The Horizons at the Village at Whitehall Property has 222 surface parking spaces resulting in a ratio of approximately 1.44 parking spaces per unit.
As of July 8, 2024, the Horizons at the Village at Whitehall Property was 97.4% occupied. From 2020 through 2023, occupancy at the Horizons at the Village at Whitehall Property averaged 98.0%, never falling below 95.3%.
The following table presents detailed information with respect to the unit mix at the Horizons at the Village at Whitehall Property:
| Unit Mix Summary(1) | |||||||||
| Unit Type | No. of Units | % of Total Units | Average Unit Size (SF) | Occupancy | Average Monthly Rental Rate per Unit(1) | Average Monthly Rental Rate per SF(1) | Average Monthly Market Rental Rate per Unit | Average Monthly Market Rental Rate per SF | |
| 2 Bedroom, 2 Bathroom | 130 | 84.4 | % | 1,137 | 96.9% | $1,730 | $1.52 | $1,950 | $1.72 |
| 3 Bedroom, 2 Bathroom | 24 | 15.6 | % | 1,539 | 100.0% | $1,964 | $1.28 | $2,150 | $1.40 |
| Total/Wtd. Avg. | 154 | 100.0 | % | 1,200 | 97.4% | $1,767 | $1.47 | $1,981 | $1.65 |
| (1) | Based on the underwritten rent roll as of July 8, 2024. Average Monthly Rental Rate per Unit and Average Monthly Rental Rate per SF reflect average monthly in-place rent for occupied units. |
Appraisal. According to the appraisal, the Horizons at the Village at Whitehall Property had an “as-is” appraised value of $33,700,000 as of June 5th, 2024, as shown in the table below. Based on the “as-is” value of $33,700,000, the Cut-off Date LTV and Maturity Date LTV for the Horizons at the Village at Whitehall Loan are 66.4%.
| Horizons at the Village at Whitehall Appraised Value(1) | ||
| Property | Value | Capitalization Rate |
| Horizons at the Village at Whitehall | $33,700,000 | 5.50% |
| (1) | Source: Appraisal. |
Environmental. According to the Phase I environmental assessment dated June 12, 2024, there was no evidence of any recognized environmental conditions at the Horizons at the Village at Whitehall Property. However, the Phase I environmental assessment recommended the installation of radon mitigation systems to address elevated levels of radon. 125% of the estimated cost was reserved at loan origination to be used towards installing the radon mitigation system (and/or modifying existing radon mitigation systems in place) and follow-up testing.
The following table presents certain information relating to the historical and current occupancy of the Horizons at the Village at Whitehall Property:
| Historical and Current Occupancy | |||
| 2021(1) | 2022(1) | 2023(1) | Current(2) |
| 98.9% | 99.4% | 98.4% | 97.4% |
| (1) | Historical occupancies are as of December 31 of each respective year. |
| (2) | Current occupancy is based on the underwritten rent roll dated as of July 8, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 10 – Horizons at the Village at Whitehall | ||
The following table presents certain information relating to the operating history and underwritten cash flows of the Horizons at the Village at Whitehall Property:
| Operating History and Underwritten Net Cash Flow | ||||||||
| 2021 | 2022 | 2023 | TTM(1) | Underwritten | Per Unit | %(2) | ||
| Gross Potential Rent | $2,896,901 | $2,976,516 | $3,081,435 | $3,149,774 | $3,251,040 | $21,111 | 105.3 | % |
| (Vacancy/Concessions/Credit Loss) | (49,410) | (60,079) | (79,136) | (53,048) | (162,552) | (1,056) | (5.3 | ) |
| Net Rental Income | $2,847,491 | $2,916,437 | $3,002,299 | $3,096,726 | $3,088,488 | $20,055 | 100.0 | % |
| Other Income(3) | 49,004 | 72,515 | 110,336 | 127,731 | 127,731 | 829 | 4.1 | |
| Effective Gross Income | $2,896,496 | $2,988,952 | $3,112,636 | $3,224,457 | $3,216,219 | $20,885 | 104.1 | % |
| Total Expenses | $1,220,500 | $1,281,391 | $1,302,399 | $1,363,891 | $1,357,744 | $8,817 | 42.2 | % |
| Net Operating Income | $1,675,995 | $1,707,561 | $1,810,237 | $1,860,566 | $1,858,475 | $12,068 | 57.8 | % |
| Replacement Reserve | 0 | 0 | 0 | 0 | 38,500 | 250 | 1.2 | |
| Net Cash Flow | $1,675,995 | $1,707,561 | $1,810,237 | $1,860,566 | $1,819,975 | $11,818 | 56.6 | % |
| (1) | TTM reflects the trailing 12 months ending May 31, 2024. |
| (2) | % column represents percent of Net Rental Income for revenue fields and represents percent of effective gross income for the remainder of fields. |
| (3) | Other Income includes utility reimbursement income and other miscellaneous fees. |
The Market. The Horizons at the Village at Whitehall Property is located in Whitehall, Pennsylvania approximately 5 miles north of Allentown, Pennsylvania. Whitehall Township is located in the Lehigh Valley, which is located within 100 miles of New York City and Philadelphia. The Horizons at the Village at Whitehall Property benefits from access to retail centers including Giant, Walmart, and the Lehigh Valley Mall, which are all located within approximately three miles. According to the appraisal, the 2023 estimated population within a one-, three-, and five-mile radius of the Horizons at the Village at Whitehall Property is 4,239, 81,033, and 205,353, respectively. According to the appraisal, the 2023 median household income within the same radii is $86,102, $64,063, and $58,975, respectively.
According to the appraisal, the Horizons at the Village at Whitehall Property is situated in the Allentown apartment submarket. As of the first quarter of 2024, the Allentown apartment submarket had an inventory of 22,949 units and an overall vacancy rate of 4.3%. The average rent per unit was $1,636. The appraisal concluded to market rents for the Horizons at the Village at Whitehall Property of $1,950 for two-bedroom units and $2,150 for three-bedroom units.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 10 – Horizons at the Village at Whitehall | ||
The following table presents certain information relating to comparable multifamily rental properties to the Horizons at the Village at Whitehall Property:
| Comparable Rental Summary(1) | |||||
| Property / Location | Year Built | Total Units | Occupancy | Average Base Rent per Unit | Average Base Rent per Square Foot |
| Horizons at the Village at Whitehall Whitehall, PA | 2006 | 154 | 97.4%(2) | $1,767(2) | $1.47(2) |
| Spring View Apartments Allentown, PA | 2018 | 450 | 100.0% | $2,075 | $2.16 |
| Woodmont Ridge Allentown, PA | 2016 | 205 | 97.0% | $2,365 | $2.12 |
Terrain on the Parkway Allentown, PA | 2022 | 160 | 95.0% | $2,377 | $2.44 |
Hampshire House Allentown, PA | 1960 | 81 | 100.0% | $1,574 | $1.91 |
Trexler Park West Allentown, PA | 2006 | 249 | 97.0% | $2,080 | $1.99 |
| (1) | Source: Appraisal, unless otherwise indicated. |
| (2) | Based on underwritten rent roll dated as of July 8, 2024. |
The Borrower. The borrower is Village at St. Stephens Associates, L.P., a special-purpose entity and Pennsylvania limited partnership. The borrower’s general partner is Vassa, Inc., a special-purpose entity and Pennsylvania corporation with one independent director.
The Borrower Sponsor. The borrower sponsor and non-recourse carveout guarantor is David B. Gardner. David B. Gardner is the CEO of Larken Associates, a family-owned commercial real estate development and management company founded in 1965 with a portfolio consisting of over four million square feet of office, industrial, and retail assets and approximately 2,500 residential units across 19 properties.
Property Management. The Horizons at the Village at Whitehall Property is managed by Larken Associates, a Limited Partnership, an affiliate of the borrower sponsor.
Escrows and Reserves. At origination, the borrower was required to deposit into escrow (i) approximately $72,675 for real estate taxes, (ii) $16,275 for immediate repairs, and (iii) $75,000 for an environmental reserve.
Tax Escrows – The borrower is required to escrow 1/12th of the annual estimated tax payments on a monthly basis, which currently equates to approximately $36,337.
Insurance Escrows – On a monthly basis, the borrower is required to escrow 1/12th of the annual estimated insurance payments; however, such monthly insurance escrow is suspended so long as the borrower maintains a blanket policy acceptable to the lender, among other conditions. The monthly insurance escrow is currently suspended.
Replacement Reserves – On a monthly basis, the borrowers are required to escrow $3,208 for replacement reserves, subject to a cap of $100,000.
Lockbox / Cash Management. The Horizons at the Village at Whitehall Mortgage Loan is structured with a soft lockbox and springing cash management. The Horizons at the Village at Whitehall Mortgage Loan documents require the borrower to deposit, or cause the manager to deposit, all rents into the lockbox account within one business day of receipt. If a Cash Management Period (as defined below) is not in effect, all funds in the lockbox account will be swept daily into the borrower’s operating account. During a Cash Management Period, all funds in the lockbox account will be swept daily into a cash management account controlled by the lender and applied in accordance with the Horizons at the Village at Whitehall Mortgage Loan documents.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 10 – Horizons at the Village at Whitehall | ||
A “Cash Management Period” will commence upon the earliest of (i) the stated maturity date, (ii) the occurrence of an event of default, (iii) the debt service coverage ratio for the Horizons at the Village at Whitehall Mortgage Loan as of the last day of any calendar quarter is less than 1.15x, or (iv) from and after August 6, 2028, the debt yield for the Horizons at the Village at Whitehall Mortgage Loan is less than 8.50%. A Cash Management Period will end when (A) with respect to clause (i) above, the Horizons at the Village at Whitehall Mortgage Loan and all other obligations have been paid in full, (B) with respect to clause (ii) above, such event of default has been cured and no other event of default is continuing, (C) with respect to clause (iii) above, the Horizons at the Village at Whitehall Property achieves a debt service coverage ratio of at least 1.20x for two consecutive calendar quarters, or (D) with respect to clause (iv) above, the Horizons at the Village at Whitehall Property achieves a debt yield of at least 8.50% for two consecutive calendar quarters.
Subordinate and Mezzanine Debt. None.
Permitted Future Subordinate or Mezzanine Debt. Not permitted.
Partial Release. Not permitted.
Ground Lease. An approximately 0.5-acre parcel of unimproved land (“Ground Lease Parcel”) located at the Horizons at the Village at Whitehall Property is encumbered by a ground lease (“Ground Lease”) between the Township of Whitehall as lessor (the “Lessor”) and the borrower as lessee. The Ground Lease was signed in 2004 when the Lessor granted a sanitary sewer easement to serve the Horizons at the Village at Whitehall Property, which crosses the Ground Lease Parcel. The Ground Lease has a 50-year term through November 22, 2054, and either party may extend the Ground Lease for an additional 50-year term. The borrower has an option to purchase the Ground Lease Parcel at any time during the term of the Ground Lease or its renewal if the Lessor receives a bona fide offer for the Ground Lease Parcel from any party other than the borrower. The permitted use under the Ground Lease is limited to storm drainage/sanitary sewer. The Horizons at the Village a Whitehall Property, however, does not use the Ground Lease Parcel for storm drainage. The borrower’s only use of the Ground Lease Parcel is for the underground sanitary sewer line that crosses the Horizons at the Village at Whitehall Property pursuant to the sanitary sewer easement. The Ground Lease has no rent payments, but the borrower is responsible for insurance, maintenance and repairs, and utilities with respect to the Ground Lease Parcel.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 11 – 76-80 Court Street | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
| 97 | ||
| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 11 – 76-80 Court Street | ||
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 11 – 76-80 Court Street | ||
| Mortgage Loan Information | Property Information | |||
| Mortgage Loan Seller: | AREF2 | Single Asset / Portfolio: | Single Asset | |
| Original Principal Balance: | $22,000,000 | Title: | Fee | |
| Cut-off Date Principal Balance: | $22,000,000 | Property Type – Subtype: | Mixed Use - Multifamily / Retail | |
| % of IPB: | 3.3% | Net Rentable Area (SF)(2): | 24,879 | |
| Loan Purpose: | Refinance | Location: | Brooklyn, NY | |
| Borrower: | 76-80 Court, LLC | Year Built / Renovated: | 1900, 1910 / 2014 | |
| Borrower Sponsors: | Albert Laboz, Jason Laboz and Joseph Jody Laboz | Occupancy: | 100.0% | |
| Interest Rate: | 7.14100% | Occupancy Date(3): | Various | |
| Note Date: | 7/9/2024 | 4th Most Recent NOI (As of): | $1,731,728 (12/31/2021) | |
| Maturity Date: | 8/6/2029 | 3rd Most Recent NOI (As of): | $1,857,458 (12/31/2022) | |
| Interest-only Period: | 60 months | 2nd Most Recent NOI (As of): | $1,956,996 (12/31/2023) | |
| Original Term: | 60 months | Most Recent NOI (As of): | $1,952,820 (TTM 5/31/2024) | |
| Original Amortization Term: | None | UW Economic Occupancy: | 95.0% | |
| Amortization Type: | Interest Only | UW Revenues: | $3,069,586 | |
| Call Protection: | L(25),D(28),O(7) | UW Expenses: | $1,090,214 | |
| Lockbox / Cash Management: | Soft (Multifamily), Hard (Retail) / Springing | UW NOI: | $1,979,372 | |
| Additional Debt: | No | UW NCF: | $1,965,675 | |
| Additional Debt Balance: | N/A | Appraised Value / Per SF: | $33,600,000 / $1,351 | |
| Additional Debt Type: | N/A | Appraisal Date: | 4/11/2024 | |
| Escrows and Reserves(1) | Financial Information | ||||||
| Initial | Monthly | Initial Cap | Cut-off Date Loan / SF: | $884 | |||
| Taxes: | $196,851 | $65,617 | N/A | Maturity Date Loan / SF: | $884 | ||
| Insurance: | $0 | Springing | N/A | Cut-off Date LTV: | 65.5% | ||
| Deferred Maintenance: | $0 | $0 | N/A | Maturity Date LTV: | 65.5% | ||
| Replacement Reserve: | $0 | $647 | N/A | UW NCF DSCR: | 1.23x | ||
| UW NOI Debt Yield: | 9.0% | ||||||
| Sources and Uses | |||||||
| Sources | Proceeds | % of Total | Uses | Proceeds | % of Total | ||
| Mortgage Loan | $22,000,000 | 100.0% | Loan Payoff | $20,827,162 | 94.7 | % | |
| Closing Costs | 498,756 | 2.3 | |||||
| Return of Equity | 477,231 | 2.2 | |||||
| Upfront Reserves | 196,851 | 0.9 | |||||
| Total Sources | $22,000,000 | 100.0% | Total Uses | $22,000,000 | 100.0 | % | |
| (1) | For a full description of Escrows and Reserves, see “Escrows and Reserves” below |
| (2) | The net rentable area is comprised of 19,273 square feet (29 units) of multifamily space and 5,606 square feet of ground floor retail space. |
| (3) | Occupancy is as of June 19, 2024 for the retail component and as of June 26, 2024 for the multifamily component. |
The Loan. The eleventh largest mortgage loan (the “76-80 Court Street Mortgage Loan”) is secured by the borrower’s fee interest in two contiguous mixed-use multifamily and retail buildings in Brooklyn, New York (the “76-80 Court Street Property”). The 76-80 Court Street Mortgage Loan was originated on July 9, 2024 by Argentic Real Estate Finance 2 LLC. The 76-80 Court Street Mortgage Loan accrues interest at a fixed rate of 7.14100% per annum on an Actual/360 basis. The 76-80 Court Street Mortgage Loan has an original term of 60 months, has a remaining term of 59 months and is interest only for the entire term. The scheduled maturity date of the 76-80 Court Street Mortgage Loan is August 6, 2029.
The Property. The 76-80 Court Street Property consists of two contiguous mixed-use buildings located in the Brooklyn Heights neighborhood of Brooklyn, New York. The 76-80 Court Street Property consists of one six-story and one three-story building, totaling 29 residential apartments and 5,606 square feet of ground floor retail. The 76-80 Court Street Property was built in 1900 and 1910 and was last renovated in 2014. The multifamily unit mix includes three studio, 16 one-bedroom, and 10 two-bedroom floorplans. Units feature hardwood floors, wood cabinetry, stainless-steel appliances and in-unit
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 11 – 76-80 Court Street | ||
laundry. As of June 2024, both the multifamily and retail components at the 76-80 Court Street Property were 100.0% occupied. The multifamily and retail components represent to 44.8% and 55.2% of the underwritten rent, respectively.
The following table presents information with respect to the multifamily unit mix at the 76-80 Court Street Property:
| Unit Mix(1) | ||||||
| Unit Type | # of Units | % of Total | Occupancy | Average Unit Size (SF) | Average Monthly Rental Rate(2) | Average Monthly Rental Rate PSF(2) |
| Studio | 3 | 10.3% | 100.0% | 351 | $2,375 | $6.79 |
| One Bedroom | 15 | 51.7% | 100.0% | 549 | $3,891 | $7.09 |
| One Bedroom Duplex | 1 | 3.4% | 100.0% | 946 | $4,315 | $4.56 |
| Two Bedroom | 10 | 34.5% | 100.0% | 905 | $6,055 | $6.69 |
| Total/Wtd. Avg. | 29 | 100.0% | 100.0% | 665 | $4,571 | $6.76 |
| (1) | Based on the underwritten rent roll as of June 26, 2024. |
| (2) | Average Monthly Rental Rate per Unit and Average Monthly Rental Rate per SF reflect average monthly in-place rent for occupied units, excluding one studio unit that is included as part of the Popeyes’ lease. |
Major Tenants. As of June 19, 2024, the retail component of the 76-80 Court Street Property was 100.0% occupied by two tenants.
Bank of America (3,406 square feet; 60.8% of retail NRA; 42.1% of underwritten rents). Bank of America is a financial institution serving approximately 69 million consumer and small business clients. Bank of America has approximately 3,800 financial centers and 15,000 ATMs in the United States. Bank of America occupies corner retail space at the 76-80 Court Street Property and has been a tenant since 2016, when it signed a 20-year lease. The tenant has a current lease expiration in 2036 with two, 10-year renewal options remaining and [no] termination options.
Popeyes (2,200 square feet; 39.2% of retail NRA; 9.9% of underwritten rents). Popeyes is a quick-service restaurant founded in 1972 with over 3,800 restaurants globally. Popeyes occupies mid-block retail space and has been a tenant at the 76-80 Court Street Property since 1998, when it signed a five-year lease. Since the expiration of its initial term, Popeyes has renewed its lease five times, with the most recent being a five-year renewal which commenced in March 2023. Popeyes has one, five-year renewal option remaining and [no] termination options.
Appraisal. According to the appraisal, the 76-80 Court Street Property had an “as-is” appraised value of $33,600,000 as of April 11, 2024, as shown in the table below. Based on the “as-is” value of $33,600,000, the Cut-off Date LTV and Maturity Date LTV for the 76-80 Court Street Loan are 65.5%.
| 76-80 Court Street Property Appraised Value(1) | ||
| Property | Value | Capitalization Rate |
| 76-80 Court Street | $33,600,000 | 5.75% |
| (1) | Source: Appraisal. |
Environmental. According to the Phase I environmental assessment dated April 11, 2024, there was no evidence of any recognized environmental conditions at the 76-80 Court Street Property.
The following table presents certain information relating to the historical and current occupancy of the 76-80 Court Street Property:
| Historical and Current Occupancy | ||
| 2022(1) | 2023(1) | Current(2) |
| 97.8% | 100.0% | 100.0% |
| (1) | Historical occupancies are as of December 31 of each respective year. |
| (2) | Current occupancy is based on the underwritten rent rolls dated June 19, 2024 and June 26, 2024. |
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 11 – 76-80 Court Street | ||
The following table presents certain information relating to the operating history and underwritten cash flows of the 76-80 Court Street Property:
| Operating History and Underwritten Net Cash Flow | ||||||||
| 2021 | 2022 | 2023 | TTM(1) | Underwritten | Per SF | %(2) | ||
| Gross Potential Rent | $2,543,189 | $2,730,639 | $2,933,496 | $3,052,165 | $3,201,143 | $128.67 | 105.3 | % |
| (Vacancy/Concessions/Credit Loss) | 0 | 0 | 0 | 0 | (160,057) | (6.43) | (5.3 | ) |
| Net Rental Income | $2,543,189 | $2,730,639 | $2,933,496 | $3,052,165 | $3,041,086 | $122.24 | 100.0 | % |
| Other Income(3) | 6,805 | 26,682 | 33,451 | 28,500 | 28,500 | 1.15 | 0.9 | |
| Effective Gross Income | $2,549,994 | $2,757,321 | $2,966,947 | $3,080,665 | $3,069,586 | $123.38 | 100.9 | % |
| Total Expenses | $818,266 | $899,863 | $1,009,951 | $1,127,845 | $1,090,214 | $43.82 | 35.5 | % |
| Net Operating Income | $1,731,728 | $1,857,458 | $1,956,996 | $1,952,820 | $1,979,372 | $79.56 | 64.5 | % |
| Total TI/LC, Capex/RR | 0 | 0 | 0 | 0 | 13,697 | 0.55 | 0.4 | |
| Net Cash Flow | $1,731,728 | $1,857,458 | $1,956,996 | $1,952,820 | $1,965,675 | $79.01 | 64.0 | % |
| (1) | TTM reflects the trailing 12 months ending May 31, 2024. |
| (2) | % column represents percent of Net Rental Income for revenue fields and represents percent of effective gross income for the remainder of fields. |
| (3) | Other Income includes commercial water reimbursement and other miscellaneous fees. |
The Market. The 76-80 Court Street Property is located in the Brooklyn Heights section of downtown Brooklyn, New York. The 76-80 Court Street Property benefits from access to several subway lines including the 2, 3, 4, 5, and R lines, which are all located within three blocks and provide access to the greater New York City metropolitan area. According to the appraisal, the 76-80 Court Street Property is situated in the Brooklyn apartment submarket. As of the fourth quarter of 2023, the Brooklyn apartment submarket had an inventory of 481,944 units, a vacancy rate of 2.7%, and an average monthly rent per unit of $4,299. As of 2023, the estimated population within the 11201 zip code was 71,969 and the 2023 estimated median household income within the 11021 zip code was approximately $143,345.
The appraisal concluded to market multifamily rents for the 76-80 Court Street Property of $2,500 for studio units, $4,000 for one-bedroom units, $4,350 for the one-bedroom duplex unit, and $6,000 for two-bedroom units. Additionally, the appraiser concluded to retail market rents of $312 per square foot for corner retail space and $118 per square foot for mid-block retail space.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| Structural and Collateral Term Sheet | BMO 2024-5C6 | |
| No. 11 – 76-80 Court Street | ||
The following table presents certain information relating to comparable multifamily rental properties to the 76-80 Court Street Property:
| Comparable Apartment Rentals(1) | |||||
| Property / Location | Year Built | Total Units | Occupancy | Average Base Rent per Unit | Average Base Rent per Square Foot |
| 76-80 Court Street | 1900, 1910 / 2014 | 29(2) | 100.0%(2) | $4,571(2)(3) | $6.76(2)(3) |
| Brooklyn, NY | |||||
| 25 Monroe Place | 1938 | 67 | 98.1% | $4,050 - $6,500 | $6.97 - $7.71 |
| Brooklyn, NY | |||||
| 184 Joralemon Street | 1910 | 24 | 97.6% | $5,795 | $6.10 |
| Brooklyn, NY | |||||
| 264 Pacific Street | 2018 | 24 | NAV | $4,600 - $6,224 | $6.56 - $6.73 |
| Brooklyn, NY | |||||
| 200 Atlantic Avenue | 2008 | 32 | NAV | $4,238 - $6,295 | $6.30 - $6.60 |
| Brooklyn, NY | |||||
| 18 Sidney Place | 1900 | 18 | 97.6% | $3,800 | $5.85 |
| Brooklyn, NY | |||||
| 163 Court Street | 1910 / 2021 | 6 | NAV | $4,650 - $6,000 | $6.64 - $7.06 |
| Brooklyn, NY | |||||
(1) Source: Appraisal, unless otherwise indicated. (2) Based on underwritten rent roll dated June 26, 2024. (3) Average Base Rent per Unit and Average Base Rent per Square Foot reflect average monthly in-place rents for occupied units, excluding one studio unit that is included as part of the Popeyes’ lease. | |||||
The following table presents certain information relating to comparable commercial leases to the 76-80 Court Street Property:
| Comparable Retail Leases(1) | ||||||||
| Property / Location | Tenant | Space Type | Size (SF) | Start Date | Term (Yrs) | Monthly Rent | Annual Rent PSF | Expense Structure |
| 76-80 Court Street | Bank of America | Corner | 3,406 | Jun-16 | 20.0 | $88,645 | $312 | Mod. Gross |
| Brooklyn, NY | Popeyes | Mid-Block | 2,200 | Mar-23 | 5.0 | $21,669 | $118 | Mod. Gross |
| 52 Court Street | Taco Bell | Mid-Block | 1,500 | Aug-23 | 10.0 | $18,000 | $144 | Mod. Gross |
| Brooklyn, NY | ||||||||
| 105 Court Street | I'Milky | Mid-Block | 720 | Aug-23 | 10.0 | $7,020 | $117 | Mod. Gross |
| Brooklyn, NY | ||||||||
| 391 Jay Street | Guactime | Mid-Block | 1,200 | Dec-22 | NAV | $17,500 | $175 | Mod. Gross |
| Brooklyn, NY | ||||||||
| 203 Court Street | AAA 203 Court Smoke Shop | Corner | 1,200 | Feb-23 | 10.0 | $12,500 | $125 | Mod. Gross |
| Brooklyn, NY | ||||||||
| 118 Flatbush Avenue | Travel Agency Cannabis | Corner | 4,774 | Dec-23 | NAV | $125,318 | $315 | Mod. Gross |
| Brooklyn, NY | ||||||||
| (1) | Source: Appraisal, except for 76-80 Court Street, which information is based on the underwritten rent roll dated June 19, 2024. |
The Borrower. The borrower is 76-80 Court, LLC., a special-purpose entity and New York limited liability company.
The Borrower Sponsor. The borrower sponsors and non-recourse carveout guarantors are Albert Laboz, Jason Laboz and Joseph Jody Laboz. Albert Laboz, Jason Laboz, and Joseph Laboz are principals of United American Land LLC, a family-owned real estate development, investment, and management company that owns and manages over 70 properties in Manhattan, Brooklyn, and Queens.
Property Management. The 76-80 Court Street Property is managed by Skyline Property Management NY Inc., a third-party property manager.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 11 – 76-80 Court Street | ||
Escrows and Reserves. At origination, the borrower was required to deposit into escrow approximately $196,851 for real estate taxes.
Tax Escrows – The borrower is required to escrow 1/12th of the annual estimated tax payments on a monthly basis, which currently equates to approximately $65,617.
Insurance Escrows – On a monthly basis, the borrower is required to escrow 1/12th of the annual estimated insurance payments; however, such monthly insurance escrow is suspended so long as the borrower maintains a blanket policy acceptable to the lender, among other conditions. The monthly insurance escrow is currently suspended.
Replacement Reserves – On a monthly basis, the borrower is required to escrow approximately $647 for replacement reserves.
Lockbox / Cash Management. The 76-80 Court Street Mortgage Loan is structured with a soft lockbox with respect to residential tenants and a hard lockbox with respect to non-residential tenants and springing cash management. The 76-80 Court Street Mortgage Loan documents require the borrower to deposit, or cause the manager to deposit, all rents into the lockbox account within three business days of receipt. If a Cash Management Period (as defined below) is not in effect, all funds in the lockbox account will be swept daily into the borrower’s operating account. During a Cash Management Period, all funds in the lockbox account will be swept daily into a cash management account controlled by the lender and applied in accordance with the 76-80 Court Street Mortgage Loan documents.
A “Cash Management Period” will commence upon the earliest of (i) the stated maturity date, (ii) the occurrence of an event of default, (iii) the debt service coverage ratio for the 76-80 Court Street Mortgage Loan as of the last day of any calendar quarter is less than 1.15x, (iv) the debt yield for the 76-80 Court Street Mortgage Loan is less than 8.20%, or (v) the commencement of a Trigger Lease Sweep Period (as defined below). A Cash Management Period will end when (A) with respect to clause (i) above, the 76-80 Court Street Mortgage Loan and all other obligations have been paid in full, (B) with respect to clause (ii) above, such event of default has been cured and no other event of default is continuing, (C) with respect to clause (iii) above, the 76-80 Court Street Property achieves a debt service coverage ratio of at least 1.25x for two consecutive calendar quarters, (D) with respect to clause (iv) above, the 76-80 Court Street Property achieves a debt yield of at least 8.70% for two consecutive calendar quarters, or (E) with respect to clause (v) above, such Trigger Lease Sweep Period has ended.
A “Trigger Lease Sweep Period” commences upon the occurrence of any of the following: (i) the earlier of (a) the date that is 12 months prior to the end of the term of any Trigger Lease (as defined below) (including any renewal terms) or (b) the date the applicable tenant under a Trigger Lease actually gives notice of its intention not to renew or extend; (ii) the date required under a Trigger Lease by which the applicable tenant is required to give notice of its exercise of a renewal option thereunder (and such renewal has not been so exercised) or the date that any tenant under a Trigger Lease gives notice of its intention not to renew or extend its Trigger Lease; (iii) any Trigger Lease (or any material portion thereof) is surrendered, cancelled, or terminated prior to its then current expiration date or any tenant under a Trigger Lease gives notice of its intention to terminate, surrender, or cancel their lease (or any material portion thereof); (iv) any tenant under a Trigger Lease has discontinued its business in any material portion of its premises or gives notice that it intends to do the same; (v) the occurrence and continuance (beyond any applicable notice and cure periods) of a default under a Trigger Lease by the applicable tenant thereunder; or (vi) the occurrence of an insolvency or bankruptcy proceeding, among other things, by any tenant under a Trigger Lease, its parent company or the lease guarantor under a Trigger Lease, as described in the 76-80 Court Street Mortgage Loan documents (“Trigger Tenant Insolvency Proceeding”).
A Trigger Lease Sweep Period ends upon the earlier to occur of (y) the determination by the lender that sufficient funds have been accumulated in the special rollover reserve subaccount to pay for all anticipated expenses in connection with the re-leasing of the space under the applicable lease(s) that gave rise to the subject Trigger Lease Sweep Period, including brokerage commissions and tenant improvements, and any anticipated shortfalls of payments required under the 76-80 Court Street Mortgage Loan documents during any period of time that rents are insufficient as a result of down-time or free rent periods, or (z) the occurrence of any of the following: (1) with respect to a Trigger Lease Sweep Period caused by a matter described in clauses (i), (ii), (iii) or (iv) above, upon the earlier to occur of (A) the date on which the subject tenant irrevocably exercises its renewal or extension option (or otherwise enters into an extension agreement with the borrower and acceptable to the lender) with respect to all of the space demised under its Trigger Lease and (B) the date on which all of the space demised under the subject Trigger Lease that gave rise to the subject Trigger Lease Sweep Period has been
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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| No. 11 – 76-80 Court Street | ||
fully leased pursuant to a replacement lease or replacement leases approved by the lender, and all approved leasing expenses (and any other expenses in connection with the re-tenanting of such space) have been paid in full; (2) with respect to a Trigger Lease Sweep Period caused by a matter described in clause (v) above, if the subject tenant default has been cured, and no other tenant default has occurred for a period of six consecutive months following such cure; (3) with respect to a Trigger Lease Sweep Period caused by a matter described in clause (vi) above, if the applicable Trigger Tenant Insolvency Proceeding has terminated and the applicable Trigger Lease has been affirmed, assumed or assigned; or (4) during a Trigger Lease Sweep Period caused solely in connection with the Popeyes lease, (A) the funds accumulated in the special rollover reserve subaccount are equal to or greater than $500,000 and (B) the debt service coverage ratio is at least 1.20x, as determined by the lender (provided that no Trigger Lease Sweep Period caused solely in connection with the Popeyes lease will exist if (A) the borrower delivers to the lender a letter of credit in the amount of $500,000 in accordance with the terms and conditions set forth in the 76-80 Court Street Mortgage Loan documents and (B) the debt service coverage ratio is at least 1.20x, as determined by the lender).
“Trigger Lease” means the Bank of America lease, the Popeyes lease, and any other lease that has a gross annual rent of 30% or more of the total annual rents at the 76-80 Court Street Property.
Subordinate and Mezzanine Debt. None.
Permitted Future Subordinate and Mezzanine Debt. Not permitted.
Partial Release. Not permitted.
Ground Lease. None.
THE INFORMATION IN THIS STRUCTURAL AND COLLATERAL TERM SHEET IS NOT COMPLETE AND MAY BE AMENDED PRIOR TO THE TIME OF SALE. THIS TERM SHEET IS NOT AN OFFER TO SELL THESE SECURITIES AND IT IS NOT A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY JURISDICTION WHERE THE OFFER OR SALE IS NOT PERMITTED. | ||
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