Alexander Realty Capital, Inc. is a twelve plus year old south Florida based commercial mortgage company and correspondent for multiple institutional investors, private lenders and investment banks. Our financial partners depend on us to take each originated transaction from preliminary analysis and underwriting through to closing to provide a smooth execution.

We are capable of arranging commercial loans ranging from as small as $1 Million to $300 Million on a nationwide basis for a wide variety of property and loan types.  On a case by case basis we also can consider financings outside of the United States in selected areas and where opportunity presents sufficient merit to warrant financing.

In addition to our staple finance programs, we know the key players in the commercial financial markets extremely well and are continuously exploring financing options with appropriate capital sources to ensure that the borrower is obtaining the most advantageous financing terms available in today’s challenging financial climate.

Commercial lending by banks and other commercial lenders have reached record lows for lending and investing with very few loans available for qualified borrowers…The good news is that we have relationships with investors and private lenders that are more aggressive than ever before to take advantage of high quality opportunities in current market and have capital available even for new construction for financially qualified borrowers.

In a municipality/governmental situation the largest benefit in using our Financing Program is replacing typical bond financing. With our structure, we can finance the cost to build & own a facility or asset for a government agency.  The agency only has to agree to an irrevocable payment stream over the term of the debt to pay off the debt such as a NNN lease of a real estate property or a long term capacity/usage fee for using a non-real estate asset such as a public works project or infrastructure asset ie: energy, utility, sewer, roads etc. 

The bond rating of the governmental entity is used to qualify as a credit worthy tenant or user of the asset.  Typically the developer would take a fee on top of the P & I for profit.  Benefits to the government include:

1)      Bond rating is utilized for the credit approval purposes, but not bonding capacity.  This frees up the governmental entity to utilize their bonding capacity for other types of transactions.  It also may lower their total debt by utilizing this program vs. their bonding, which may in turn increase their rating.

2)     Payments are made from the governments operating budget vs. a capital budget outlay. 

3)     Timing - The process can be performed very quickly.  No need to wait for the bonds to be approved by the taxpayers and issued, special outlays for the capital improvements, etc.  The government simply has to agree to make the payments for the term of the financing.

4)     Unlimited funding.  Usually a governmental entity is limited to their bonding capacity for project size.  In other words they may have a $100M capacity, but 75% of that may be used.  In using their rating they are not limited.  Again, keeping the 25% available for other projects and freeing up credit.

5)     Smaller deals ($5M - $10M) the government won't typically bond for.

6)     Cost of money doesn't matter because the government is just making a payment not incurring a loan or debt obligation such as bond.

7)     The funding is in line or better than bonding because there are typically large fees involved in the bond issuance.

8)     Instead this method allows the contractors to come in and build the project for the government without the government having to spend any of their own money up front.  This can include architect, engineering fees, and consultant costs as well.  All can be lumped into the project payment.

9)     The project is self-bonded for the developer and the government because the money is placed into an escrow account at closing for use in construction.  In this case if anything happens to the developer, money is escrowed to allow the government to step in and bring in a new contractor to finish the project.

10)  Many bonds required designated revenue streams to support the bond funding for Revenue bonds in this case no need to increase taxes or pledge additional revenue stream.

Contract and/or Lease Terms:   20 to 30 years

Types of Real Estate Leases:  NNN or Bonded

Locations:  Nationwide

Average Return on Invested Capital to NSF:  6.50% to 9.00%, varies transaction by transaction

Size:  $5 MM +

Minimum Credit Needed:  Standard & Poor’s or Moody’s:  BBB or better

Perfect for:  Counties, Cities, Special Use Municipal Authorities such as School Authorities, State Government’s and Agencies and Federal Government, Colleges and Universities, Hospitals and other Healthcare

Sample Project Types: 

Ø  Administration or Municipal Buildings; courthouses, correctional facilities, city halls, community centers and others

Ø  Convention Centers or Tourism related developments

Ø  Sporting Venues - stadiums etc.

Ø  Hospitals and Healthcare facilities (profit and non-profit)

Ø  Economic Development Focused Initiatives that involve real estate or other asset development needs

Ø  Airports and Public Transportation

Ø  Infrastructure, Public Works and Utilities, energy, water, sewer etc.

Ø  Public Housing - Affordable housing.

Ø  Universities and Colleges as well as all types of academic related facilities

Call us for more information or to setup an in-depth meeting...

    Highlighted Programs

The source of capital is a long term fixed income investor that acquires and finances commercial real estate properties and/or assets. This particular investor specializes in single tenant and master leased properties across various asset classes and property types including, but not limited to office, retail, government and municipal buildings, tourism, sport venues and healthcare facilities.  

As part of the portfolio’s equity investment strategy they make investments in sale lease back transactions for corporate and municipal properties and infrastructure assets.   

They also provide a turn key proprietary Build to Suit Program as developer and investor to investment caliber quality corporations and municipalities for real estate based needs, healthcare facilities and public work project initiatives.   

As long term fixed income investors they prefer to deploy capital for 15 to 30 years in most cases as opposed to the much shorter terms generally found in the commercial mortgage industry. 

Build to Suit transactions can be structured with no upfront investment required with the investor covering soft and hard costs related to construction.

What is cost segregation?

 
Cost Segregation is an engineering-based approach to identifying assets within a building that can be reclassified into a much shorter depreciation recovery period than the building itself. Real estate properties are generally depreciated using a straight-line method of 39 years (27.5 years for residential properties). These properties are defined as real property.

Scarpello Consulting can maximize your inherent tax benefit by identifying, classifying and segregating the personal property components and land improvements of the building, resulting in depreciable lives of 5, 7 and 15 years using accelerated depreciation.

Cost Segregation can be applied to all property types including:
• Restaurants • Assisted Living Facilities • Medical Facilities • Hotels • Apartment Buildings • Manufacturing Facilities	• Distribution Centers • Gas Stations • Retail Strip Centers • Auto Dealership • Office Buildings

 If you are interested in Cost Segregation for your property Click Here

In the midst of a global energy crisis there is a great need for renewable energy technology and supply of clean energy both domestic and internationally.  In addition to energy, the US along with many other countries need to make substantial investments in critical infrastructure assets and critical projects.  Alexander Realty Capital has developed a close relationship with an energy fund that provides construction financing, senior debt and joint venture solutions specifically to operators and developers of energy related projects. 

We focus on the future cash flow as the primary factor of underwriting.  The large majority of energy projects and other infrastructure related projects have the ability to obtain long term Power Purchase Agreements or off take agreements that ensure profitability and ability to service the debt.  We also consider non-energy related projects such as sewer and water facilities, transportation, mining (coal) and waste to energy projects. 

Click here for more information on Energy and Project Financing

  

Property types we prefer:

• Shopping centers, purchase money or refinancing, and construction funding when adequate pre-leasing has been achieved.
    

• Multi-Family, purchase money or refinancing, and conventional or FHA HUD construction funding which can be provided for a full range of product types from market rate, to subsidized, including senior housing and assisted living. Some programs will allow for 90% LTV with a 40 year amortization and often the lowest fixed interest rates.
   

• High rise and low rise office buildings, purchase money or refinancing and conventional construction funding.
   

• Hotels and Motels, Large and small, purchase money or refinancing and construction funding.
   

• International Real Estate Financing for projects over $30MM, Caribbean, South and Central America, Europe, Asia, and the Middle East.
   

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E xamples of Current Projects

- Las Vegas Residential Development - NV - A & D $115 million -
- Dominican Republic Resort Construction - DR - A & D $300 million -
- San Diego Land Refi - CA - Bridge $29 million -
- Truck Stop - PA - Refi $16 million -
- Industrial - MT - Purchase $225,000 -
- Bottled Water Production Company - NH - Construction and Equipment $69 million -
- Hotel - CT - Purchase and Renovation $7 million -

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Click here To learn about applying for a Multi Family Mortgage   Click here For information on applying for a Senior Living or Healthcare Loan   Click Here For information on the Purchase or Refi of Gentlemen's Clubs Click Here For our Forms and Tools Click Here For more information on Commercial Real Estate Mortgages Click Here For more a conventional and SBA Rate Matrix Click Here For more information on FHA - HUD

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