The SBA 504 Loan program offers small businesses the opportunity to finance the purchase of commercial real estate and equipment under favorable terms. This post uses a fictional example, "Developer ABC, LLC," to illustrate typical loan terms.
Loan Details and Purpose
In this scenario, Developer ABC, LLC, secured a two-part loan package consisting of a Permanent Note and an Interim Note.
Permanent Note:
Amount: Approximately $3 million
Purpose: The loan covers the purchase of commercial real estate and associated costs such as improvements, furniture, fixtures, equipment, soft costs, contingency funds, interest reserve, and closing fees.
Interest Rate: The rate is tied to the Wall Street Journal Prime commercial rate, which can fluctuate. Initially, there's a fixed addition of 1.00% for three years, with a rate readjustment every three years based on the Prime rate plus the fixed margin.
Term and Payments:
Term: The loan term is 33 years. The first three years are interest-only, followed by monthly payments of principal and interest, calculated on a 30-year amortization schedule.
Prepayment: Prepayment is restricted before the SBA debenture funds. After funding, prepayment is allowed with penalties: 5% in years 1-5, decreasing annually to 1% by year 10, with no penalty thereafter.
Collateral and Guarantees
Developer ABC, LLC, provided substantial collateral and guarantees to secure the loan:
Property Lien: A first lien on the purchased property.
Leases and Rents: Assignment of leases and rents associated with the property.
UCC Filing: A first Uniform Commercial Code (UCC) filing and a commercial security agreement on all assets of Developer ABC, LLC.
Personal Guarantees: Unlimited personal guarantees from key individuals within the company.
Insurance and Contracts: Assignment of life insurance policies, construction contracts, architectural agreements, and more, to ensure project completion and protect the lender's interests.
Interim Note
The interim financing bridges the gap until the SBA debenture funds become available:
Amount: Approximately $2 million
Purpose: This loan also covers the real estate purchase and related expenses.
Interest Rate and Payments: The rate is tied to the Wall Street Journal Prime commercial rate, with a floating addition of 1.00%. Payments are interest-only for the first 11 months, with the entire principal due in the 12th month.
Prepayment: As with the Permanent Note, prepayment is restricted before the SBA debenture funds.
Additional Requirements and Fees
Developer ABC, LLC, must meet several additional requirements:
Financial Reporting: Annual financial statements, rent rolls, and personal financial statements from guarantors.
Collateral Insurance: Adequate insurance coverage with the bank named as the loss payee.
Equity Injection: An equity injection of approximately $0.9 million is required from the borrower.
Closing Fees and Expenses: The borrower is responsible for various fees, including an interim loan fee and other out-of-pocket expenses related to closing.
Conclusion a
This fictional case study provides a snapshot of what a typical SBA 504 loan might entail. This type of loan offers long-term, fixed-rate financing, making it an attractive option for small businesses aiming to expand through real estate acquisitions and improvements.
For businesses considering a similar investment, understanding the feasibility of a project is crucial.
Our team offers comprehensive feasibility studies for commercial real estate projects, including those looking to leverage the SBA 504 loan program. These studies help you assess potential risks, forecast financial outcomes, and determine the project's overall viability. By providing detailed market analysis, cost estimates, and financial projections, we assist you in making informed decisions that align with your business goals.
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