Himani Bansal_119717239_BAN120 Case Analysis
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Seneca College *
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BAN 120
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Finance
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Apr 3, 2024
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6
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Name
: Himani Bansal
IDENTIFICATION OF PROBLEM(S)
Stanley Cirano is confused in making the decision regarding the financing of his two properties, Brookline
Road Shopping Center, and Columbus Festival Plaza. With interest rates near all-time lows in late 2015,
Cirano must make a choice of refinancing or selling the properties. The primary issue is to examine the most
strategic and financially beneficial approach for refinancing or selling the properties. As each property has its
own unique features, Cirano needs to compare financing options offered by various lenders. The challenge is
to determine the optimal financing strategy that aligns with Cirano's investment goals, risk tolerance, and
the unique characteristics of both properties.
DECISION CRITERIA
When evaluating financing options for Cirano's real estate investments, it is crucial to check their financial
viability. This means looking at the potential impact on cash flow, considering factors such as interest rates,
pre-payment penalties, loan-to-value (LTV) ratios, and amortization periods
. Additionally, it is important to
think about managing risks
, considering whether the lender can take back the property (
recourse
) or not
(
non-recourse
). This assessment helps Cirano identify and understand the potential risks associated with
each financing choice. In the decision-making process, it is important to incorporate an analysis of current market conditions
. This
includes an examination of real estate market dynamics, property values, and overall trends. By doing so,
Cirano can make well-informed decisions that align with the current market conditions, making the
investments more profitable. Also, the long-term strategy
plays a crucial role in guiding financing decisions. It is essential to align these
decisions with Cirano's overarching investment goals, considering how long Cirano plan to keep each
property. This strategic alignment ensures that the chosen financing options help Cirano achieve his long-
term investment goals.
ANALYSIS
Capital Structure Theory
: To analyze Cirano's situation, the theory that can be used is the Modigliani-Miller
theorem
. It states that value of a company is based on its underlying assets and future earnings, and under
certain assumptions is independent of its capital structure. However, in the real world, factors such as taxes
and bankruptcy costs may influence decisions. According to Capital structure theory, Value of a firm is independent of its capital structure. For Cirano, this
theory suggests that the choice between debt and equity should be based on the properties' individual
characteristics, risks, and the market environment. Cirano’s current financial structure is 35% Debt and 65%
Equity. With current DSCR of 1.78 for Brookline Road Shopping Centre and 3.04 for Columbus Festival Plaza
which is a lot higher than what lenders are demanding today, he has the capacity to take more debt and
increase leverage in the capital structure. For this, he explored different refinancing options.
Brookline Road Shopping Center
:
1. The option to refinance with Skyline Bank
offers a familiarity in relationship as Cirano has a pre-existing
loan with this bank. In addition, they are providing a minimal origination fee of $20,000 and appreciative LTV
of 65%. Even though they have a full recourse provision and high lockout period, their interest rate of 4.375%
is quite competitive. The maturity and amortization period are low as compared to other lenders.
2. If Cirano chooses Fourth Second Bank
, he will have to pay a high origination fee of 2% (roughly $72,000
assuming $6 million loan amount and LTV of 60%). They are providing low LTV of 60%, full recourse with
shorter lockout period of 2 years and lower interest rate of 3.625%. The maturity and amortization period
are average compared to other lenders.
3. The other option Cirano has is Regional Liberty
: Even though it gives maximum LTV up to 70%, they have
large lockout restriction period of 5 years with high origination fee of 1.50% and comparably high interest
rate of 4.625% with large maturity and amortization period. Their offer carriers a high prepayment cost of 5-
4-3-2-1 over the years 6-10 with no Recourse. Summary
: Assessing risk and return, Skyline Bank provides a sense of familiarity, with acceptable interest
rate. The origination fees and LTV is quite appreciative, but the final decision needs to balance this against
the cost and potential risks of full recourse. Fourth Second Bank offers a trade-off between a lower interest
rate and lockout period. Regional Liberty provides non-recourse financing, but the lower LTV and high
interest rate needs to be considered.
Columbus Festival Plaza
:
1. If Cirano choose Oakwood Commercial Mortgage
, it would give him an edge of 1% lower interest rate and
appreciative LTV of 65%. Additionally, it also gives low maturity of 3 years with comparable amortization
period and similar defeasance clause.
2. The other option Cirano has is Northwood National Bank
which offers high origination fees of 1.8% and
comparably low interest rate. Even though it has long maturity period of 10 years, but it has a 3-year lockout
period with 3% prepayment penalty thereafter with full recourse.
Summary
: Applying the Modigliani-Miller theorem, Cirano must consider whether the benefits of non-
recourse financing from Oakwood Commercial Mortgage outweigh the shorter maturity period and should
also consider the decrease in interest rate from the existing loan. Northwood National Bank offers a lower
interest rate
but involves long lockout period
and high prepayment penalty with full recourse
, introducing
additional risk.
ALTERNATIVES
When deciding on financing options for the Brookline Road Shopping Center, there are three different
choices to consider. First, Cirano could stick with Skyline Bank's offer
, prioritizing familiarity and the benefits
of an existing relationship. Alternatively, there is the option of choosing Fourth Second Bank
, which offers a
lower interest rate, however, with the trade-off of full recourse. Another possibility is to select Regional
Liberty
, which provides a higher loan-to-value (LTV) ratio and non-recourse financing; however, this choice
involves sacrificing some degree of familiarity.
Now, looking at financing for the Columbus Festival Plaza, there are two main options. Cirano could consider
Oakwood Commercial Mortgage
, which offers low interest rate and non-recourse financing but with a short
maturity. On the other hand, there is the choice of evaluating Northwood National Bank
, providing a lower
interest rate but requiring full recourse and high prepayment penalty and lockout period. Each of these
options presents a unique set of advantages and trade-offs, focussing on a careful evaluation based on the
specific priorities and preferences of the stakeholders involved.
DECISION(S)/RECOMMENDATIONS
Prioritizing the relationship with Skyline Bank
for Brookline aligns with the decision criteria, leveraging the
familiarity and moderate loan-to-value ratio (LTV)
offered by Skyline. This decision recognizes the
importance of existing relationships
and is in line with the property's strength i.e. financial performance and
strategic location.
For Columbus Festival Plaza, opting for Oakwood Commercial Mortgage
reflects a sound decision-making
process. Oakwood provides non-recourse financing
, addressing potential risks associated with the property’s
increase in operating costs and the need for defeasance of the original securitized debt. The lower interest
rate
offered by Oakwood also contributes to a more favorable financial outcome. Overall, these decisions are realistic, considering the market conditions, property-specific factors, and
Cirano's risk tolerance. The approach showcases an alignment with the established decision criteria,
effectively capitalizing on each property's strengths and mitigating potential challenges in a well-considered
manner.
IMPLEMENTATION
The implementation involves executing the chosen financing strategies. Cirano should initiate negotiations
with the selected lenders, complete due diligence
, and proceed with the refinancing process for both the
properties, aiming at securing favorable terms
that fulfill his goals. Additionally, careful monitoring of
market conditions
and property performance
should be ongoing to adapt to any changes in the real estate
landscape. Once negotiations and due diligence are successfully completed, the refinancing process will proceed
further. Formal loan agreements
will be prepared, reviewed by legal experts, and signed with the selected
lenders. The financial team will coordinate on with money paid from funds
and the transition from existing
loans to new financing structures.
Due to unexpected changes in market conditions, a backup plan should be in place. If interest rates rise
during negotiations or unexpected issues arise during due diligence, Cirano should be prepared to reassess
terms with lenders or explore alternative financing options. Ongoing monitoring
will involve regular
planning sessions, allowing for time to respond to potential challenges and informed decisions to protect the
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