Apartment Loans

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Apartment Loans

June 22nd, 2008

Apartment Loans

Apartment lending varies by property location, borrower strength, LTV ratio, and numerous other factors. In order to determine the maximum loan amount that can be borrowed an underwriter will calculated the property’s Net Operating Income (NOI). This process begins with Gross Rental Income, which includes all rental income, laundry income, and any other recurring income. Once Gross Rental Income is caluculated all property operating expenses must be subtracted to reach the Net Operating Income. Typical operating expenses include: property tax, insurance, utilities, repairs & maintenance, landscaping, property management, administrative, & other miscellaneous expenses. The bank’s underwriters will also take out additional expenses which typically include: 5% vacancy, 5% management, and $100-$300 per unit in replacement reserves based on the condition of the building.

Apartment Loan - Simple NOI Calculation

NOI = (Gross Rental Income - 5% Vacancy) - 5% management - replacement reserves - all other historic operating expenses

With the NOI we can now calculated a DSCR and the final loan.

Debt Service Coverage Ratio (DSCR)

The maximum apartment loan is amount is constrained by the Debt Coverage Ratio which is calculated:

DSCR = NOI / Annual Debt Service

Annual Debt Service = Monthly Principle & Interest X 12

For Apartment Loans the DSCR ration requirement is 1 to 1.20 in some cases the DSCR can be lowered to 1 to 1.15 or lower based on the location of the property & other mitigating factors.

Example Apartment Loan

20 Unit Apartment with a $144,000 NOI.

Loan: $1,570,000 @ 6.5% Rate 30 Year AM

Annual Debt Service = $120,202

$144,000 (NOI) / $120,202 (Annual Debt Service) = 1.20 (DSCR)

Items Required to Initiate and Apartment Loan

Current Rent Roll
2 Full Years Income & Expense Statements + Year to Date Income & Expense Statement
Color Photos
Borrower’s Personal Financial Statement
Borrower’s Credit Score

If you need to speak to an experienced commercial loan officer we recommend speaking with Nick Fitzer of BMC Capital. He can be reached at 206 303 8526 or at nfitzer@bmccapital.com

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