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Copyright © Blackburne & Sons Realty Capital Corporation. All rights reserved.
4811 Chippendale Drive, Suite 101, Sacramento, CA 95841 | telephone: (916) 338-3232 | fax: (916) 338-2328 Real Estate Broker - California Bureau of Real Estate | License Number 829677 NMLS #103430
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Exhibit B -- Specifics of the Loan |
Non-California Residents |
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Loan Number: N2230
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PROPERTY Project: NORTHVILLE RETAIL CENTER |
TERMS
*Net of servicing |
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EQUITY ANALYSIS
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OPERATING STATEMENT
Note: Pro forma based on Appraiser's estimates. |
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BORROWERS
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NORTHVILLE RETAIL CENTER George says, "This borrower has owned this property for more than 35 years. Despite the Great Recession, he has maintained excellent credit. And don’t worry about Michigan. The state has recovered sharply due to the success of the U.S. auto industry. When the big manufacturing companies are doing well, the great many small suppliers usually do very well too." Blackburne & Sons is pleased to present this first mortgage secured by a 5-unit retail property containing 10,013SF on a 1.24 acre parcel in Northville, Michigan.
Blackburne & Sons Realty Capital Corporation--For more information, contact Angelica Gardner
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Exhibit B -- Specifics of the Loan |
Non-California Residents |
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Loan Number: N2209
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PROPERTY Project: HOBBS RESIDENTIAL BLANKET For larger images, aerial views and street views of the above properties...Click Here or the image above! |
TERMS
*Net of servicing |
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EQUITY ANALYSIS
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OPERATING STATEMENT
Note: Pro forma based on estimates. |
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BORROWERS
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HOBBS RESIDENTIAL BLANKET George says, "This looks like another nice little portfolio of rentals. We have had good luck making these blanket loans. Be careful, however, because past results are no guarantee of future performance. The rule of thumb in commercial real estate lending is that you want a net-worth-to-loan-size of at least 1.0. Here we have a guarantor with a $4MM+ net worth who is borrowing just $481,000. That’s a net-worth-to-loan-size ratio of 8.3." Blackburne & Sons is pleased to present this first mortgage secured by five (5) single-family residences and one (1) duplex, located in the cities of Hobbs and Jal, Lea County, New Mexico. The city of Hobbs is located in the southeast corner of the state, just 4 miles from the border of west Texas. Hobbs is the largest municipality in Lea County, the southeastern most county in New Mexico. The city of Jal is known for Jal Lake State Park, which is the centerpiece of a 10 acre recreational oasis in the middle of the desert. When viewed from the air, the man-made lake spells out the name of the city and resembles the cattle brand, which inspired the city’s name. The security for this loan is made up of six (6) properties, five single family residences and one duplex, providing a total of 7 rental units. All six properties were acquired within the last 5 years for a total of $399,000. All seven units are currently rented, providing the borrowers with a monthly gross income of $6,550 per month. The first property is a 1,005SF 3 bedroom, 1 bathroom single family residence. The home was built on a concrete foundation with concrete walls, and a shingle roof. The property was originally purchased for $55,000. This property is currently generating a monthly income of $600.00. The second property is a 2,067SF 4 bedroom, 2 bathroom single family residence. The property was built on a concrete slab with brick exterior walls, and a shingle roof. This property was purchased for $37,000, and is currently generating a monthly income of $800.00. The third property is a 2,917SF 5 bedroom, 3 bathroom single family residence. The property was purchased for $125,000, and is currently leased for $2,400 per month. This property is on a concrete foundation with stucco exterior walls, and a composite shingle roof. The fourth property is a 1,027SF 3 bedroom, 1 bathroom single family residence. The property was purchased for $45,000. The home was built on a concrete slab with a metal roof, and is generating a monthly income of $600.00. The fifth property is a 1,846SF 3 bedroom, 2 bathroom single family residence. This property is currently generating a monthly income of $800.00 and was purchased originally for $115,000. The property has a concrete foundation with brick exterior walls, and a composite shingle roof. The sixth property is a 1,194SF duplex that was purchased for $22,000. Both units are 597SF 1 bedroom, 1 bathroom. One of the units is currently generating a monthly income of $450.00 while the other unit generates $900 in monthly income. The property was built on a concrete slab foundation with concrete walls, and a shingle roof. Our borrowers, a corporation, will hold title through an LLC. The managing member of the LLC, and president of the corporation, will be personal guarantors for the loan. They have mid credit scores of 652 and 725, respectively. They have a reported net-worth of $4,047,158. In 2013, they reported a personal income of $115,000. In 2012, they reported an income of $80,315. In 2013 the corporation reported an income of $1,046,644, after adding back depreciation. In 2012, it reported an income of $1,446,091, after adding back depreciation. The 2014 corporation Income Statement, shows a net income of $439,063.36. The purpose of this loan is to payoff an existing lien of $109,250, pay the 2014 property taxes and paydown another loan by $220,000 (not tied to these properties). Per the request of the borrower, we reviewed and accepted six appraisals ordered by a lender who did not complete the loan. Three of the appraisals were ordered in August of 2014, and three in October of 2014. All were updated in January 2015. The total appraised value of the properties came in at $740,000. At 65% LTV and a 10% yield, this appears to be a reasonable investment. Every first mortgage investment involved substantial risk. A substantial and prolonged decline in real estate values is possible.
Blackburne & Sons Realty Capital Corporation--For more information, contact Angelica Gardner
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Exhibit B -- Specifics of the Loan |
Non-California Residents |
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Loan Number: N2195
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PROPERTY Project: HOODSPORT WINERY |
TERMS
*Net of servicing |
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EQUITY ANALYSIS
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OPERATING STATEMENT
Note: Pro forma based on Appraiser's estimates. |
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BORROWERS
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HOODSPORT WINERY George says, "There is a certain cachet to owning a winery - even a small one like the subject. " Blackburne & Sons is pleased to present this First Deed of Trust secured by a 14.3 acre winery, tasting room, wine storage building and a single family residence located in Hoodsport, WA. Hoodsport is a small, unincorporated community in Mason County Washington. It lies on the west side of the Puget Sound, just opposite of the Seattle/Tacoma Metropolitan Statistical Area. Mason County has a population of 62,000 people and its county seat is Shelton. Shelton, with a population of just under 10,000 people, is the largest city in the county and lies just 15 miles south of Hoodsport. Hoodsport’s close proximity to the Olympic National Park and the Puget Sound have contributed to the rise of Hoodsport as a tourist town. It is world renowned in the scuba community for being an excellent area for observing the giant Pacific octopus. There are multiple resorts, motels, RV parks and several tourism-oriented gift shops in the area that cater to these visitors. The subject property is listed on the community’s website as one of the only wineries in the area and is a local point of interest. The subject property is a 14.3 acre winery, tasting room, wine storage building and a single family residence. The wine tasting building was actually a former restaurant that has been converted into a tasting room/retail space. It is two stories with 1,260SF, and the attached winery is 2,214SF. They have concrete slab foundations, wood framing, insulted fiber glass doors and sliding bay door for the main entrance. The wine storage building is 3,200SF and is also concrete slab and wood framing. Lastly, there is a single family residence that is 884SF and is currently used as an office. The winery has the production capacity to produce 25,000 cases of wine per year. In addition to the winery, there are 16 RV spaces with full hookups. Currently only 5 of the units are occupied, but in prior years when there was a full time manager, this property enjoyed 100% occupancy. The current tenants pay between $300-$325 a month. If brought up to 100% occupancy, and maintaining a $325 per month rental rate, the RV Park could produce rental income of $62,400 a year. Our borrowers, husband and wife, hold title to the property through their corporation. The corporation showed a net loss of ($41,836) in 2013 and a loss of ($56,462) in 2012. Our borrower’s personal income for 2013 was $54,545 and $41,666 in 2012. They have mid-credit scores of 704 and 663. They will use the proceeds of the loan to pay off existing business debt and expand their operation by focusing on retail and internet sales. The winery has been in business since 1978 and had maintained a fairly strong presence in its smaller market via selling wholesale to smaller liquor stores. In 2013, the state of Washington began allowing the retail giant Costco the ability to sell beer, wine and liquor in its stores. As a result, many of the small “mom and pop” liquor stores that accounted for nearly all of their wholesale sales, went out of business. This decline in business lead to our borrowers taking on business debt and losses. In order to achieve better retail and internet sales, they will be adding more wines, improving the tasting room and have been working with a third party to develop an overseas market (namely China). After business has stabilized, they plan to refinance with a more traditional lender. We hired a local appraiser who valued the property “As-Is” at $640,000. At a 54.7% LTV and a 10.0% yield, this looks like a reasonable investment. Every first mortgage investment involves substantial risk, so be sure to read the Risk Factors section of the Offering Circular before investing. A substantial and prolonged decline in real estate values is possible.
Blackburne & Sons Realty Capital Corporation--For more information, contact George Blackburne
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Exhibit B -- Specifics of the Loan |
Non-California Residents |
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Loan Number: N2222
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PROPERTY Project: ALBERTVILLE COMMERCIAL BUILDINGS |
TERMS
*Net of servicing |
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EQUITY ANALYSIS
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OPERATING STATEMENT
Note: Pro forma based on Appraiser's estimates. |
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BORROWERS
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ALBERTVILLE COMMERCIAL BUILDINGS George says, "What a nice, hard money loan. These properties are younger and nicer than many of the properties that we typically finance, and we know exactly why the borrower is coming to us. To me, this loan simply makes sense." Blackburne & Sons is pleased to offer this first mortgage on two commercial buildings and four residential townhomes located in Fort Payne and Albertville, AL. Fort Payne is a city in and county seat of DeKalb County, Alabama. Fort Payne is located in the northeast corner of Alabama, approximately 20 miles from the Georgia border. Albertville, Alabama is located in Marshall County, just west of DeKalb County. The first property is a multi-tenant office building located in Fort Payne, AL. The property was built by our borrower in 1997. The commercial property contains two suites totaling 3,712SF of rentable area, and is located on 0.37 acres. Currently, the property is 55.2% leased to one tenant. The vacant unit is being advertised for lease. The property was constructed on a concrete slab foundation with wood framed structures, and brick veneer for the exterior walls. This property currently generates $1,200 per month in rent. The second property is a single tenant office building located in Albertville, AL. The property was built by our borrower in 1997. The property consists of 7,100SF of rentable space and is located on 0.50 acres. The property is 100% leased to the Alabama Department of Labor. The property was constructed on a concrete slab foundation with metal structural frames, and brick veneer and metal for the exterior walls. This property generates $5,500 per month in rent. The last properties are multi-family residential townhomes, located in Albertville, AL. These properties were built by our borrowers in 2002. The properties consists of 4, single unit town homes. All of the town homes are 2 bedroom, 2 bathroom properties with attached one car garages. Two of the town homes are slightly larger, totaling 1,326SF of rentable space each, while the other two homes total 1,274SF each. Each property was built on a concrete slab with wood structural frames, and brick veneer exterior walls. Each unit is equipped with a laundry room with washer and dryer hookup, central heating and air, refrigerator, stove, and microwave. Currently the property is 75% leased and generating $2,400 per month. The vacant unit is being advertised for lease for $850 per month. Our borrowers, husband and wife, will hold title as individuals. The reason for this loan is to refinance the current blanket loan where the note has matured. They are experienced realtors with many properties, and several sources of income. Our borrowers have multiple businesses in the areas of investment real estate, commercial real estate, development, and construction. During the down swing of the economy in 2007 and 2008, our borrower’s construction business took a large hit. Still trying to keep the business alive, funds were diverted from owned rental properties and hotels into the business. Now, the business is on an upswing with many projects in the works. Our borrowers have 595 and 581 credit scores respectively. The lower credit scores for our borrower’s reflect the impact of intentionally diverting funds and missing a few payments to help with cash flow. The borrowers report a net worth of $4,152,022. Their personal income was reported as -$214,666 in 2013 due to a prior year net operating loss, and reported -$210,340 in 2012. We engaged a local appraiser to value these properties. The combined values came in at $1,065,000. At 58.9% LTV and an 11.0% yield, this looks like a reasonable investment. Every first mortgage investment involves substantial risk, so be sure to read the Risk Factors section of the Offering Circular before investing. A substantial and prolonged decline in real estate values is possible.
Blackburne & Sons Realty Capital Corporation--For more information, contact Angelica Gardner
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