Low income housing – LIHTC post-rehab real estate tax assessments

The low income housing industry has many current challenges including uncertainty with corporate tax reform affecting low income housing tax credit equity pricing, increasing competitiveness for soft loans and rising labor & material costs.  Another more subtle challenge relates to real estate tax assessments for low income housing properties renovated with LIHTC’s. Many real estate investors and professionals expect a local real estate tax assessor to revisit a property’s market or assessed value post-sale, especially if the property’s sale price [...]

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Family Section 42 – Low Income Housing Tax Credit Property Sale – Oklahoma

On June 16, 2017, Affordable Housing Investment Brokerage closed on the sale of Garland Square Apartments, a 36-unit Low-Income Housing Tax Credit property located in Stroud, Oklahoma, a suburb of Tulsa, located off of Interstate 44 along the Oklahoma City-Tulsa corridor. Garland Square is comprised of a mixture of market rate and rent restricted units with efficiency through four bedroom layouts.  The property was less than 50% occupied at the time of the sale.  The offering provided the purchaser upside [...]

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Sun Valley-Section 42-LIHTC-Anderson-Indiana

Low Income Housing Tax Credit (LIHTC) Sale in Anderson, Indiana

On June 15th, Affordable Housing Investment Brokerage, Inc. (AHIB) completed a Low Income Housing Tax Credit (LIHTC) Sale in Anderson, Indiana. Sun Valley was developed under the LIHTC program in 2004, then sold by AHIB in 2013 after the original developer defaulted on their first mortgage. The property and it’s remaining tax credits were sold to a regional developer, who successfully restructure the deal’s income limits and stabilized occupancy. After closing on a permanent HUD-insured 223(f) mortgage, they hired [...]

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Hillside Manor-HUD Financed-New Ulm-Minnesota

Sale of Former HUD-Financed Apartments in New Ulm, Minnesota

On June 6th, AHIB completed the Sale of former HUD-financed apartments in New Ulm, Minnesota known as Hillside Manor. The property was originally developed under the HUD 236 program and had units subsidized by the local housing authority. Both buyer and seller are repeat clients of the firm, and the deal was structured off-market after the successful sale of the Western Manor apartments in Austin, Minnesota in 2016. The deal closed at an unusually low cap rate due to the [...]

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Sage Crest-Section 8-HAP Contract-Section 42-LIHTC-Aurora-Illinois

Project-Based Section 8 Sale

On April 26, 2017, AHIB completed a Project-Based Section 8 Sale to a LIHTC Developer in Suburban Chicago. Sage Crest, a 102 unit family property, was on the market for less than 30 days before receiving multiple offers. The property had recently undergone window and boiler replacements prior to going on the market. Existing Fannie Mae debt with a 5.25% rate was paid at closing, including a yield maintenance prepayment penalty. Sage Crest was marketed prior to the 2016 presidential [...]

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Carriage House-Section 8-HAP Contract-RAD-Adrian-Michigan

RAD II HAP Contract Sale in Adrian, Michigan

On April 6, 2017, AHIB closed on an 85 unit RAD II HAP contract sale in Adrian, Michigan. Of the units, 11% were covered by a Project-Based RAD II HAP Contract. The remaining units are operating under a HUD 236 Use Agreement through 2020. Carriage House has a current occupancy of over 96% with up-side potential through expense reduction and long-term rent growth. The property is located in Southeast Michigan, less than an hour from both Ann Arbor, MI [...]

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Hawthorn-Ridge-Section 8-HAP-Contract-Woodridge-Illinois

Suburban Chicago Project-Based Section 8 (HAP Contract) and Conventional Apartment Sale

In January, 2017, AHIB completed a suburban Chicago project-based Section 8 (HAP Contract) and conventional apartment sale in Woodridge, Illinois. The 176 unit family property had 40% of the units covered by a project-based Section 8 (HAP Contract) contract administered by IHDA and the remaining units operating as market rate. Ownership had recently placed an FHA-insured, HUD 223f loan, which had an attractive interest rate at 3.58%, but high reserve requirements and a low loan-to-value at the target pricing, [...]

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Senior LIHTC and Project-Based Section 8 (HAP Contract) Sale in Kansas

In December of 2016, AHIB closed on the first of a two-property Senior LIHTC and Project-Based Section 8 (HAP Contract) Sale in Kansas.  The Elm Street Apartments closed and the adjacent property, Pony Run, a 24 unit USDA 515 community, is scheduled to close in the first quarter of 2017.  Both properties were renovated utilizing Section 42 Low Income Housing Tax Credits (LITHC) and were currently beyond their initial compliance periods. The properties are located in Marysville, Kansas, a rural community [...]

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Lincoln-Villas-Section-42-LIHTC-Racine-Wisconsin

Senior Low Income Housing Tax Credit (LIHTC) and Project-Based Section 8 (HAP Contract) Sale in Wisconsin

On December 15th, AHIB completed a Senior Low Income Housing Tax Credit (LIHTC) and Project-Based Section 8 (HAP Contract) Sale in Wisconsin. AHIB was hired to market Lincoln Villas by a court-appointed receiver after the property’s parent company entered bankruptcy. A full HAP contract was in place in addition to LIHTC restrictions from a 2009 renovation financed by the Tax Credit Exchange Program. Furthermore, the deal was originally built under the HUD 202 program, but was refinanced in a [...]

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AHF LIVE: Trump’s Impact on Project-based Section 8 (HAP) and Low Income Housing Tax Credit (LIHTC) Sales

With the 2016 Presidential Election in the rearview mirror, it is time to look forward to how the Trump Administration will affect the Section 8 (HAP) and Low Income Housing Tax Credit (LIHTC) programs.  This was the primary focus of the AFH Live 2016 conference in Chicago with many industry leaders sharing their insights and perspectives on the topic. We know with certainty that Donald J. Trump will be our next President.  There is uncertainty to his agenda and views [...]

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