Benefit Street Partners L.L.C. Announces Closing of $120 Million Loan on a Texas Office Portfolio
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The completion of a $120 million senior loan by Benefit Street Partners to Silver Star Properties REIT represents a strategic move within the commercial real estate financing sector. This loan is designed to support Silver Star's transition from a diversified real estate portfolio to a specialized self-storage REIT. Given the current skepticism towards office properties, the decision to cross-collateralize 27 distinct assets may serve to alleviate concerns regarding the longer-term viability of office spaces, particularly in a post-pandemic market where remote work has become more prevalent.
The lack of extension options on the two-year loan term signals a confident approach by BSP in Silver Star's ability to execute its liquidation and acquisition strategy swiftly. This aspect is noteworthy as it underscores the transaction's short-term focus and BSP's anticipation of a favorable risk-adjusted return. The involvement of a boutique lender, RMWC, with a $15 million subordinate loan further diversifies the risk profile of the deal.
For investors in Franklin BSP Realty Trust, Inc. (FBRT), this move indicates an active management approach to navigating the complex commercial real estate capital markets. The allocation of the loan across BSP's commercial real estate platform could potentially enhance FBRT's portfolio diversification and yield prospects, contingent on the successful execution of Silver Star's business plan.
Benefit Street Partners' engagement in a sizable loan agreement with Silver Star Properties REIT reflects prevailing market trends wherein lenders are selectively providing capital to real estate ventures that demonstrate a clear and concise business strategy. The shift towards self-storage properties by Silver Star is indicative of the broader industry's pivot to asset classes that have shown resilience and growth potential, particularly as consumer behavior has evolved towards greater e-commerce adoption and the need for additional storage solutions has increased.
From a market perspective, the impact of this transaction on the Dallas, Houston and San Antonio MSAs could signal a shift in commercial real estate dynamics within these regions. The liquidation of a mixed-asset portfolio, including office, retail and industrial properties, may lead to short-term volatility in these local markets. However, the subsequent reinvestment into self-storage facilities could stabilize and potentially uplift the commercial real estate sector in the long term, given the increasing demand for such properties.
It is also important to recognize the nuanced role of Raymond James Real Estate Investment Banking as the exclusive financial advisor to Silver Star, which may have been instrumental in structuring the deal to align with market conditions and investor expectations. The advisory role plays a critical part in bridging the gap between capital seekers and providers, ensuring that transactions like these are feasible and beneficial for all parties involved.
The strategic loan provided by Benefit Street Partners to Silver Star Properties REIT is a significant move in the real estate investment trust (REIT) space, especially within the context of the ongoing recalibration of property portfolios. Silver Star's intent to dispose of its legacy real estate assets in favor of self-storage properties is reflective of a broader industry trend where REITs are increasingly targeting niche markets that offer more stable income streams and growth opportunities.
Self-storage units have become an attractive investment due to their lower overhead costs, resilience during economic downturns and their non-reliance on traditional commercial or residential tenants. This transition by Silver Star could position them well within a competitive landscape, assuming they can capitalize on the fragmented nature of the self-storage market which is still dominated by smaller, local operators.
The transaction also highlights the importance of capital market strategies in real estate. BSP's ability to structure a deal without extension options suggests a calculated risk approach, banking on the current market's appetite for quick asset turnover and repositioning. For stakeholders, the execution of Silver Star's business plan will be critical to monitor, as it will impact not only the performance of the loan but also the broader market's perception of the viability of such strategic shifts within the REIT sector.
The 4.2 million square foot portfolio totals 27 properties across multiple asset classes including office (24), retail (2), and industrial (1), located throughout the
BSP allocated the loan across its commercial real estate platform, including Franklin BSP Realty Trust, Inc. (NYSE: FBRT).
Michael Comparato, Head of Commercial Real Estate for BSP, commented: “The closing of this complicated transaction is a testament to the flexibility and creativity of the BSP CRE group and another example of the team’s ability to provide a beneficial outcome in a difficult commercial real estate capital markets environment. Office is clearly an out of favor asset class, but we believe the cross collateralization of 27 assets with a short duration liquidation business plan mitigates longer term office risk. BSP remains active in the current market environment, strategically adding loans to our real estate portfolio that offer compelling risk-adjusted returns.”
Steven Fischler, Chief Investment Officer and Co-Owner of RMWC, added, "This loan is another example of RMWC’s ability to write special situation subordinate loans across all property types. An inventory loan on office, retail, and industrial assets in three different cities is not something many lenders are capable of handling. We appreciate the opportunity to co-lend with BSP again and look forward to watching Silver Star successfully execute their business plan of selling the properties and becoming a self-storage focused company.”
About Benefit Street Partners
BSP is a leading credit-focused alternative asset manager with approximately
About RMWC
RMWC is a SEC Registered Investment Advisor that originates mortgage, mezzanine and preferred equity investments to experienced commercial real estate owners and developers. With a focus on
About Franklin BSP Realty Trust, Inc.
Franklin BSP Realty Trust, Inc. (NYSE: FBRT) is a real estate investment trust that originates, acquires and manages a diversified portfolio of commercial real estate debt secured by properties located in
Forward-Looking Statements
This communication includes forward-looking statements. These forward-looking statements generally can be identified by phrases such as “will,” “should,” “expects,” “anticipates,” “foresees,” “forecasts,” “estimates” or other words or phrases of similar import. Similarly, any statements herein that describe beliefs, intentions or goals also are forward-looking statements. It is uncertain whether any of the events anticipated by the forward-looking statements will transpire or occur, or if any of them do, what impact they will have on the results of operations and financial condition of FBRT. These forward-looking statements involve certain risks and uncertainties, many of which are beyond our control, that could cause actual results to differ materially from those indicated in such forward-looking statements. Further, forward-looking statements speak only as of the date they are made, and we undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time, unless required by law.
Our forward-looking statements are subject to various risks and uncertainties, including but not limited to the risks and important factors contained and identified in FBRT’s filings with the Securities and Exchange Commission (“SEC”), including its Annual Report on Form 10-K for the fiscal year ended December 31, 2023 and its subsequent filings with the SEC, any of which could cause actual results to differ materially from the forward-looking statements. The forward-looking statements included in this communication are made only as of the date hereof.
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Investor Relations:
Lindsey Crabbe
l.crabbe@benefitstreetpartners.com
(214) 874-2339
Source: Benefit Street Partners L.L.C.
