Good Accessibility: The The Property directly fronts the highly trafficked West Loop Freeway in Houston’s Galleria/Uptown area providing excellent accessibility to Houston’s central inne
Trang 1CREDIT COMMITTEE MEMORANDUM
Property: Marriott Houston West Loop
Location: 1750 West Loop South Houston, Texas 77027
Underwriters: [Intentionally Omitted]
Reviewed By: [Intentionally Omitted]
Loan Program Group: Capital Markets
Date Submitted: December 1, 2007
Trang 2TABLE OF CONTENTS
I Executive Summary
Loan Purpose
Loan Structure
Reserves/Escrows
Sources & Uses
II Strengths & Weaknesses
Strengths
Risks & Mitigants
III Property Description & Location
Description
Immediate area
Year Built / Renovated
IV Market Analysis
Location/Neighborhood/Adjacent Use
Subject Hotel Market Penetration
Competitive Set Comparison
Sales Comparables
V Sponsorship & Borrower
Principals & Guarantors
Experience (ownership & operational)
Borrower Structure
VI Financial Analysis Summary
Underwriting Assumptions
Model
V Third Party Review [Intentionally
Omitted]
Environmental & Engineering
Summary of Appraised Value
Trang 3I EXECUTIVE SUMMARY
Overview / Purpose
The following is a $27,300,000 ($90,397/key) floating rate acquisition loan request to finance the acquisition of a 320-room full service hotel known as Mariott Houston West Loop located in Houston, Texas (the “Property”) The Property is under contract for $43,158,663 ($142,909/room) The sponsor will be required to implement a $1.5 million property improvement program in connect with a new franchise agreement After closing costs, fees and reserves, the Borrower will have $18,208,663 (40% of total costs) cash equity in the transaction The loan will mature in 10 years, carry a 25 year amortization schedule, and a fixed rate coupon of 150 BPS over the 10 year treasury with an interest rate floor of 5.5% The loan underwrites to a 1.30x DSCR, 75% LTV, 60% LTC
Initial Funding: $27,300,00
0 62.00% Purchase Price: $43,158,663 Borrower Equity: $18,208,66
3 38.00% Closing Costs/Fees: $850,000
II Strengths & Weaknesses
Strengths
Significant Cash Equity in Deal: After closing costs, fees and reserves, the Borrower will
have $16,721,836cash equity in the Property representing 38% of the total capitalization
Strong Sponsorship/Redevelopment Experience: The key sponsors are both high net
worth individuals, who have extensive experience in repositioning hotel properties Through various investment companies, Mr Crowe and Mr Matthews currently own over 41 properties with a current market value in excess of $900 million Over the past 20 years, RM Crowe and its principals have acquired, developed and/or managed over $600 million of real estate – including over 2,000 apartment units, in excess of 7.3 million square feet of office space, 670,000 square feet of retail space, 62,000 square feet of medical office space, and 2,000 hotel rooms
Repeat Borrower: Lend Co closed a separate $36,000,000 loan approximately 12 months
ago for another property owned by the Sponsors in January 2006, which the Borrower has paid
as agreed with no late payments There are a few vacant units that management is working to get rented, but occupancy has hovered in a range from 92% to 95% Other properties in the area usually run at 8% to 10% year round
Excellent Franchise and Management: Marriott Hotels is among the largest full service and
limited service hotel franchises in the nation RM Crowe was founded in 1987 in Dallas, Texas
Trang 4Over the past 20 years, RM Crowe and its principals have acquired, developed and/or managed over $600 million of real estate including 10 hotels
Good Accessibility: The The Property directly fronts the highly trafficked West Loop Freeway
in Houston’s Galleria/Uptown area providing excellent accessibility to Houston’s central inner loop as well as to Houston’s outer loop and interstate thoroughfares Additionally, the subject property is under 7 miles away from the UH-Downtown METRORail station and within walking distance of the 35, 33, and 49 bus routes The Property is located just over five miles southwest
of Downtown Houston and just blocks from the Uptown Post Oak/ Galleria shopping area The Property has easy access to and from major freeways, the business districts, major area attractions, and a multitude of restaurants
Proximity to Uptown Post Oak/ Galleria: Uptown Post Oak/ Galleria is Houston’s premier shopping destination and one of the top tourist attractions Owned by Simon Malls, this World-Class shopping center is located just blocks from the hotel and features renowned stores such
as Louis Vuitton, Neiman Marcus, Coach, Tiffany’s, Tourneau, Valentino, Burberry, Brooks Brothers, Abercrombie & Fitch, Fendi, Gucci, and Saks Fifth Avenue Beyond shopping, the district is well-known as a dynamic cultural and entertainment center with close proximity to Texas’ top colleges as well The Uptown Post Oak/ Galleria neighborhood is comprised of exclusive historic residences, high rise office buildings, upscale condominiums and town homes, parks, trails, and top ranked golf and tennis centers The Property is under 5 miles from Rice University, 15 minutes from the University of Houston, 15 minutes from the Houston Astrodome, the Toyota Center (Home of the Rockets), and Minute Maid Park (home of the Astros) The centrally located property is only minutes from Reliant Park & Stadium, the museum and theater districts, Texas Medical Center, and NASA The hotel sits conveniently nestled between Houston’s two principal airports, George Bush Intercontinental/Houston Airport and the Houston/William P Hobby Airport
Competitive Full Service Amenity Package: The Property offers an indoor atrium
swimming pool, a heated spa, fitness center, 18 meeting rooms, 17,000 sq ft of total meeting space, valet and self parking, free guest shuttle to Galleria Mall and other neighborhood attractions, 4 concierge levels, Video Review Billing, Video Checkout Express Check-in and Check-out, luxurious down bedding, Cable/satellite TV with video and pay-per-view on demand, full-service business center, wired and wireless high-speed internet in guest rooms and common areas, Alexander Restaurant, and the Fairways Lounge
Strong Market Conditions: According to market reports, the Houston hotel market and the
Uptown Post Oak/ Galleria submarket has and is expected to outpace most national cities in both room rental rates and occupancy rates over the coming near term The Galleria hotel submarket is the most successful hospitality area in Houston, boasting the highest concentration of retail space in the entire metropolitan area and six of the city’s top 10 hotels rated as AAA
Limited New Supply - No new competitive construction completions are anticipated in the
Houston’s Galleria/Uptown area, where the collateral is located, in the foreseeable future Given that the asset currently enjoys a competitive market position within the existing stock,
it is expected that such competitive advantages help the new sponsors outperform its competitive set
Risks & Mitigants
Trang 5• Risk: Property Age: The Property was built in 1975 and only last rehabbed in 1999
making the subject inferior to its competitive set in quality which could negatively effect performance during the loan term
Mitigant: A new $1.5 million property improvement program will take place within 12
months of closing as required by Marriott in connection with a new 10 year franchise agreement The upgrade to the asset combined with new ownership and Marriott management should allow the subject to perform near or at the top of its competitive set
• Declining Performance: The Property has had negative RevPar and NOI growth
over the last three years
Mitigant: Poor recent performance has been a result of management’s unwillingness to
invest capital into the subject combined with their lack of attention to operational detail
A new $1.5 million property improvement program will take place within 12 months of closing as required by Marriott and Marriott will implement a new business plan with a focus on marketing and cost cutting
III Property Description & Location
Property Description & Location
The Marriott Houston West Loop is a 13-story, 302-room full-service hotel directly fronting the highly trafficked West Loop in Houston’s Galleria/Uptown area The property features a five-story “Glass Palace” atrium, 17,000 square feet of meeting and function space, a full-service restaurant with a separate lounge, and an indoor swimming pool with a hot tub and a sauna The guest rooms are equipped with Marriott's New Luxury Bedding, work station, high-speed Internet access and premium movie channels The full service hotel has a multitude of on-site amenities including indoor atrium pool, expanded fitness center, Alexander restaurant and Fairways lounge
The Houston Marriott West Loop by The Galleria is located just blocks from the Uptown Post Oak/ Galleria shopping area and has easy access to and from major freeways, the business district, attractions, and restaurants The Houston Galleria hotel offers complimentary shuttle service to the Nation's fourth largest Mall (boasting over 400 stores) making it a destination hotel for business and leisure travelers The Property is located near Memorial Park, 5.5 miles from Rice University and 35 miles from NASA increasing its user base further
Trang 6Lobby Standard Guest Room
Trang 7IV Market Analysis
Location / Neighborhood / Adjacent Use
The Property is located at 1750 West Loop South Houston, Texas 77027, just off West Loop Freeway, conveniently nestled between the areas two principal airports; only 30 minutes from George Bush Intercontinental/Houston Airport and only 25 minutes from Houston/William P Hobby Airport The Property directly fronts the highly trafficked West Loop Freeway in Houston’s Galleria/Uptown area providing excellent visibility in addition to unparalleled accessibility to Houston’s central inner loop as well as to Houston’s outer loop and interstate thoroughfares Additionally, the subject property is under 7 miles away from the UH-Downtown METRORail station and within walking distance of the 35, 33, and 49 bus routes providing close proximity
to various points of interest
The Property is located just over five miles southwest of Downtown Houston and just blocks from the Uptown Post Oak/ Galleria shopping area The Property has easy access to and from major freeways, the business districts, major area attractions, and a multitude of restaurants Uptown Post Oak/ Galleria is Houston’s premier shopping destination and one of the top tourist attractions Owned by Simon Malls, this World-Class shopping center is located just blocks from the hotel and features renowned stores such as Louis Vuitton, Neiman Marcus, Coach, Tiffany’s, Tourneau, Valentino, Burberry, Brooks Brothers, Abercrombie & Fitch, Fendi, Gucci, and Saks Fifth Avenue Beyond shopping, the district is well-known as a dynamic cultural and entertainment center with close proximity to Texas’ top colleges as well The Uptown Post Oak/ Galleria neighborhood is comprised of exclusive historic residences, high rise office buildings, upscale condominiums and town homes, parks, trails, and top ranked golf and tennis centers The Property is under 5 miles from Rice University, 15 minutes from the University of Houston,
15 minutes from the Houston Astrodome, the Toyota Center (Home of the Rockets), and Minute Maid Park (home of the Astros) The centrally located property is only minutes from Reliant Park
& Stadium, the museum and theater districts, Texas Medical Center, and NASA
The Houston Galleria hotel proximity to downtown Houston and the Galleria Mall makes it the hotel of choice for both business and leisure travelers Moreover, the Property’s proximity to various golf and tennis courts, universities, sports complexes, and other points of interest makes it an ideal choice for anyone visiting the area as its central location offers unparalleled access to a wide variety of local points of interest
Neighborhood Map
Trang 8
Market ADR, Occupancy, RevPar and Penetration Analysis
Local Map
The subject has seen its RevPar decline over the last two years as the subject has failed to keep pace with its competive set Occupancy has been maintained historically, but the property’s declining condition has not allowed current management to raise ADR commensurate with the market
Subject Hotel Market Penetration
Trang 9Submarket Competitive Set Historical Performance
Sales Comparables
The appraiser’s $36.4 million ($113,750 / key) value is in line with recent sales ranging from $117,000-221,000 per key The two most notable sales in Houston, which the subject
is most directly comparable, were both significantly higher in value than the subject on a per key basis
Rooms
Sales Price Price / Room Date
Closed
Renaissance Austin Austin, TX 478 $105,700,000 $221,129.71 11/1/2006 Hotel ICON Houston, TX 135 $26,000,000 $192,592.59 10/1/2006 Hilton Houston Houston, TX 278 $50,500,000 $181,654.68 1/1/2007 Doubletree Houston, TX 335 $60,000,000 $179,104.48 6/1/2006 Crowne Plaza San Antonio, TX 410 $73,000,000 $178,048.78 n/a Hilton Suites Dallas, TX 258 $40,000,000 $155,038.76 9/1/2006 Courtyard by Marriott Fort Worth, TX 203 $25,940,000 $127,783.25 8/1/2006 Hilton Arlington Arlington, TX 308 $36,300,000 $117,857.14 10/1/2006
V Sponsorship & Borrower
The Borrower, RMC National Interests, is an affiliate of RM Crowe RM Crowe was founded in
1987 in Dallas, Texas Over the past 20 years, RM Crowe and its principals have acquired, developed and/or managed over $600 million of real estate – including over 2,000 apartment units, in excess of 7.3 million square feet of office space, 670,000 square feet of retail space, 62,000 square feet of medical office space, and 2,000 hotel rooms
Today, RM Crowe is a full-service real estate firm possessing extensive experience in acquiring, developing, managing and disposing of a broad array of commercial properties including
Trang 10multi-feet of office and retail space Twenty percent of these assets they lease and manage are for other real estate owners
Houston Marriott LLC, is a to be formed SPE (limited liability company) that is being formed exclusively for the purpose of owning and operating the Property The ownership interest of the borrowing entity consists of the primary principals (20%) and of funds raised by the parent, RMC Crowe (80%) Lender closed a $36,000,000 loan for another project owned by the Sponsors in January 2006 The LTV based on the Initial Funding is 63% based on the underwritten “As Is” market value of $43,160,000 It is performing as agreed
VI Financial Analysis
Underwriting Assumptions
Operating Expenses Trailing 12 months Current market u/w standards
• Full underwriting model attached