At a glance
- The arithmetic around that swap is the deal.
- Loan pricing, term, debt yield and appraised value are not in the report, so the underwriting stays invisible while the outcome is public.
- The selective clearing trade in office debt surfaced in the South Bay this month when a 93 percent leased Torrance tower refinanced into a larger loan while Los Angeles vacancy held at 25.3 percent.
Newmark senior managing director Daniel Fromm, director Tim Polglase and analysts Jack Fenton and Stavros Giannakopoulos arranged $66.5 million from J.P. Morgan for ZG Capital Partners to refinance 836–838 Broadway, the boutique mixed-use office building one block south of Union Square, replacing a $28.9 million loan, Connect CRE reported.
The arithmetic around that swap is the deal. ZG bought the property vacant in December 2021 for about $39 million and has since invested more than $20 million in a repositioning that puts disclosed basis at a floor of roughly $59 million, so a $66.5 million loan against that floor is a bet collected through occupancy, and the coverage describes the building as fully leased.
Loan pricing, term, debt yield and appraised value are not in the report, so the underwriting stays invisible while the outcome is public. Fromm's own quoted account credits the finished quality of the building and its leasing performance with generating strong lender interest; that is the broker's read on his own transaction and the only one the coverage carries.
New loan clears the cost basis floor at 836–838 Broadway
Repositioning put a floor of roughly $59M under the asset
Show as table
| Label | Value ($M) |
|---|---|
| Prior loan replaced | $28.9M |
| 2021 acquisition | $39M |
| Cost basis floor | $59M |
| New loan (J.P. Morgan) | $66.5M |
The small end of a familiar trade
The selective clearing trade in office debt surfaced in the South Bay this month when a 93 percent leased Torrance tower refinanced into a larger loan while Los Angeles vacancy held at 25.3 percent. Reportage later in September put New York Life's $386 million against 200 Madison Avenue at a size set by Havas's lease and the lender's short clock, leaving the market a debt basis instead of a price. Office is clearing twice, once in debt and once in per-foot comps, and the tenant is the building.
836–838 Broadway is a small instance of it, though no per-foot number accompanies the financing, so Union Square office pricing stays where it stood; what the loan marks is one building's rent roll after its owner spent the money to make that rent roll leasable. Location does the rest, at Broadway and East 13th Street with the Union Square transit hub and the neighborhood's restaurant and retail nearby.
The test to watch is a comparable building that refinances on leasing alone, without a repositioning already paid for.
Reported by the Real estate debt desk from Connect CRE, Private Real Estate Daily archive and Private Real Estate Daily archive. Published . Corrections