Case Study 1
Foreclosure Outcome Dramatically Improved with Exchange for Credit Tenant Property
Problem: Owner of $80 million office building faces $19 million tax liability arising from foreclosure.
- Debt on Property had been purchased by Mortgage REIT who had borrowed against their debt position.
- REIT offered ten-year lockout, indemnifying borrower against tax payments should REIT sell trigger taxable event.
- Three years of indemnification remained.
- REIT wanted to foreclose on property because it was underwater and losing cash flow every year.
- After seven years, possible foreclosure on property would trigger capital gains tax for the indemnified taxpayer.
Net Lease Capital solution: Sale to REIT with tax free exchange for sale leaseback property
Outcome: Client able to exchange distressed asset for $80 million of net lease property, for net equity of about 5%, or $4 million, with REIT contributing $2 million, saving client potential $20 million tax liability two years out. The REIT saved a $20 million tax bill and eliminated the significant negative cash flow required to maintain the property.
Summary of results for client:
Certainty for meeting exchange deadline
Tax deferred; $20 million saved.
Diversification into broad portfolio of net lease property
Whole fee ownership
Control over tax destiny