1 / 17

Maximizing New Markets Tax Credits: A Guide for Urban Redevelopment

Learn about New Markets Tax Credits - a federal program supporting urban and rural development by providing incentives for investments. Explore how these credits work, eligible uses, past Atlanta-based projects, deal structures, and key considerations. Discover how to leverage this program for your mixed-use projects with a focus on housing. Contact Atlanta Emerging Markets, Inc. for more information.

vpeggy
Download Presentation

Maximizing New Markets Tax Credits: A Guide for Urban Redevelopment

An Image/Link below is provided (as is) to download presentation Download Policy: Content on the Website is provided to you AS IS for your information and personal use and may not be sold / licensed / shared on other websites without getting consent from its author. Content is provided to you AS IS for your information and personal use only. Download presentation by click this link. While downloading, if for some reason you are not able to download a presentation, the publisher may have deleted the file from their server. During download, if you can't get a presentation, the file might be deleted by the publisher.

E N D

Presentation Transcript

  1. New Markets Tax CreditsPresentation to National Association of Local Housing Finance AgenciesBy Tyrone Rachal, Invest Atlanta

  2. Our Vision is to make Atlanta the most economically dynamic and competitive city in the world.

  3. New Markets Tax CreditsBackground • Enacted by Congress in 2000 to drive private sector investment to urban and rural communities with high rates of poverty and unemployment • NMTC uses the incentive of a federal tax credit equal to 39% of an investment over a seven year period • 5% tax credit in years 1-3 • 6% tax credit in years 4-7 • NMTC’s are delivered by Treasury-certified Community Development Entities, who compete for NMTC Allocation Authority

  4. New Markets Tax CreditsHow It Works • Community Development Entities awarded NMTC Allocation provide loans to developers and businesses with non-traditional terms • Debt with below market interest rates • Longer than standard interest-only loan payments • Longer than standard amortization periods • Higher than standard loan to value ratios Eligible Uses: Commercial, Industrial, Manufacturing, For-Sale Housing and Mixed-Use Not Eligible: 100% Rental Housing, “Sin” Businesses

  5. New Markets Tax CreditsGuidelines for Mixed-Use Projects with Housing Minimum Requirement Industry Standard Housing income restrictions are not required but encouraged for NMTC projects. Typically at least 20% affordable to persons earning 80% area median income

  6. New Markets Tax CreditsProgram Activity

  7. NMTC Investments($ in billions)

  8. New Markets Tax Credits Atlanta’s Eligible Areas for NMTC Investments

  9. Atlanta Emerging Markets, Inc.Invest Atlanta’s Community Development Entity NMTC Allocations 2007 $60 million 2008 $20 million Total $80 million NMTC Investments Aerotropolis $30 million 200 Peachtree $12 million GA Aquarium $25 million Civil Rights Ctr $13 million $80 million

  10. New Markets Tax Credit TransactionAerotropolis Atlanta • $30 million mezzanine loan for $96 million project in May 2009 • Acquisition, demolition and remediation of 122-acre Ford auto plant • Largest Brownfield project in Georgia, paved way for redevelopment • 400 annual permanent jobs estimated • Tax Credit Investor: Capmark Finance

  11. New Markets Tax Credit Transaction200 Peachtree – Macy’s Building Redevelopment • $12 million mezzanine loan for $45 million project in July 2010 • Conversion of historic Macy’s building into special event center • Includes restaurants, banquet hall, meeting rooms, business incubator • 623 annual permanent jobs created • Tax Credit Investor: Fifth Third Bank

  12. New Markets Tax Credit TransactionGeorgia Aquarium Expansion • CDE: Atlanta Emerging Markets, Inc. • $25 million mezzanine loan for $120 million project in December 2010 • Expansion and renovation of aquarium exhibits and facility • Includes new dolphin exhibit, space for educational programs • 478 annual permanent jobs created • Tax Credit Investor: Wells Fargo Bank

  13. New Markets Tax Credit Transaction National Center for Civil and Human Rights • CDE: Atlanta Emerging Markets, Inc. • $13 million NMTC loan for $65 million project in January 2013 • New 42,000 square foot facility for exhibit and conference space • Leverages $32 million in fundraising • Creates 300 permanent jobs • Tax Credit Investor: PNC Financial Services

  14. Common NMTC Deal StructureCombination of Debt and Equity Debt: Bank Loan or Charitable Contributions Equity: Tax Credit Investor Contribution CDE and Leverage Investment Fund Project receives 7-year loan with interest-only payments Portion of loan converts to a grant at end of loan term.

  15. New Markets Tax CreditsSample $10 Million NMTC Transaction NMTC Investor (100%) Leverage Fund LLC CDE $7.2 million loan @ 6% interest Collateral: pledge of 99.99% CDE membership Lender $2.8 million Equity 7 year forbearance NMTC $3.9 million Tax credit price = 72 cents $10 million Equity (generates NMTC) 99.99% CDE member Managing Member (0.01%) $500,000 Sponsor Fee Certification of CDE CDFI Fund (Department of Treasury) Allocation of NMTC credits $7.2 million A Loan @ 6% interest $2.3 million B Loan @ 1% interest PROJECT / QALICB

  16. New Markets Tax CreditsKey Considerations • Ideal Deal Size ($8 million and up) • Transaction Costs • Community Impacts (e.g. Job Creation, Services) • NMTC can Leverage Grants, Donations and Equity • Federal Program Seeks Reauthorization in Dec 2013

  17. Atlanta Emerging Markets, Inc.Contacts • Tyrone Rachal, President • 404.614.8339 • trachal@investatlanta.com • Dale Royal, Vice President • 404.614.8336 • droyal@investatlanta.com For more information, visit our website: www.InvestAtlanta.com

More Related