HCP closed a mezzanine loan facility to lend up to $205 million to Tandem Health Care, an Orlando area-based affiliate of Formation Capital, as part of the recapitalization of a post-acute/skilled nursing portfolio.
HCP funded $100 million at closing and expects to fund an additional $105 million between March 2013 and August 2013. The second tranche will be used to repay debt senior to HCP's loan.
The loan is subordinate to $400 million in senior mortgage debt and $137 million in senior mezzanine debt. The loan bears interest at a fixed rate of 12% and 14% per annum for the first and second tranche, respectively. Including fees received at closing, the loan has a blended yield to maturity of 13%. The facility will have a total term of up to 63 months from the initial closing.
The Tandem portfolio is comprised of 68 post-acute/skilled nursing facilities primarily in Florida, Ohio, Pennsylvania and Virginia. The facilities are in either Certificate of Need states or states that have placed restrictions on new post-acute/skilled nursing construction.
The portfolio has an occupancy rate of 93%, a quality mix of 52%, a net operating income margin of 17% and in-place rent coverage of 1.3x. The portfolio is master leased to LaVie Care Centers, an operator of 208 post-acute/skilled nursing facilities in the United States.
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