Governmental Issuer Loans

3 Months Ended

Mar. 31, 2023

Governmental Issuer Loans [Abstract]

Governmental Issuer Loans

7. Governmental Issuer Loans

The Partnership invests in GILs that are issued by state or local governmental authorities to finance the construction of affordable multifamily properties. The Partnership expects and believes the interest earned on the GILs is excludable from gross income for federal income tax purposes. The GILs do not constitute an obligation of any government, agency or authority and no government, agency or authority is liable for them, nor is the taxing power of any state government pledged to the payment of principal or interest on the GILs. Each GIL is secured by a mortgage on all real and personal property of the affordable multifamily property. The GILs share first mortgage lien positions with property loans and/or taxable GILs owned by the Partnership (Notes 8 and 12). Sources of the funds to pay principal and interest on a GIL consist of the net cash flow or the sale or refinancing proceeds from the secured property and limited-to-full payment guaranties provided by affiliates of the borrower. The Partnership has committed to provide total funding for certain GILs on a draw-down basis during construction.

All GILs were held in trust in connection with TOB trust financings as of March 31, 2023 and December 31, 2022 (Note 16). At the closing of each GIL, Freddie Mac, through a servicer, has forward committed to purchase the GIL at maturity at par if the property has reached stabilization and other conditions are met.

The Partnership had the following GIL investments as of March 31, 2023 and December 31, 2022:

							As of March 31, 2023
Property Name	Month Acquired	Property Location	Units		Maturity Date (1)	Interest Rate (2)	Current Interest Rate	Amortized Cost
Scharbauer Flats Apartments (3)	June 2020	Midland, TX	300		7/1/2023	SIFMA + 3.10%	7.07%	$	40,000,000
Oasis at Twin Lakes (3)	July 2020	Roseville, MN	228		8/1/2023	SIFMA + 2.25%	6.22%		34,000,000
Centennial Crossings (3)	August 2020	Centennial, CO	209		9/1/2023	SIFMA + 2.75%	6.72%		33,080,000
Legacy Commons at Signal Hills (3)	January 2021	St. Paul, MN	247		2/1/2024	SOFR + 3.07%	7.90%		34,620,000
Hilltop at Signal Hills (3)	January 2021	St. Paul, MN	146		8/1/2023	SOFR + 3.07%	7.90%		24,450,000
Hope on Avalon	January 2021	Los Angeles, CA	88		8/1/2023	SIFMA + 3.75%	7.72%		23,390,000
Hope on Broadway	January 2021	Los Angeles, CA	49		8/1/2023	SIFMA + 3.75%	7.72%		13,105,623
Osprey Village (3)	July 2021	Kissimmee, FL	383		8/1/2024	SOFR + 3.07%	7.62%		47,624,815
Willow Place Apartments (3)	September 2021	McDonough, GA	182		10/1/2024	SOFR + 3.30%	7.85%		25,000,000
Magnolia Heights (3)	June 2022	Covington, GA	200		7/1/2024	SOFR + 3.85%	8.40%		20,400,000
Poppy Grove I (3), (4)	September 2022	Elk Grove, CA	147		4/1/2025	6.78%	6.78%		8,846,000
Poppy Grove II (3), (4)	September 2022	Elk Grove, CA	82		4/1/2025	6.78%	6.78%		4,541,300
Poppy Grove III (3), (4)	September 2022	Elk Grove, CA	158		4/1/2025	6.78%	6.78%		8,550,000
				2,419				$	317,607,738

(1)The borrowers may elect to extend the maturity dates by six months upon meeting certain conditions, which may include payment of a non-refundable extension fee.

(2)The variable index interest rate components are typically subject to floors that range from 0% to 0.85%.

(3)The Freddie Mac servicer that has forward committed to purchase the GIL at maturity is an affiliate of the Partnership (Note 22).

(4)The Partnership has agreed to provide a subordinate GIL after the execution of Freddie Mac’s forward purchase commitment if needed by the property. The potential subordinate GIL amounts are up to $3.8 million, $2.2 million, and $4.2 million for Poppy Grove I, Poppy Grove II, and Poppy Grove III, respectively.

							As of December 31, 2022
Property Name	Month Acquired	Property Location	Units		Maturity Date (1)	Variable Interest Rate (2)	Current Interest Rate	Amortized Cost
Scharbauer Flats Apartments (3)	June 2020	Midland, TX	300		7/1/2023	SIFMA + 3.10%	6.76%	$	40,000,000
Oasis at Twin Lakes (3)	July 2020	Roseville, MN	228		8/1/2023	SIFMA + 2.25%	5.91%		34,000,000
Centennial Crossings (3)	August 2020	Centennial, CO	209		9/1/2023	SIFMA + 2.75%	6.41%		33,080,000
Legacy Commons at Signal Hills (3)	January 2021	St. Paul, MN	247		2/1/2024	SOFR + 3.07%	7.37%		34,620,000
Hilltop at Signal Hills (3)	January 2021	St. Paul, MN	146		8/1/2023	SOFR + 3.07%	7.37%		24,450,000
Hope on Avalon	January 2021	Los Angeles, CA	88		8/1/2023	SIFMA + 3.75%	7.41%		23,390,000
Hope on Broadway	January 2021	Los Angeles, CA	49		8/1/2023	SIFMA + 3.75%	7.41%		12,105,623
Osprey Village (3)	July 2021	Kissimmee, FL	383		8/1/2024	SOFR + 3.07%	6.88%		39,893,040
Willow Place Apartments (3)	September 2021	McDonough, GA	182		10/1/2024	SOFR + 3.30%	7.11%		17,354,472
Magnolia Heights (3)	June 2022	Covington, GA	200		7/1/2024	SOFR + 3.85%	7.66%		20,400,000
Poppy Grove I (3), (4)	September 2022	Elk Grove, CA	147		4/1/2025	6.78%	6.78%		7,846,000
Poppy Grove II (3), (4)	September 2022	Elk Grove, CA	82		4/1/2025	6.78%	6.78%		4,541,300
Poppy Grove III (3), (4)	September 2022	Elk Grove, CA	158		4/1/2025	6.78%	6.78%		8,550,000
				2,419				$	300,230,435

(1)The borrowers may elect to extend the maturity dates by six months upon meeting certain conditions, which may include payment of a non-refundable extension fee.

(2)The variable index interest rate components are typically subject to floors that range from 0% to 0.85%.

(3)The Freddie Mac servicer that has forward committed to purchase the GIL at maturity is an affiliate of the Partnership (Note 22).

(4)The Partnership has agreed to provide a subordinate GIL after the execution of Freddie Mac’s forward purchase commitment if needed by the property. The potential subordinate GIL amounts are up to $3.8 million, $2.2 million, and $4.2 million for Poppy Grove I, Poppy Grove II, and Poppy Grove III, respectively.

The Partnership has accrued interest receivable related to its GILs of $6.4 million and $3.8 million as of March 31, 2023 and December 31, 2022, respectively, that is reported as interest receivable, net in the Partnership's condensed consolidated balance sheets.

Two entities that are affiliates of certain GIL borrowers have provided limited-to-full payment guaranties for GILs with total outstanding principal of $238.8 million and for property loans with total outstanding principal of $109.8 million (Note 8) as of March 31, 2023. The guaranties relate to the Partnership’s investments in Scharbauer Flats Apartments, Oasis at Twin Lakes, Centennial Crossings, Legacy Commons at Signal Hills, Hilltop at Signal Hills, Osprey Village, and Willow Place Apartments.

The Partnership has remaining commitments to provide additional funding of certain GILs during construction and/or rehabilitation of the secured properties as of March 31, 2023. See Note 19 for further information regarding the Partnership’s remaining GIL funding commitments.

On January 1, 2023, the Partnership adopted ASU 2016-13 which replaced the incurred loss methodology with an expected loss model known as the CECL model. The Partnership’s allowance for credit losses associated with its GILs was approximately $2.1 million as of March 31, 2023. See Note 13 for information regarding the Partnership’s allowance for credit losses.