MORTGAGE NOTES PAYABLE

12 Months Ended

Dec. 31, 2024

MORTGAGE NOTES PAYABLE

MORTGAGE NOTES PAYABLE

NOTE 5. MORTGAGE NOTES PAYABLE

Mortgages Payable

At December 31, 2024 and 2023, the mortgages payable consisted of various loans, all of which were secured by first mortgages on properties referred to in Note 2. At December 31, 2024, the interest rates on these loans ranged from 2.97% to 4.95%, payable in monthly installments aggregating approximately $1,566,000, including principal, to various dates through 2035. The majority of the mortgages are subject to prepayment penalties. At December 31, 2024, the weighted average interest rate on the above mortgages was 3.68%. The effective rate of 3.77% includes the amortization expense of deferred financing costs. See Note 12 for fair value information. The Partnership’s mortgage debt and the mortgage debt of its unconsolidated joint ventures generally is non-recourse except for customary exceptions pertaining to misuse of funds and material misrepresentations.

Financing fees of approximately $2,399,000 and $2,779,000 are net of accumulated amortization of approximately $1,733,000 and $1,353,000 at December 31, 2024 and 2023, respectively, which offset the Mortgage Notes Payable.

The Partnership has pledged tenant leases as additional collateral for certain of these loans.

Approximate annual maturities at December 31, 2024 are as follows:

2025—current maturities	$	3,579,000
2026		25,088,000
2027		23,328,000
2028		31,875,000
2029		28,301,000
Thereafter		296,434,000
		408,605,000
Less: unamortized deferred financing costs		2,399,000
	$	406,206,000

On June 16, 2022, the Partnership entered into an amendment to the Facility Agreement. The additional advance under the Amended Agreement is in the amount of $80,284,000, at a fixed interest rate of 4.33%. The Partnership’s obligations under the Facility Agreement are secured by mortgages on certain properties pursuant to certain Mortgage, Assignment of Leases and Rents, and Security Agreement and Fixture Filings.

The Partnership used the proceeds to pay down approximately $37,065,000 of existing debt secured by four properties, along with approximately $834,000 in prepayment penalties. The remaining balance of approximately $42,404,000 will be used for general partnership purposes.

The breakout by property of the material balances in 2022 are as follows:

		PREVIOUS		CURRENT		DEFERRED
		MORTGAGE		MORTGAGE		FINANCE		PREPAYMENT
PROPERTY NAME		BALANCE		BALANCE		COSTS		PENALTY
Dean Street	$	5,687,000	$	10,322,000	$	109,841	$	160,943
School Street		13,178,000		26,993,000		287,159		171,676
Westgate Apartments		15,700,000		38,475,000		409,299		401,714
Courtyard at Westgate		2,500,000		4,494,000		47,831		100,211
	$	37,065,000	$	80,284,000	$	854,130	$	834,544

On October 14, 2022, the Partnership entered into a loan agreement with Brookline Bank refinancing its loan on 659-665 Worcester Road, Framingham, MA. The agreement pays down the loan on the existing debt of $5,954,546, which has amortized down to  $5,935,643 as of December 31, 2024, and extends the maturity until October 14, 2032, at a variable interest rate of SOFR rate plus 1.7%  on an interest only basis for 2 years and amortizing on a thirty-year schedule for the balance of the term. At closing, the Partnership entered into an interest rate swap contract with Brookline Bank with a notional amount equivalent to the underlying loan principal amortization, resulting in a fixed rate of 4.60% through the expiration of the interest rate swap contract. The agreement also allows for an earn out of up to an additional $1,495,454 once the property performance reaches a 1.35x debt service coverage ratio and the loan to value equates to at most 65%.

Line of Credit

On November 21, 2024, the Partnership entered into an agreement for a new $25,000,000 revolving line of credit. The term of the line is three years with a floating interest rate equal to a base rate of the SOFR Rate for a period of one month plus the applicable margin of 2.5%. The loan covenants include a leverage ratio not to exceed 65%, a debt service coverage ratio of not less than 1.5 to 1.0, maximum usage of 1.5 times trailing 12 months EBITDA, minimum liquidity of $15 million, and a minimum debt yield of 8.5%. The Partnership incurred a commitment fee of $125,000. The Partnership will be charged annually an unused line fee, equal to seventy-five basis points (0.75%) between the difference of the maximum availability and the outstanding principal of the line of credit. This fee will be waived for any period in which the Partnership maintains aggregate deposits of twenty million dollars with the Lender. As of December 31, 2024, the Partnership was in compliance with the financial covenants and did not incur an unused line fee.

The line of credit may be used for acquisition, refinancing, improvements, working capital and other needs of the Partnership. The line may not be used to pay dividends, make distributions or acquire equity interests of the Partnership.

The line of credit is collateralized by varying percentages of the Partnership’s ownership interest in 27 of its Subsidiary Partnerships and Joint Ventures. Pledged interests are 49% of the Partnership’s ownership interest in the respective entities.