(Read more on the debt and equity markets.)
NEW YORK CITY-Carlton Advisory Services Inc. has arranged the equity and debt recapitalization of 104 W. 40th St., a 22-story class A office tower within Midtown Manhattan. The property just recently sold to Principal US Property Separate Account for $140 million, as GlobeSt.com recently reported.
Carlton accessed a major insurance company which provided 95% of the equity capital along with favorable financing to effect the recapitalization on very favorable terms for the sponsor, the firm says in a statement. For this transaction, Carlton was engaged by Manhattan leasing expert Myers Mermel, to assist in the recapitalization of the asset at a market valuation in order for Mermel to buy out his investment partner.
The sponsor, Mermel & McLain, was founded by Myers Mermel and Caroline McLain. Mermel has supervised over 1.9 million sf in construction projects and over 35 million sf of transactions. McLain directs the finance and accounting direction of the companies.
This recapitalization continues a stream of well over $1 billion of Manhattan transactions for the company including the equity and debt capitalization of the Lipstick building, 110 E. 42nd St., a $350-million, ground-up financing on a confidential transaction in Manhattan, and a string of other closings around the New York City metro area.
According to Carlton, Mermel intends to convert the second floor of the building to retail, capitalizing on the surging demand and escalating retail rents in the immediate neighborhood. The property will continue to benefit from a strong occupancy rate and strong demand for high design office space, Carlton says.
The building is approximately 90% occupied and has significant upside potential, the firm said. In addition to the retail improvements on the second floor, 70% of the below market office rents in the building expire over the next few years, allowing for substantial NOI growth and attracting significant interest from multiple potential equity partners, Carlton says.
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Natalie Dolce
Natalie Dolce, editor-in-chief of GlobeSt.com, is responsible for working with editorial staff, freelancers and senior management to help plan the overarching vision that encompasses GlobeSt.com, including short-term and long-term goals for the website, how content integrates through the company’s other product lines and the overall quality of content. Previously she served as national executive editor and editor of the West Coast region for GlobeSt.com and Real Estate Forum, and was responsible for coverage of news and information pertaining to that vital real estate region. Prior to moving out to the Southern California office, she was Northeast bureau chief, covering New York City for GlobeSt.com. Her background includes a stint at InStyle Magazine, and as managing editor with New York Press, an alternative weekly New York City paper. In her career, she has also covered a variety of beats for M magazine, Arthur Frommer's Budget Travel, FashionLedge.com, and Co-Ed magazine. Dolce has also freelanced for a number of publications, including MSNBC.com and Museums New York magazine.
