According to a release from Optibase, the JV is paying $20.8 million, along with a loan of approximately $20 million secured by a pledge of an additional 49.5% interest in Green 485 JV LLC. S.L. Green will retain an unencumbered 1% interest in the JV.
The transaction is based on a valuation of approximately $504.2 million, or $547 per square foot, and a cap rate of 6.25%. It's subject to approval by Wachovia Bank, which holds a $450-million non-recourse loan on 485 Lexington. The JV will assume the debt as part of the agreement.
"Four-eighty-five Lexington is an anomaly," Michaels tells GlobeSt.com. "It's a tremendous asset located two blocks from Grand Central, which is 98% leased to credit-quality tenants with virtually no turnover for seven years."
Additionally, Michaels says, 485 Lexington "has almost eight years remaining on a fixed-rate, 5.61% mortgage. The combination of these factors is what made the transaction palatable to our investors. Most of the larger deals which have traded this year have had large vacancies and short-term financing. Four-eighty-five Lexington has it all: location, great tenants and great financing."
In a release, S.L. Green CEO Marc Holliday calls the deal "a first, but significant step towards the sale of interests in 485 Lexington." If the transaction is ultimately approved, it would demonstrate that the Midtown office market "continues to stand as one of the world's top locations and that investor interest is once again on the rise," he adds. Cushman & Wakefield represented the REIT in the deal.
Optibase CEO Tom Wyler says in a release that the JV is the outcome of the video services company's decision to diversify. "We are excited about this particular transaction being our entry point into the fixed-income real estate sector in North America and we believe our shareholders would benefit from this in the long run," he says.
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Paul Bubny
Paul Bubny is managing editor of Real Estate Forum and GlobeSt.com. He has been reporting on business since 1988 and on commercial real estate since 2007. He is based at ALM Real Estate Media Group's offices in New York City.
