Proposed 05CR

Definition of Proposed 05CR

In the context of commercial mortgages, Proposed 05CR refers to a specific loan program or product code frequently utilized by large institutional lenders, most notably within the Commercial Term Lending (CTL) departments of major banks like JPMorgan Chase. This designation identifies a five-year fixed-rate commercial mortgage proposal intended for income-producing properties.

The "05" in the code represents the initial five-year fixed-interest period, while the "CR" generally signifies a Commercial Real Estate classification or a specific credit-tier designation used during the underwriting and proposal phase. When a lender issues a term sheet marked as "Proposed 05CR," they are outlining the preliminary terms for a medium-term debt obligation secured by a commercial asset.

Detailed Description and Loan Structure

The Proposed 05CR is designed for investors seeking a balance between short-term flexibility and the stability of a fixed rate. Below are the standard structural components associated with this mortgage type:

• Interest Rate Structure: The loan carries a fixed interest rate for the first 60 months (5 years). After this initial period, the loan typically converts to an adjustable-rate mortgage (ARM) based on a specific index, such as the 30-Day Average SOFR, plus a predetermined margin.
• Amortization: While the fixed term is five years, the payments are usually calculated over a 25 or 30-year amortization schedule. This ensures lower monthly debt service payments, which helps maintain a healthy Debt Service Coverage Ratio (DSCR).
• Prepayment Penalties: These loans often include a "step-down" prepayment penalty structure (e.g., 5-4-3-2-1%). This means if the borrower refinances or sells the property in year one, they pay a 5% penalty, which decreases by 1% each year until the fixed-rate period expires.
• Property Eligibility: This designation is most commonly applied to multifamily apartment buildings (5+ units), though it is also used for mixed-use properties and certain retail or industrial assets.

The Role of the "Proposed" Status

The use of the word "Proposed" indicates that the 05CR terms are subject to full underwriting and credit approval. At this stage, the lender has reviewed a preliminary Credit Application and property financials but has not yet completed the formal appraisal, environmental site assessment, or physical property inspection.

For the borrower, a Proposed 05CR term sheet serves as a vital document for negotiating purchase contracts or planning a refinance, as it outlines the expected Loan-to-Value (LTV)—typically ranging from 60% to 75%—and the estimated closing costs and recourse requirements.

Advantages and Considerations

The Proposed 05CR is popular among commercial real estate investors for several reasons:

• Rate Protection: It protects the borrower from interest rate volatility for the first five years of the investment.
• Lower Fees: Compared to 10-year or 15-year fixed loans, the 5-year variant often comes with lower origination fees or slightly more aggressive pricing.
• Exit Strategy: It is an ideal product for "value-add" investors who plan to renovate a property and sell or refinance it within a five-year window.

However, borrowers must be aware of the refinance risk. If interest rates are significantly higher at the end of the five-year fixed term, the "reset" rate or the cost of a new loan could impact the property's net cash flow.