Civic Builders aims to provide affordable charter school real estate, and it has done this by providing protection to more senior investors investing in dozens of schools nationwide.
Provider
Civic Builders (Civic).
Recipient
The Low Income Investment Fund (LIIF), a community development finance institution.
Amount and Instrument
USD 300,000 as grant provided by Civic (originally from U.S. Department of Education (USED) credit enhancement facility) as first-loss and USD 1,435,146 as equity from Civic as second-loss.
Structure and Terms
In 2008, Civic received a USD 8.3 million USED grant dedicated to providing credit enhancement for Civic’s charter school capital projects. Civic uses this money, in conjunction with its own equity investments, in projects it supports. For this transaction it used USD 300,000 from the USED grant and invested an additional USD 1,435,146 of its own capital as equity. Thus, from Civic’s perspective, the grant protects its equity stake, and from LIIF’s perspective, it’s protected by both the grant and equity—so a total of USD 1,735,146. If not used, the credit enhancement funds are released and returned to Civic’s pool of credit enhancement to re-deploy on other projects. The equity served as predevelopment risk capital, or capital that was invested in the project well before any other project capital was secured and funded.
Motivation
Civic’s goal was to help its charter school partner create “an inspiring yet affordable” space where its students could learn. It continues to partner with the school by maintaining the below-market rent rate and supporting the school with facility-related issues. For LIIF, Civic’s equity in the form of predevelopment risk capital, as well as its development expertise, helped it become comfortable with the project’s risk. Civic’s real estate experience and understanding of the components of charter school success (Civic has deep relationships with many charter schools) gave LIIF confidence that their investment would be used as efficiently and effectively as possible. Last, but not least, the fact that Civic owns the building and that the lease to the school has performance covenants provided further comfort to LIIF.
Negotiations
In addition to Civic’s philanthropic equity and the credit enhancement, the school itself received a usd 363,220 New York State Stimulus Fund grant for general operating expenses, which increased its financial appeal. Weighing the school’s academic and financial record, as well as its business structure sustainability, Civic calculated an affordability metric, or a set of ratios, the school needed to meet to be financially viable with strong credit for a lender to provide debt. Factors included operating expenses, cost of real estate, debt service coverage ratios, and liquidity requirements. Based upon this affordability metric, it developed the appropriate scope of work and sourced an adequate capital structure comprised of Civic’s equity and LIIF debt.
The negotiations between LIIF and Civic were straightforward. In general, Civic raises capital at a portfolio level on an ongoing basis and invests the capital as needed into individual school projects. These grant funds are distributed over time through the refinancing process and lead to Civic’s organizational sustainability while attracting debt investors to its projects. LIIF was excited and motivated by Civic’s capital contribution.