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Our Atlanta office provides a complete range of options for all types of commercial real estate financing and multifamily investment sales. We can arrange debt and equity for any type of commercial property through our unmatched network of lending partners; our multifamily investment sales team brings a personalized approach to dispositions, acquisitions, and opinions of value. Call our local office to learn more.

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Industry veteran Faron Thompson joins NorthMarq

MINNEAPOLIS, MINNESOTA (April 1, 2020) – Faron Thompson, a 30-year commercial real estate industry veteran, has joined NorthMarq’s Atlanta office as regional managing director – debt and equity, where he will lead the the mortgage banking operations and advise clients on capital opportunities. Thompson is a significant originator of multifamily debt and equity across a variety of capital sources, closing nearly $5 billion in transaction volume in the last 10 years.

Previously, he was one of 40 international managing directors with JLL, where his team was named in the “Top 5 Commercial Real Estate Investment Bankers in Atlanta” by the Atlanta Business Chronicle for last three years.

“Faron is highly regarded with lenders and borrowers throughout the industry, but is also a perfect fit for NorthMarq’s entrepreneurial culture. With his background building his business over the last 15 years, we are excited to have Faron lead the collaboration between debt and equity and investment sales and grow our business in the Southeast U.S.,” said Jeffrey Weidell, chief executive officer – NorthMarq.

Thompson will complement NorthMarq’s growing multifamily business in the Southeast, led by Jason Nettles, managing director – Investment Sales, Atlanta. “Faron’s expertise and deep relationships will accelerate the Atlanta office’s growth and the overall growth in the southeast region. I’m thrilled to have such a respected veteran as a partner,” said Nettles.

“Joining NorthMarq is definitely the right fit for the next stage of my career. I am energized by leadership’s emphasis on growing the platform to support clients, especially those in middle-market multifamily, which is my focus area,” said Thompson.

NorthMarq’s Atlanta office has eight debt and equity producers along with the investment sales team of Nettles and Megan Thompson, senior vice president. The company’s investment sales capabilities have grown into ten existing debt and equity offices in the last 18 months, with the central and south Florida team the most recent additions.

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Atlanta Q4 Multifamily Market Report: Employers Expanding Payrolls at a Rapid Pace

Highlights:

  • The Atlanta multifamily market had a strong year in 2019, and conditions were on an upswing in the fourth quarter. Renter demand is elevated, and developers are building new units to meet the demand in the market.
  • Vacancy dipped 20 basis points in 2019, ending the year at 4.7 percent. While vacancy has been mostly stable in recent periods, this was the first year since 2016 where the vacancy rate improved.
  • Asking rents rose 4.7 percent in 2019, ending the year at $1,276 per month. This marked a more modest pace of growth than has been recorded in recent years but is also an indication of the pace of expansion that is most likely in 2020.
  • The fourth quarter was a period where transaction volume closely tracked levels from the preceding quarter, but prices rose and cap rates compressed. For the year, the median price reached $118,000 per unit, while cap rates averaged 5.3 percent. During the fourth quarter, cap rates averaged just 5 percent, setting the starting point for 2020.

Read the report

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Will James responds to Multi-Housing News questions on adaptive reuse

What are the best financing sources for adaptive reuse projects and why?
Non-recourse lenders (debt funds, mortgage REITS, etc.) tend to be more interested adaptive reuse given the complicated nature of these transactions.

Have these capital sources changed in the past few years? How?
Yes. In the past few years, many debt funds have entered the market, but a select few non-bank/non-life company balance sheet lenders have also entered the picture.

What makes an adaptive reuse project ‘easier’ to finance (more attractive to lenders/investors)?
There is nothing easy about adaptive reuse. Many times it includes unknown construction risks that are uncovered only after construction starts. Adaptive reuse frequently involves high profile buildings left dormant, so from this perspective lenders may gravitate to having interest but the risks are higher.

What are the particularities of financing an adaptive reuse project (versus a regular multifamily construction project)? Is it more difficult or easier to finance the conversion of a historic building? Why (not)?
Most adaptive reuse entails historic tax credits (HTC) which provide a grant, so to speak, from the federal and state tax authorities. Many times the local property tax authority will also provide a property tax abatement. How the HTC and property tax abatements interface with the value of the property are essential to a developer’s success. The property tax abatement really doesn’t provide much at the construction phase (unless there is a HUD loan involved), but usually proves valuable for the refinancing/permanent loan phase of the project.

How did interest rate volatility impact the adaptive reuse financing segment?
Adaptive reuse felt the impact of interest rate volatility no different than conventional market rate multifamily/apartments.

What are the challenges of financing adaptive reuse projects? How can these be overcome?
In most deals developer experience is key. But in some rare cases the project can be so profitable that an inexperienced adaptive reuse developer can assemble the right team to execute a complicated HTC adaptive reuse project.

Are any tax incentives for adaptive reuse projects (historical preservation, decontaminating brownfields, etc.) available in any of the markets you are active in/operate in? Tell us more about this.
Brownfields are autominous, site specific and not tied to HTC programs. A site qualifies based on known historical uses. Some ground-up construction projects will have a brownfield program. Federal historic tax credits are available in any project registered on the national historic registry and the federal program generally speaking drives the respective state program as well.

Some states are more lucrative than others where mill credits and empty building credits are applicable if a project qualifies. Others are so sporadic in their programs that it’s difficult for developers to rely on the state to routinely pass the same rules and regulations year-after-year. This means that some projects simply do not happen.

One state in particular currently does not have a 2022 program. The adjacent state’s program, however, is bankable. It’s always there, and that state’s programs are 2-2.5x times more lucrative providing developer’s ample protection to convert otherwise dormant buildings. There is a lot risk in these deals, and in all cases these programs are essential to redeveloping a building that has been dormant for decades.

Give the developer economic incentive to take the risk so the immediately surrounding area will transition increasing property, sales, hotel and other taxes. The upfront HTC investment will generate many other tax revenues for the area. Anything is better than letting an 80-year old building sit dormant.

Tell us about a recent adaptive reuse financing deal that is illustrative of current trends in this segment.
The competitive lender landscape today has made financing HTC transactions more predictable. Understanding the end value and where these historic tax credit programs provide the assistance for the developer to take the risk is key.

What are your expectations on adaptive reuse financing for multifamily in 2020?
In regards to Macro level factors, yes, more adaptive reuse projects are now viable today given where rents are in this current cycle. Class A rents topped out at $1.50 to $1.75 per square foot in the last cycle that ended in 2008, but today rents are nearly double making these projects more viable.

The other factor is the state the asset is located. Some state governments are not focused on their HTC program. One state will give you a 20-year tax abatement, but another will want full taxes phased in over a 10 year period. One state did make the program more lucrative in 2016, but it was substantially underfunded that year and subsequent years. The demand for these credits far outweighs the supply. Some politicians view these programs as windfalls for the developer. A state’s pipeline of HTC projects is the proof needed to gauge a program’s importance in the community.

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Atlanta Q3 Multifamily Market Report: As Employers Expand Local Payrolls, Renter Demand Remains Elevated

Highlights:

Atlanta Q3 2019 market snapshot
  • The Atlanta multifamily market had a steady third quarter. The vacancy rate inched up a modest 10 basis points, but rents rose and sales of apartment properties continued at the market’s established pace.
  • Vacancy rose 10 basis points from the second quarter, reaching 4.9 percent at the end of the third quarter. The rate is also up 10 basis points from the same period one year ago.
  • Rents posted healthy gains in the third quarter, reaching $1,266 per month. Year over year, asking rents have gained 5.8 percent.
  • Year to date, multifamily investment activity has closely tracked levels from one year ago. Nearly an identical number of properties have changed hands, and the median price of $111,600 per unit is also consistent with the 2018 median. Cap rates have compressed slightly, averaging 5.4 percent.

Read the report

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Atlanta Q2 Multifamily Market Report: Job Growth in High-Wage Sectors Fueling Demand

Highlights:

Atlanta Q2 market snapshot
  • The Atlanta multifamily market posted steady improvement during the second quarter. The vacancy rate inched lower, while rents rose. Investment activity surged in response to the improving market performance.
  • Vacancy dipped 10 basis points from the first quarter to the second quarter, reaching 4.8 percent. The current rate is unchanged from one year ago.
  • The pace of rent growth accelerated in the second quarter. Asking rents reached $1,244 per month, up 5.9 percent year over year.
  • The multifamily investment market gained momentum during the second quarter, with transaction activity surging more than 30 percent. The median price in sales during the first half of 2019 is $110,800 per unit, with cap rates averaging approximately 5.4 percent.

Read the report

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Will James joins InterFace Mixed-Use Southeast panel

Capital markets professionals put mixed-use dynamics under the microscope during InterFace panel

Will James recently joined other industry experts at the InterFace Mixed-Use Southeast panel. The event, held on August 22 at the Westin Buckhead in Atlanta, Georgia, attracted more than 200 attendees from numerous disciplines related to mixed-use development.

Topics covered included:

  • The interplay between the various uses present within mixed-use projects in the region
  • Equity requirements for mixed-use projects
  • A pending recession
  • The historically low interest rate environment
  • Strong competition among capital lenders

Discussing how lenders have to be careful not to overlook or make assumptions about a property type when financing mixed-use deals, James noted that “You can’t say one component is more attractive than another. Every deal is unique.”

Check out the coverage of the panel in REBusines Online.

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Atlanta multifamily market: Feels like Groundhog Day

What are the overall trends you see playing out in the Atlanta multifamily market so far this year?
It feels like Groundhog Day – still tremendous capital inflows from private and offshore capital with new investors entering the market seemingly weekly. Capital inflows, combined with very health fundamentals have put Atlanta in the spotlight in 2019.

I’ve seen recent reports pegging rent growth in Atlanta as much higher than the national average. What is driving that growth? How much room for growth is left in Atlanta before renters and investors/developers get priced out…etc?
We are benefiting from strong job growth and, uniquely to this cycle, we are seeing much of this growth in the higher-paying professional job sectors. That has driven continued demand for urban product, as those jobs have largely been concentrated in the urban sub-markets.

However, the urban sub-markets have also seen the highest number of units delivered and higher-density product has become increasingly expensive. 2019 marked a big change with construction starts moving to the suburbs in favor of the urban core. These investment flows suggest there is more runway for rent growth in the suburbs, but the urban core is performing better than many projected.

What are some areas in Atlanta or Metro Atlanta where there remain a lot of opportunities for multifamily development, redevelopment and value-add investment?
Increasing costs for land, labor and construction inputs are all stressing the underwriting for developers and value-add operators. The opportunities require creativity in design and site selection. We are seeing opportunities across the region, but the “down the fairway” deals are few and far between.

Have you seen any affect from the recent interest rate cut on the ATL multifamily market? How do you see the market being affected?
There was maybe a week or two of uncertainty with the dramatic move in the bond market, but the overall cost of borrowing is down. The Agencies are trying to pump the breaks, but by October, we will be borrowing on 2020 allocations. Overall, the lower cost of borrowing has created further cap rate compression.

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NorthMarq adds multifamily investment sales team in Atlanta

MINNEAPOLIS (AUGUST 16, 2019) – NorthMarq, a leader in commercial real estate capital markets, announces the expansion of multifamily investment sales in Atlanta with the addition of Jason Nettles and Megan Thompson. An experienced multifamily team with more than $9 billion of transaction history in the southeast U.S., they become the seventh office in NorthMarq’s expanding investment sales platform.

“The addition of this team kicks off our investment sales business in the Southeast and complements our success in the West,” said Jeffrey Weidell, president – NorthMarq. “In our constant search for talent, we are fortunate to have found another team who was attracted to our growing, privately held company.”

Nettles has more than 18 years of experience in multifamily investment sales ranging from core to value-add properties and portfolios across the Southeast. As managing director-Investment Sales, he will work to continue the expansion of NorthMarq’s multifamily investment sales business including the addtion of multifamily debt and equity producers.

Thompson, senior vice president-Investment Sales, will work with clients to advise on capitalization and disposition decisions on assets throughout the Southeast. With more than 15 years in investments sales as both a broker and an analyst, she has experience ranging from value-add to core assets.

Trevor Koskovich, president-Investment Sales, leads the platform’s growth, which started in Phoenix and now includes greater Los Angeles, San Diego, Kansas City, Albuquerque, and Dallas. He is recruiting professionals who are interested in leveraging the company’s culture and track record of debt and equity transactions. “Our goal is to develop a platform of investment sales brokers who align with our national mortgage banking and loan servicing business. Altanta marks our first along the East Coast, and we anticipate success similar to what we’ve seen in each market,” he said.

They will collaborate with NorthMarq’s debt and equity producers in Atlanta, Charlotte, Raleigh, and the company’s four Florida offices, joining the 10-person debt and equity team in NorthMarq’s Atlanta office, led by Randy Wolfe, managing director/senior vice president of debt and equity.

In business since 1960, NorthMarq Capital has grown to more than 550 employees through more than 20 acquisitions, now servicing a loan portfolio of more than $57 billion with annual transaction volume of $13 billion.

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NorthMarq Capital recognizes its Analysts of the Year

MINNEAPOLIS (October 19, 2017) – Marki Shalloe, of NorthMarq Capital’s Atlanta office, and Brian Fisher, of NorthMarq Capital’s Denver office, have been named 2017 Analysts of the Year. The award was presented by NorthMarq CEO Eduardo Padilla at the company’s Analyst Conference in New Orleans held September 24-26. The award is presented to individuals who consistently provide timely, quality service that contributes to the long-term success of the company, display integrity and fairness, and are respected among coworkers and clients.

Brian Fisher was nominated for his incredible efforts over the last 12 months, during which he closed 24 transactions totaling over $562 million in debt/equity. The transactions were funded through numerous lending sources for NorthMarq, including Fannie Mae and Freddie Mac (including six through their Green programs), correspondent life companies, local banks, credit unions and private equity sources. Fisher is described by his team and managers as “being easy to get along with and understanding that clients need accurate work produced in a timely manner—all while developing a rapport with clients.”

Marki Shalloe received her nomination in recognition of her numerous personal attributes and contributions. Shalloe is an employee who deeply cares about the company and its success. She is the epitome of enthusiasm and is a consummate team player, doing whatever needs to be done—from small office tasks, to “burning the midnight oil” to get a loan package out. Without hesitation, Shalloe will volunteer for projects and initiatives, and she continuously offers ideas for improving processes. Shalloe is extremely respected by her associates in the office, as well as the company’s borrower clients and lenders. The producers she works with trust her implicitly to handle due diligence and the closing process, and clients trust her as they know she is representing their interests.

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NorthMarq Capital’s Atlanta office welcomes new producer Bert Roberds to their team as vice president

ATLANTA (November 14, 2016) – Bert Roberds has joined NorthMarq Capital as vice president in its Atlanta-based regional office. Leveraging NorthMarq’s national platform and access to all lender types, Roberds will help clients achieve their objectives through the arrangement of debt and equity financing.

Roberds arrives at NorthMarq after being involved in commercial real estate since 2006. Most recently he served as a director in Berkadia’s Proprietary Lending Group. In this role, his responsibilities included sizing, structuring and underwriting bridge loans. Prior to his tenure at Berkadia, Roberds underwrote CMBS loans at Situs and Reliant Professional Services (formerly a subsidiary of Greystone). Having familiarized himself with the equity side of CRE as property acquisitions manager for InTown Suites, Roberds also possesses a unique understanding of real estate assets with an operating business.

“Bert is going to make an outstanding addition to NorthMarq’s Atlanta office,” said Randy Wolfe, managing director. “Our team and most importantly, our clients, will really benefit from his decade’s worth of experience in commercial real estate across numerous financing types.”

Roberds graduated from the Georgia Institute of Technology in 2005 with a BS in Management.

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Will James featured in National Real Estate Investor

Will James, vice president of debt and equity production at NorthMarq Capital’s Atlanta office, was featured in National Real Estate Investor in a story titled “Private Equity Lenders Have Increased Appetite for Bridge and Mezzanine Deals.” In the article, James notes an increase in bridge and debt deals during 2016. “It is more about debt funds this year and about private equity acting as lenders, providing equity to a debt fund. It’s another way to generate equity returns within a loan.” Read the full article here.

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NorthMarq Capital announces Randy Wolfe as managing director of its Atlanta office

ATLANTA (November 30, 2015) – The Atlanta regional office of NorthMarq Capital is proud to announce the promotion of Randy Wolfe to managing director.

In his new role, Wolfe will manage the Atlanta office’s loan production for agency lenders Freddie Mac and Fannie Mae, insurance companies and CMBS lenders that NorthMarq represents. In addition, he will oversee the office’s arrangement of joint venture/equity for various NorthMarq clients’ projects throughout the Southeast.

“Randy is a seasoned producer who has been instrumental in the growth of the Atlanta office. He has all the skills and knowledge to effectively manage and grow this office,” said William Ross, NorthMarq Capital president.

Prior to NorthMarq Capital, Wolfe accrued 30 years of industry experience, having held positions in commercial real estate lending with GE Capital Real Estate, Western Mortgage Corporation and Equitable Life Assurance Society of the U.S. He holds a BBA degree with Real Estate major from Georgia State University.

About NorthMarq Capital
NorthMarq Capital, the largest privately held commercial real estate financial intermediary in the U.S., provides debt, equity and commercial loan servicing through its 36 offices across the U.S. The company has built long-term relationships with life companies, CMBS platforms and local, regional and national banks and has a long track record of multi-family loan origination through Freddie Mac Program Plus™, the Fannie Mae DUS program and through FHA, resulting in more than $13 billion in annual production volume and a loan portfolio of more than $45 billion. For more information please visit northmarqcap.wpengine.com.

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In a changing market landscape, equity sources grow more nuanced

Many people believe equity sources are like a herd of cattle following the market in droves. On the surface, it may look like investors are all chasing the same thing; but generally, each equity source is looking for the perfect fit.

Read the full story for insight into the nuances of investment criteria among equity sources.

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Will James moderates equity panel at Bisnow’s Atlanta Capital Markets conference

ATLANTA (September 17, 2015) NorthMarq Capital Atlanta office vice president Will James moderated a panel at the Bisnow Atlanta’s Capital Markets conference titled A Real-Time Look at Debt & Equity on Thursday, September 15. The event took place in the ballroom of St. Regis Atlanta and concluded on September 17.

Along with the topic of equity, James and the panelists addressed who the key buyers are and their sweet spots, the feasibility of achieving value-add returns in secondary markets and what kinds of deal terms and structures are to be seen.

About NorthMarq Capital
NorthMarq Capital, the largest privately held commercial real estate financial intermediary in the U.S., provides debt, equity and commercial loan servicing through its 36 offices across the U.S. The company has built long-term relationships with life companies, CMBS platforms and local, regional and national banks and has a long track record of multi-family loan origination through Freddie Mac Program Plus™, the Fannie Mae DUS program and through FHA, resulting in more than $13 billion in annual production volume and a loan portfolio of more than $45 billion. For more information please visit northmarqcap.wpengine.com.

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In a changing market landscape, equity sources grow more nuanced

To follow or not follow the masses
Many people believe equity sources are like a herd of cattle following the market in droves. On the surface, it may look like investors are all chasing the same thing; but generally, each equity source is looking for the perfect fit.

Today one consistent fact for sources of equity is apartments. This sector makes up approximately 50% of all commercial real estate. Retail, office and industrial total 45%, and hotels comprise the remaining 5%. It’s only natural that apartments will always represent a larger segment of the market, and when retail, office and industrial have been so inactive in recent years the view of the real estate equity market is basically “all things apartments.”

Both empty nesters and young professionals are influencing the apartment market
The reality is that we are only four to five years into this new cycle, and what took 10 years to create will take 10 years to reposition (with a three- to four-year discovery period in the middle). It took the U.S. about eight to 10 years to drive our home ownership rate from its 63% historical norm to its 70% high point. We have now reached the historical norm of the low 60% range, but in all sincerity the apartment sector has at least another four (maybe six) years remaining before a correction would be feasible.

Additionally, the demand for apartments today is driven by two segments of our population: baby boomers (who are living and working longer) are downsizing and echo boomers renting rather than buying. Never before have we seen two segments of our population driving the apartment sector. In past apartment cycles, it’s always been young professionals driving new apartments. But today we have both young professionals and empty nesters who want the convenience of apartment living without the yard and hefty mortgage.

Continued growth ahead
It appears the apartment growth will continue, allowing today’s investors to carve out niches in the apartment investment strategy. No longer is the motto “buy anything and everything.” The new motto is “invest into certain segments of the market.” Aside from the Core Plus, Value Add and Opportunistic risk profile, investors are dissecting these risks into even more specific characteristics today. The range of criteria goes from nine-foot ceilings to newer than 1990s or 2000s.

Ground-zero locations take off amid nuanced interpretation
“Location, location, location” has long been the calling card for developers. A term relevant to today’s market derived from this phrase is “ground-zero” location.  Ground-zero refers to a property on Main and Main in the commercial business district, or is it Main and Main in the suburbs across from a Fortune 500 corporate office park, or across from a hospital, university, or bank call center.

There is discussion among experts whether ground-zero locations must have a certain unit size or unit mix, and some will even go so far as to say no ground-floor retail. Many sources today are identifying these very small nuances they have grown to understand and target these investments for the most part.

The economic recovery is spreading beyond the gateway cities
While gateway cities typically dominate the institutional investor’s attention, they are now looking to second- and even third-tier cities for investment opportunities. It may appear they are chasing yield, but in reality, the recovery is finally spreading to these smaller cities and investors know it. There are better returns in these markets. Gauging how much of the overall profit is cash flow versus residual sale profits is the difference between a gateway city investment versus a tertiary market investment.

When you consider that every equity source has an allocation issue, or timing issue, or staffing issue, or just plain-too-busy issue, one thing becomes abundantly clear. Staying in front of your equity source, maintaining a relationship with them and showing them opportunities that make sense to them is the key to raising equity in today’s market.

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NorthMarq Capital’s Atlanta office welcomes new vice president and investment analyst to its team

ATLANTA (September 10, 2015) – The Atlanta office of NorthMarq Capital is pleased to announce the recent hiring of Will James and Claude Scarborough. The two transitioned to NorthMarq after having worked together at JW Realty Capital for many years.

James joins the company as a vice president, with experience in the commercial mortgage banking industry since the late 1990s. James’ transaction experience also includes work at HFF and BridgePointe Advisors, with a focus on equity and structured finance transactions.

Scarborough joins NorthMarq as an investment analyst with a focus on structured finance, including complex transactions in retail, for rent and for sale residential, and office transactions.

“We are thrilled to have Will and Claude join the Atlanta office production team,” said Bruce Foster, managing director of NorthMarq’s Atlanta office. “Given their experience in structured finance, we believe Will and Claude will assist in the growth of the Atlanta office’s production.”

About NorthMarq Capital
NorthMarq Capital, the largest privately held commercial real estate financial intermediary in the U.S., provides debt, equity and commercial loan servicing through its 36 offices across the U.S. The company has built long-term relationships with life companies, CMBS platforms and local, regional and national banks and has a long track record of multi-family loan origination through Freddie Mac Program Plus™, the Fannie Mae DUS program and through FHA, resulting in more than $13 billion in annual production volume and a loan portfolio of more than $45 billion. For more information please visit northmarqcap.wpengine.com.

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Johnny Rankin Joins NorthMarq Capital as Vice President of Atlanta Office

MINNEAPOLIS (March 31, 2014) – Johnny Rankin has joined NorthMarq Capital as vice president of its Atlanta-based regional office.

In his new position, Rankin is responsible for the cultivation of new lending relationships and the origination, structuring, placement and closing of debt and equity financing for clients. He has 18 years of experience in residential and commercial real estate and real estate finance. Rankin earned a bachelor of arts degree in political science from the University of Georgia and an M.S. degree in real estate development from Columbia University.

He is a licensed real estate broker in the State of Georgia and affiliated with numerous industry organizations including the Urban Land Institute, NAIOP and the International Council of Shopping Centers.

“We are delighted to have Johnny join our production team in Atlanta,” said Bruce Foster, managing director of NorthMarq’s Atlanta office. “Given his background and personality, we believe Johnny will be very successful in this business.”

About NorthMarq
NorthMarq, the largest privately held commercial real estate financial intermediary in the U.S., provides mortgage banking and commercial loan servicing in 34 offices coast to coast. With more than $10 billion in annual production volume and servicing a loan portfolio of more than $42 billion, the company offers expertise to borrowers of all size. The company has a long track record of multi-family financing as a Freddie Mac Program Plus™ Seller-Servicer, and through its affiliation with Fannie Mae DUS lender AmeriSphere Multifamily Finance. In addition, NorthMarq has long loan production and loan servicing relationships with over 50 life companies, many CMBS platforms and hundreds of local, regional and national banks. For more information, please visit northmarqcap.wpengine.com.

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