specializing in Commercial Real Estate Finance since 1964.
a multi-faceted company representing over 60 institutional investors.

DS Capital L.L.C. and its affiliate Dwinn-Shaffer & Company, Mortgage Bankers d.b.a. DS Capital L.L.C. specializing in Commercial Real Estate Finance since 1964, is a multi-faceted company representing over 60 institutional investors.  DS Capital has experience in every form of commercial and industrial finance specializing in Structured Finance along with Construction, Bridge, Forward Commitments, Permanent Financing, Asset Based Lending and other forms of commercial debt inclusive of both Mezzanine and Equity.

We represent Life Insurance Companies, securitized lenders, banking institutions, credit companies along with Mezzanine and Equity investors.

As Correspondent Lender’s for Nationally based Insurance Companies, DS will source, find and service the debt it places on behalf of our Borrowers.

Compact origination that is capable of executing transactions quickly and efficiently particularly where unique deal aspects require the attention of senior seasoned real estate finance professionals.

The following is a sampling of indicative deal terms and sample transactions.

 

$500,000 – $500,000,000 we have the capability of completing larger transactions with creative solutions while specializing in “Structured Finance”.

Loan-to-cost and loan-to-value up to and in excess of 100% depending on the characteristics of the individual transaction.

• Office • Hospitality

• Retail • Assisted Living/Congregate Care

• Industrial • Land/Land Development

• Multi-Family • Single Family Housing

• Manufactured Housing • Condominiums, between 70% to 90% of cost

• Special Use • Self Storage

• Single Tenant up to and in excess of 100% Loan to Cost based upon 1.01:1 DCSR

• Equity/Mezzanine, 75% to 97% of project cost

Loans are priced on an individual basis consistent with inherent risk profiles.  Pricing is floating off comparable Treasuries, LIBOR, prime or fixed at very attractive rates for between 1 and 40 years.

Typically: 1/2% to 2% depending on risk profile and deal size.

Non-Recourse and Recourse.  Limits on level of recourse are available depending on the characteristics of the individual Transactions.

One to Forty years typically; some fully amortized and longer terms depending on the characteristics of the individual transaction. Example: 10/10-10/30, 15/15-15/30, 20/20-20/30 and 25/25-40/40.

In addition to standard first mortgage structures, we can arrange Subordinate Debt, Mezzanine and Equity including Agency loans from Fannie Mae, Freddie Mac and HUD financing.

Typically: 5 – 40 years, transactions may be interest only for either part or the entire term of the loan.

With and without a prepayment penalty: negotiable based upon the Borrowers’ needs.

Programs Offered:

• Accounts Receivables and Inventory Financing

• Factoring • Foreign Receivables

• Leasing/Equipment Financing • Healthcare Receivables

• Subordinated Debt/Mezz Loans • SBA and USDA Loans

• Equity Loans • Term Loans

• Bridge Loans • Owner Occupied Real Estate

• LBO’s/MOB’s *Debtor in Procession

Loan Size:

$500,000 and up

Fees:

Vary, based on structure

Real Estate Investors Association (REIA)

Chicago Real Estate Council (CREC)

Association of Industrial Real Estate Brokers (AIRE)

Illinois Mortgage Bankers Association (IMBA)

Mortgage Bankers Association (MBA)

A representation of selected transactions is contained in this Website.

DS Capital L.L.C. and its affiliate Dwinn-Shaffer and Company d.b.a. DS Capital, Mortgage Bankers specializing in Commercial Real Estate Mortgage Finance since 1964, are a multi-faceted company representing over 60 institutional investors. Our staff has experience in every form of commercial and industrial real estate finance including structured debt, construction, forward commitments, permanent financing, asset-based lending, mezzanine, equity and various other forms of commercial debt.

FIRST MORTGAGES – Typical Loan Terms

Loan Amount: Minimum – $500,000: No Maximum

Interest Rate: 4% – 7%

Loan to Value: 70% – 80% of the appraised value

Loan Term: 1 – 40 years

Amortization Schedule: Up to 40 years

Property Types: Retail, Industrial, Multi-Family, Office and Special purpose properties, such as Nursing Homes, Mobile Home Parks, Hotels, Storage Facilities, etc.

Bridge Loans –

Interest Rate: Interest only payments at 100 – 1,200 basis points floating over LIBOR

Term: 1 – 3 years, with extensions

Prepayment: Typically allowed after the first year at a nominal penalty

STANDBY COMMITMENTS 
Forward & First Mortgage Commitments on to–be-built properties or properties in transition.

Service Charge: 1 – 2% depending how far forward the Commitment.

MEZZANINE FINANCING 

Loan Amount: Minimum: $250,000 – Maximum: No Limit

Interest Rate: Various financing vehicles with an overall effective yield between 6 – 12% (varies based upon overall leverage required)

Term: Up to 10-years

Amortization Schedule: Interest Only or up to 30 years

Service Charge: 1% – 2%

SALE/LEASEBACKS – Minimum purchase price is $1 million. Rent on a sale/leaseback is determined by
the quality of the real estate and the credit of the Lessee.

HARD MONEY LOANS

Interest Rate: Interest only payments at
300 – 1,200 basis points over LIBOR (depending on leverage and the risk profile), Interest Only and Floating

Term: 1 – 3 years, with extensions

Prepayment: Allowed after the first year with no prepayment penalty

CORPORATE FINANCE 

Loan Amount: Minimum purchase price is $1 million

Interest Rate/Term: Varies, based upon overall leverage required

FOR FURTHER INFORMATION, CONTACT:
Andrew H. Wineburgh, President
Executive Vice President, Amy Rosenblum
Hilda Vasquez, Controller/Office Manager
312/346-9191
www.dscapitalllc.com

The above is designed to provide general information only.
This information is subject to change depending upon current market conditions.

Our staff of professionals is thoroughly conversant with the latest developments in lending practices.

  DS CAPITAL, LLC  |  455 N. Cityfront Plaza Drive  |  Suite 3100  |  Chicago, IL 60611  |  312.346.9191  |  info@dscapitalllc.com