Combining Opportunity Zones with Tax Credits

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2 Combining Opportunity Zones with Tax Credits MODERATOR Nicolo Pinoli Novogradac & Company LLP PANELISTS Fred Copeman Boston Financial Investment Management, LP Craig Nolte Federal Reserve Bank Of San Francisco Ari Beliak Bank of America Merrill Lynch Merrill Hoopengardner NTCIC

3 LIHTC Investing in Opportunity Zones Fred Copeman Boston Financial Investment Management L.P.

4 Boston Financial Investment Management (BFIM) Overview 50 years in syndication Raised $12.4B in equity capital for affordable housing projects Syndicated the equity in more than 2,500 LIHTC developments 1,150 of which we still actively manage Identified well over 300 proposed housing credit developments located in designated opportunity zones that have received 9% and or 4% housing credits in 2018 During this quarter: will introduce our first institutional investment fund dedicated exclusively to raising equity for LIHTC projects located in opportunity zones

5 Marrying LIHTC & Opportunity Zones Pros Maximizing Opportunity Zone incentives = at least 10 years LIHTC investments = 15 year holding period Housing credit projects in low to medium income communities Estimate >500 housing credit properties will be developed in designated opportunity zones this year A negative tax capital account and federal capital gains taxation? Cons 80-85% of the $16B LIHTC equity market comes from commercial banks Capital gains Acquisition and rehabilitation of existing properties and substantial improvement test

6 Where will the equity come from? LIHTC investment and individual investors Banks and Opportunity Zone incentive? Majority of banks investing in LIHTCs + no capital gains Banks utilize OZ incentive by transferring their interest in older LIHTC deals in which they hold large negative tax capital accounts Top 10 banks with investment banking operations Large investment banks Insurance companies

7 Challenges We need IRS guidance on a number of critical issues: Utilizing a feeder fund structure How capital can be deployed Types of gains that can be sheltered from tax Availability of leverage to provide an additional source of financing

8 What kind of projects will we invest in? Most acquisition/rehab projects will not work unless they involve some type of large scale adaptive re-use program Twinning LIHTC and historic credits produces epic investment yields New construction projects that have 9% housing credit allocations or both 9% and 4% housing credits The yield in LIHTC projects located in opportunity zones varies significantly based on the amount of leverage involved

9 Ozone benefit for a $10mm investment Original income tax basis Additions to basis after seven year hold Adjusted tax basis Less: lower of deferred gain or 12/2026 FMV Taxable capital gain as of 12/31/2026 Capital gains tax at 4/15/2027 at 21% tax rate $0 $1,500,000 $1,500,000 ($3,200,000) $1,700,000 $357,000* *Versus $2,100,000 at 4/15/19

10 Typical LIHTC project without Ozone benefit Opportunity Zone Fund Benefit Schedule for Investor 1 9% New Construction (City, ST) October December 2037 Property Cash Needs Cash Used for Federal Investment Load AMF Reserves Gross Proceeds Federal Tax Credits Total Tax Deductions Capital (Gain) / Loss on Disposition Tax Benefits at 21.0% Net Benefits Cumulative Net Benefits 20181,603, ,042 5,000 1,942,442-24,040-5,048 (1,937,393) (1,937,393) 20195,447,835-5,150 5,452, ,051 1,167, ,173 (4,630,812) (6,568,205) ,765-5, , , , ,929 25,859 (6,542,346) ,464 5, , , , ,168 (5,549,178) ,628 5, , , , ,965 (4,555,213) ,796 5, , ,675-1,001, ,865 (3,559,348) ,970 5, , ,150-1,003, ,471 (2,561,877) ,149 6, , ,434-1,005, ,242 (1,562,635) ,334 6, , ,278-1,006,408 1,000,075 (562,561) ,524 6, , ,657-1,007,748 1,001, , ,720 6, , ,189-1,008,490 1,001,770 1,440, ,921 6, , , , ,072 1,865, ,129 7, , , ,378 1,967, ,343 7, , , ,759 2,071, ,563 7, , , ,952 2,176, ,790 7, , , ,306 2,282, ,493 36,854 36,854 2,319, ,319, ,319, ,319,754 8,017, , ,784 8,451,826 9,007,200 8,226, ,493 10,771,580 2,319,754 Quarterly Effective IRR Quarterly Effective - After Tax: 5.10%

11 Same project with Ozone benefit Opportunity Zone Fund Benefit Schedule for Investor 1 with Opportunity Zone Incentives 9% New Construction (City, ST) October December 2037 Property Cash Needs Cash Used for Federal Investment Load Allocable Investment AMF Reserves Gross Proceeds Capital Gains Tax Deferral Capital Gain Recognized Opportunity Zone Exemption Capital Gains Tax Federal Tax Credits Total Tax Deductions Capital (Gain) / Loss on Disposition Exempted Gain Tax Benefits at on Disposition 21.0% Net Benefits 20181,603, ,042 1,937,442 5,000 1,942, , , ,048 (1,530,531) (1,530,531) 20195,447,835-5,447,835 5,150 5,452,985 1,144, ,051 1,167, ,173 (3,486,767) (5,017,297) , ,765 5, , , , , , ,670 (4,788,627) ,464 5, , , , ,168 (3,795,459) ,628 5, , , , ,965 (2,801,495) ,796 5, , , ,001, ,865 (1,805,629) ,970 5, , , ,003, ,471 (808,158) ,149 6, , , ,005, , , ,334 6,334-2,672,333 (1,252,656) (298,132) 900, , ,006, , , ,524 6, , , ,007,748 1,001,224 1,894, ,720 6, , , ,008,490 1,001,770 2,896, ,921 6, , , , ,072 3,321, ,129 7, , , ,378 3,423, ,343 7, , , ,759 3,527, ,563 7, , , ,952 3,632, ,790 7, , , ,306 3,738, ,493-36,854 36,854 3,775, ,775, ,775, ,775,340 8,017, ,042 8,351, ,784 8,451,826 1,753,719 2,672,333 (1,252,656) (298,132) 9,007,200 8,226, ,493-10,771,580 3,775,340 Cumulative Net Benefits Quarterly Effective IRR Quarterly Effective - After Tax: 10.31%

12 Open Issues How should the Ozone benefit be split between investors and developers (Good question) State taxation the ultimate benefit analysis of a LIHTC/Ozone investment needs to consider state taxation. The outcome can vary widely from a state that does not follow the current version of the IRC to a state like Ohio which is considering adding a 10% state tax credit for investments over $250k in Ohio Ozone projects

13 NTCIC Investment Highlights Over $1.2 billion raised in capital Over $4.9 billion in total development costs 163 successful tax credit transactions

14 Historic Tax Credits Basics 20% credit for investment in the substantial rehabilitation of historic buildings 5 year compliance period, beginning at placement in service Tax Cuts & Jobs Act modified to 5-year credit delivery 5-15% reduction in pricing Many project still grandfathered Opportunity Zone Overlay Equity investment opportunity both in combination with tax equity and private equity

15 HTC & Opportunity Zones HTC Direct Investment Structure HTC investor is 99%+ equity investor in LLC that owns and rehabilitates the building Must reduce basis by amount of credits Depending on debt structure, most investments will exit with a capital gain HTC Master Tenant Structure More common for large projects No basis adjustment but 50(d) Most investments exit with a capital loss

16 Historic Investment Opportunities Nationwide 46% of completed HTC projects in 2017 in Opportunity Zones 1035 total projects 475 in opportunity zones 58% of HTC projects in process, as reflected by Part 2 data 462 Part 2s pending 266 in opportunity zones

17 New Orleans Opportunities

18 New Orleans Opportunities

19 New Orleans Opportunities

20 New Orleans Opportunities

21 New Orleans Opportunities

22 HTC & Opp Zones Opportunity? Profit generating investment options Easy overlay to existing structure Market need for additional capital following tax reform 5-year deferral matches typical investment timeline possibly 7-year if counting installments during construction

23 HTC & Opp Zones Opportunity? Direct Investment Structure 5 Year 7 Year 10 Year Standard After Tax IRR 13.74% 15.64% 17.63% Increase in IRR from Op Zone 9.32% 11.88% 13.65% Total IRR 23.06% 27.52% 31.28% Percentage increase in After Tax Yield 67.83% 75.93% 77.40% Incremental NPV from Op Zone at 7.00% Discount $387,867 $498,882 $1,260,596 NPV of Increase in as a Percentage of Investment at 7.00% 7.64% 9.82% 24.83%

24 HTC & Opp Zones Opportunity? Master Tenant Structure 5 Year 7 Year 10 Year Standard After Tax IRR 12.41% 12.85% 13.32% Increase in IRR from Op Zone 5.40% 6.66% 6.44% Total IRR 17.81% 19.51% 19.76% Percentage increase in After Tax Yield 43.49% 51.84% 48.37% Incremental NPV from Op Zone at 7.00% Discount $290,260 $368,467 $350,732 NPV of Increase in as a Percentage of Investment at 7.00% 6.32% 8.02% 7.63%

25 Direct HTC Transaction Structure Example 1 Qualified Opportunity Fund Deferred Gain Investment 1% Ownership Historic Building LLC (Landlord) 99% Ownership Federal HTC Investor & OZ Investor Managing Member HTC Project Rehab with substantial improvement (100%)

26 Direct HTC Transaction Structure Example 1 HTC Investor defers capital gain tax on some/all of HTC equity investment Landlord = QOF 1. 90% of assets in QOZP Property acquired after 12/31/17 Original use or substantial improvement During substantially all of QOF holding period, sub all of use was in QOZ 2. Testing dates Last day of 1 st 6 month period of taxable year Last day of taxable year

27 Direct HTC Transaction Structure Example 2 Qualified Opportunity Qualified Zone Business Opportunity Zone Property Qualified Opportunity Fund Historic Building LLC (Landlord) 99% Ownership Federal HTC Investments, LLC (Partnership) 1% Ownership.01% Ownership 99.99% Ownership Managing Member Other Members HTC Project Rehab with substantial improvement (100%) Federal HTC Investor & OZ Investor

28 Direct HTC Transaction Structure Example 2 HTC Investor defers capital gain tax on some/all of HTC investment Invests in Partnership (QOF) that invests in Landlord Landlord = QOZB 1. Sub all of tangible property owned or leased is QOZP 2. 50% gross income derived from active conduct of business 3. Substantial portion of intangible used in trade or business 4. Less than 5% of assets - NQFP 5. No sin businesses

29 Direct HTC Transaction Structure Example 3 Qualified Opportunity Zone Business Historic Building LLC (Landlord) 99% Ownership Federal HTC Investor Qualified Opportunity Zone Property Qualified Opportunity Fund 1% Ownership Managing Member & OZ Investor HTC Project Rehab with substantial improvement (100%)

30 Direct HTC Transaction Structure Example 3 Managing Member is QOF Non-HTC member(s) defer capital gain

31 Master Tenant HTC Transaction Structure Example 4 Qualified Opportunity Qualified Zone Business Opportunity Zone Property Qualified Opportunity Fund Historic Building LLC (Landlord) 10% Ownership Master Tenant 90% Ownership 1% Ownership 99% Ownership Managing Member HTC Project Rehab with substantial improvement (100%) Managing Member Federal HTC Investor & OZ Investor

32 Master Tenant HTC Transaction Structure Example 4 HTC Investor defers capital gain tax on some/all of its HTC equity investment Master Tenant = QOF 90% of assets in QOZP Timing issues! Other Assets Landlord = QOZB

33 HTC & Opp Zones - Challenges Preferred structure less valuable for tax credit investor Capital contribution schedule can be unpredictable 10-year hold significantly longer than compliance period Mismatch of tax credit investor pool and likely opp zone investor Substantial rehab test vs. substantial improvement 1-year vs. 5-year HTC grandfathering and new property limitation Are QREs new property? NNN leases

34 NMTCs + Opportunity Zones

35 Tax Incentive Benefits Gain Deferral Dec. 31, 2026 Partial forgiveness 10% - 5 year 15% - 7 year No tax on QOF investment Ten year hold 4. Original gain is limited to FMV at 12/31/2026

36 NMTCs + Ozones - Twinned Leverage Lender Leverage Loan NMTC + OZone Equity Investor(s) Inv Fund LLC (Disregarded) QEI (180 days) Sub-CDE (QOF) (6 mos & EOY) NMTC Project New construction Acq/rehab with substantial improvement (100%) Equity QLICIs QALICB LLC (QOZ Business)

37 NMTCs + Ozones - Twinned Leverage Lender Leverage Loan NMTC + OZone Equity Investor(s) Inv Fund LLC (Disregarded) QEI (180 days) Sub-CDE (QOF) (6 mos & EOY) NMTC Project New construction Acq/rehab with substantial improvement (100%) QALICB LLC (QOZ Business) Equity QLICIs Equity QLICIs

38 NMTCs + Ozones - Twinned Leverage Lender Leverage Loan NMTC + OZone Equity Investor(s) Inv Fund LLC (Disregarded) QEI (180 days) Sub-CDE (QOF) (6 mos & EOY) NMTC Project New construction Acq/rehab with substantial improvement (100%) Equity QLICIs QALICB LLC (QOZ Business)

39 NMTCs + Ozones - Twinned Leverage Lender Leverage Loan NMTC + OZone Equity Investor(s) Inv Fund LLC (Disregarded) QEI (180 days) Sub-CDE (QOF) (6 mos & EOY) NMTC Project New construction Acq/rehab with substantial improvement (100%) Equity QLICIs QALICB LLC (QOZ Business)

40 NMTCs + Ozones Side by Side Leverage Lender Leverage Loan NMTC Equity Investor(s) Inv Fund LLC (Disregarded) QEI Sub-CDE LLC QLICIs (6 mos & EOY) QALICB LLC (QOF) OZone Equity QALICB Owner LLC NMTC Project New construction Acq/rehab with substantial improvement (100%)

41 NMTCs + Ozones Twinned + Side by Side Leverage Lender Leverage Loan NMTC + Ozone Equity Investor(s) Inv Fund LLC (Disregarded) QEI (180 days) (6 mos & EOY) Sub-CDE (QOF) Equity QLICIs Project Sponsor Equity (180 days) QALICB LLC (QOZ Business) OZone Equity QALICB Owner LLC (QOF) (6 mos & EOY) NMTC Project New construction Acq/rehab with substantial improvement (100%)

42 Benefits Sample NMTC investment: 80 cents per credit, 2% up-front CDE fee Straight-up IRR calculations: Base case After-Tax IRR: 6.16% With Opportunity Zones: 22.1% (14 cents) Modified IRR calculations: Base case After-Tax IRR: 6.16% With Opportunity Zones: 11.16% (10 cents)

43 Challenges! Tax credit compliance period v. OZone holding period LIHTC NMTC HTC RETC/ITC OZones

44 Challenges! Equity QLICIs can be nettlesome Reasonable expectations safe harbor may not be available NMTC structures involve finely tuned cash flows to service leverage and pay fees Preferred equity or preferred returns may help Equity with upside not favored by project sponsors Many CDEs need special approval to do equity QLICIs Basis issues may limit the amount of gain deferral to less than QEI

45 Challenges! 10-year hold benefit is maximized when residual economic gains are greatest! Many tax credit deals are structured so that residual economic benefits inure to the project sponsor Most traditional tax credit investors don t have a surfeit of gains

46 INVESTOR PERSPECTIVE Ari Beliak Bank of America Merrill Lynch

47 Community Development Banking What We Do Lending Investing RE Development Credit financing for development, from predevelopment to stabilization New development, acquisition and rehabilitation projects Construction Loan, Permanent Loan, Bridge Loan, Letter of Credit, Special Bond Offering Federal tax credit investments in Low Income Housing Tax Credit Program (LIHTC) for Multifamily Historic and New-Market properties for qualified projects (HTC and NMTC) Direct or syndicated investment through a Fund Banc of America Community Development Corp. (BACDC) serves as a development partner in multifaceted projects BACDC pursues multiple projects per year Recent Accomplishments In 2017, Bank of America Merrill Lynch Community Development Banking (CDB) provided a record-setting $4.53 billion in loans tax credit investments and other real estate development solutions, the most in a single year in its more than 30-year history. This translated into 13,500 housing units, of which, 12,000 were affordable, including: 2,468 green housing units, 3,063 units for seniors, and 1,688 units for veterans, individuals with special needs, and the formerly homeless. Bank of America CDB deployed $3.04 billion in debt commitments and $1.49 billion in new equity investments to help build strong and healthy communities by financing affordable housing, charter schools, healthcare and economic development across the U.S. In 2015, the CDB team lead the financing for the largest Rental Assistance Demonstration deal ever in the nation the San Francisco RAD, in which Bank of America facilitated approximately $2.1 billion in lending and investing. In 2017, CDB reached a significant milestone it exceeded $1 billion in charter school financing since This financing impacted more than 80 schools and provided educational opportunities for more than 25,000 students. *Closed deals data as of Dec 31 st, 2015 and 2017 Annual Reports. Figures are rounded. *BofA Photo Library Photo #2589, #6348, #7031, #4770

48 Bank Regulator Perspective and Community Strategies Craig Nolte, Regional Manager Community Development Federal Reserve Bank of San Francisco (206)

49 Bank Regulator Perspective Community Reinvestment Act Location likely qualifies Opportunities: Loans, Services, Investments Leadership Due diligence

50 Property owners Civic officials Chambers Local companies Developers Financial institutions Foundations Community Strategies Identify Key Local Stakeholders Community-based organizations Social service agencies Federal agencies RD, HUD, EDA State agencies Department of Commerce, Governor s Office

51 Community Strategies Meet with Key Stakeholders Conduct asset mapping Assess and prioritize needs of community Listening sessions Data analysis Determine resource gaps

52 Community Strategies Seek Resources to Incentivize OZ Investors LIHTCs, NMTCs Banks - CRA Zoning waivers Funding Tax incentives Other investor requirements Incubators, accelerators In-kind support Loans, other assistance from banks

53 Community Strategies Establish an Opportunity Zone Fund Consult State OZ Coordinator for suggestions Communicate with foundations Identify companies, organizations, or individuals that may be willing to establish a fund Cast a wide net!

54 Community Strategies Raise Awareness of your Opportunity Zone Convenings where investors gather Website own and/or state s website Brochure - why your OZ is attractive Network with financial advisors, CPAs Consider collaborating with other OZs Promote nationally

55 Combining Opportunity Zones with Tax Credits MODERATOR Nicolo Pinoli Novogradac & Company LLP PANELISTS Fred Copeman Boston Financial Investment Management, LP Craig Nolte Federal Reserve Bank Of San Francisco Ari Beliak Bank of America Merrill Lynch Merrill Hoopengardner NTCIC