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Rehabilitation Acquisition Associate
2 months ago
Jonathan Rose Companies stands as a prominent leader in the ownership, development, and management of sustainable affordable and mixed-income housing across the United States. Established in 1989, the firm has successfully completed projects valued at over $4.2 billion, currently managing a portfolio of 19,000 residential units across 15 states and Washington DC.
Our mission is to foster a more environmentally sustainable and socially equitable world through the development, preservation, renovation, and management of green, affordable, and mixed-income housing.
As a fully integrated investment management and development firm, we also encompass property management, construction management, solar energy, mortgage finance, and title company affiliates.
We are committed to making a positive environmental impact by investing in energy efficiency, decarbonization, and water conservation, thereby minimizing our reliance on natural resources and harmful substances. Our social impact is realized through the preservation and enhancement of housing affordability, as well as connecting our residents to essential health, education, financial, cultural, and social services. We strive to achieve these goals through collaborative efforts with governments, residents, and our dedicated staff.
We adhere to the United Nations Principles for Responsible Investing (UN PRI), conduct annual performance assessments through GRESB, and align our reporting with the guidelines set forth by the Task Force for Climate-related Financial Disclosures (TCFD), SASB Standards, and GRI Standards.
Position Overview
The Acquisition Rehabilitation Analyst plays a vital role in supporting the Acquisition-Rehab team in the company's efforts to acquire, rehabilitate, and preserve existing affordable housing properties utilizing Low Income Housing Tax Credits, Tax Exempt Bonds, and other specialized financing tools. The analyst may also assist in property acquisitions for the company's equity in private equity investment fund vehicles.
Compensation: The salary range for this position is $95,000 - $115,000 annually, based on various factors including relevant experience and industry tenure.
Key Responsibilities:
ACQUISITION UNDERWRITING - 20%
- Identifies potential acquisition opportunities through collaboration with brokers, industry contacts, internal team members, and external databases, including direct outreach to current property owners and operators.
- Collects preliminary data, due diligence, property financials, regulatory information, and other relevant materials to evaluate a property's financial and physical condition. Regularly reviews funding opportunities at state, local, and federal levels, summarizing key points from Qualified Allocation Plans (QAPs) to assess project eligibility.
- Engages with capital markets representatives to gain insights into the current market for debt and LIHTC equity financing, exploring new structures and funding sources.
- Underwrites potential transactions to evaluate financial feasibility based on income and expense projections, available debt and equity financing, anticipated renovation scope, and compliance with state, local, and federal requirements.
- Prepares and submits Letters of Intent for potential acquisitions.
- Coordinates with transaction counsel, HUD counsel, and local counsel to obtain regulatory approvals, negotiate purchase and sale agreements, and manage all transactional documentation.
- Engages with property residents, tenant associations, local community members, and elected officials to gather feedback on renovation timing and scope, understanding property-specific needs, and building community trust.
- Orders third-party reports, including physical needs assessments, environmental reports, surveys, title, appraisals, market studies, and regulatory summaries.
- Collaborates with construction management to identify and hire architects, engineers, general contractors, relocation consultants, and other specialists necessary for project design and scope.
- Directs construction management on budget allowances, required scope items, and overall marketing or regulatory objectives, seeking their feedback on cost-benefit analyses and trade-offs.
- Discusses project feasibility and potential funding structures with trusted financing partners to understand the current state of debt and equity markets.
- Determines preliminary financing and legal structures in consultation with the Managing Director and transaction counsel.
- Prepares financial models and formal RFPs, distributing them to multiple debt and LIHTC equity partners to obtain financing term sheets.
- Compares and evaluates debt and equity bids, assisting the Managing Director in negotiating key terms to finalize term sheets.
- Present final debt and equity bids with proposed structures and recommended financing partners to the Investment Committee.
- Leads all internal and external teams to ensure successful financial closings, including property acquisition and construction commencement.
- Addresses issues and collaborates with the Managing Director and peers to troubleshoot using institutional knowledge.
- Coordinates across construction management, project accounting, asset management, and property management to ensure completion of all outlined items, including finalization of partnership, legal, regulatory, and financing documents.
- Acts as the project owner throughout construction, stabilization, and close-out periods, overseeing relationships with construction management, asset management, project accounting, and property management.
- Ensures timely preparation of monthly draw requisitions and Budget Variance Reports by project accountants.
- Collaborates with asset management to monitor property performance throughout the hold period and assists in identifying value creation or refinancing opportunities.
- Advanced proficiency in financial modeling and data analysis, particularly in Excel.
- Familiarity with building components and schematic drawings to effectively engage with architects and contractors.
- Demonstrated logical reasoning skills to summarize and negotiate legal and regulatory documents.
- Project management skills, evidenced through academic, work, or volunteer experiences.
- Strong written, oral, and digital communication skills, particularly in preparing Investment Committee memoranda and presentations.
- Ability to synthesize and relay information effectively across various audiences.
- Prior transactional experience is preferred, though not critical.
- Bachelor's Degree in Finance, Business, Economics, Real Estate, Architecture, Engineering, or a relevant quantitative field is required.
- MBA, JD, or a Master's in Finance, Real Estate, Urban Planning, or Architecture is preferred.
- 1-2 years of experience in financial modeling/underwriting is required.
- 1-2 years of transactional experience with knowledge of deal structuring is preferred.
- Real estate experience is preferred; familiarity with affordable housing, including tax-exempt bonds and Low Income Housing Tax Credits, is advantageous.
- Willingness to travel up to 33% of the time.
At Rose Companies, we aim to provide a comprehensive benefits package that ensures security for you and your family while supporting your overall well-being. Benefits include, but are not limited to: Medical, Dental, Vision, Flexible Spending Accounts, Life Insurance, Short-Term and Long-Term Disability, 401K with company match, competitive paid time off, paid holidays, parental bonding leave, and educational assistance.
Rose Companies is dedicated to providing equal employment opportunities for all applicants and employees, based on their training, experience, and overall qualifications. Discrimination based on race, color, creed, religion, sex, gender, age, national origin, ancestry, citizenship status, marital or familial status, sexual orientation, gender identity, gender expression, disability, military status, protected veteran status, genetic information, or any other characteristic protected by law is strictly prohibited.
