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Alliance Community Development Trust (ACDT)

United States of America

Last updated 13 May 2020, by Impactyield.

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The Trust purchases tax-exempt housing revenue bonds secured by mortgages, and borrowers use the proceeds to acquire low- and moderate- income apartment properties which they intend to rehab and preserve with new, lower rate, long-term permanent debt within 36 months – at which time the Trust’s bonds are repaid.

The Trust is made available to investors in two series: (1) CRA Series I - open to any accredited investor seeking investment credit under the United States Community Reinvestment Act (CRA), and (2) ACDT – Series II - open to any accredited investor seeking highly competitive returns that are exempt from U.S. Federal income taxes and not subject to the Alternative Minimum Tax (“AMT”). Each Trust will sell up to an aggregate of $100 million Trust Certificates of a given Series, which will bear a fixed rate of interest rate above a Treasury or LIBOR index set at delivery.


Asset class

Fund style


Financial description

The Trust’s’ business is focused on providing short-term/bridge debt financing through the purchase of tax-exempt multi-family revenue bonds. Virtually all of ACDT’s borrowers will be not-for-profit corporations, since they have the ability to issue tax-exempt bonds that are exempt from U.S. income taxes and they receive preferential treatment in competing for Low Income Housing Tax Credits (LIHTCs).
Alliance Fund Management, LLC ("AFM") exclusively represents Alliance Community Development Trust – CRA Series 1 and ACDT Series II ("ACDT" or "Trust"), both of which directly acquire short- to intermediate-term tax-exempt multifamily housing bonds. The bonds are issued (through an appropriate issuer) by qualified 501(c)(3) organizations to finance the acquisition of existing affordable housing properties.
As a “fixed-income” investment the Trusts provides investors with attractive risk-adjusted cash returns which are exempt from U.S. Federal income taxes and are not subject to the Alternative Minimum Tax (“AMT”). The Trust is made available to investors in two series: (1) CRA Series I open to any accredited investor seeking risk-adjusted, tax-exempt earnings as well as investment (and innovative) credit under the United States Community Reinvestment Act (CRA), and (2) ACDT – Series II open to any accredited, qualified investor seeking risk-adjusted, highly competitive returns that are exempt from U.S. Federal income taxes and not subject to the AMT.

12 years

of track record

2012

the year funded

100,000,000 USD

AUM

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Asset manager

SDG goals

SDG targets

Increase aid for trade support

Increase access to financial services and markets

Key performance indicators

Fund overview

Asset manager: Alliance Fund Management

Product track record: Fund has 12 years of track record

Target IRR: 6%

Committed Capital: 35,000,000 USD (US Dollar)

Target return category: Risk-adjusted market-rate of return

Fund domicile:

Product status:

Style/Stage:

Inception year: 2012

Vintage year: n.a.

Target region: , , ,

Target close date: 01/12/2013

Product term: 5 years + up to 5 years ext.

Assets under management: 100,000,000 USD (US Dollar)

Investment size: Min: 5,000,000; Max: 25,000,000; Avg: 10,000,000

Co-investment policy:

Currency of investments:

Currency for fund / product figures:

Fund investments to date: 0

Fund investments to date exited or repaid: 0

Management fee: n.a.

Carried interest: n.a.

Hurdle rate: n.a.

GIIN Investors' Council Investment: No

Limited Partners / Investors: n.a.

Limited Partner / Investor Type: Endowments/Foundations, Family Office, Pension Funds, Other Institutional Investors

Contact

E-mail: n.a.

Website: http://afm123.com

Phone number: 770-874-8800

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Impact Performance

n.a.

Impact thesis

ACDT’s mission, and its bond program, is to offer a short-term financing tool to non-profit owners for the preservation of affordable housing, particularly preservation of those properties which may be “at-risk” of removal from the nation’s affordable housing stock. Numerous mission-based (housing) non-profits are in the forefront of housing preservation through rehab and re-commitment to long-term affordability, but they are being frozen out of the market by heavily capitalized/more institutional developers who have the financial resources necessary to close (on acquisitions) quickly and, in many cases, convert properties to “market rate” rentals or even condos.
AFM and the tax exempt bond product of the Trust fills a gap in this significantly underserved market. While ACDT targets non-profit borrowers, the ultimate beneficiaries are current and future generations of low and moderate income families, individuals, seniors, and the disabled. Long-term preservation of affordable, mission-driven housing is critical to the AFM/ACDT missions. As of today there is little if any competition for the Trust’s financing. Fannie Mae has a bridge finance model, but it requires cash equity in the 25% range. As previously mentioned, the lender who financed our “beta” property charges a 30+% prepayment penalty. Other housing bond buyers almost always have minimum 10 year lock-outs.

Impact Management

n.a.

Financial benchmark