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MORTGAGE NOTES PAYABLE | 12 Months Ended
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Dec. 31, 2024
MORTGAGE NOTES PAYABLE |
MORTGAGE NOTES PAYABLE | NOTE 5. MORTGAGE NOTES PAYABLE Mortgages Payable At December 31, 2024 and 2023, the mortgages payable consisted of various loans, all of which were secured by first mortgages on properties referred to in Note 2. At December 31, 2024, the interest rates on these loans ranged from 2.97% to 4.95%, payable in monthly installments aggregating approximately $1,566,000, including principal, to various dates through 2035. The majority of the mortgages are subject to prepayment penalties. At December 31, 2024, the weighted average interest rate on the above mortgages was 3.68%. The effective rate of 3.77% includes the amortization expense of deferred financing costs. See Note 12 for fair value information. The Partnership’s mortgage debt and the mortgage debt of its unconsolidated joint ventures generally is non-recourse except for customary exceptions pertaining to misuse of funds and material misrepresentations. Financing fees of approximately $2,399,000 and $2,779,000 are net of accumulated amortization of approximately $1,733,000 and $1,353,000 at December 31, 2024 and 2023, respectively, which offset the Mortgage Notes Payable. The Partnership has pledged tenant leases as additional collateral for certain of these loans. Approximate annual maturities at December 31, 2024 are as follows: ​
​ | ​ | ​ | ​ | ​
2025—current maturities |  | $ | 3,579,000 |
2026 | ​ |  | 25,088,000 | ​
2027 | ​ |  | 23,328,000 | ​
2028 | ​ |  | 31,875,000 | ​
2029 | ​ |  | 28,301,000 | ​
Thereafter | ​ |  | 296,434,000 | ​
​ | ​ | ​ | 408,605,000 | ​
Less: unamortized deferred financing costs | ​ | ​ | 2,399,000 | ​
​ | ​ | $ | 406,206,000 | ​
​ On June 16, 2022, the Partnership entered into an amendment to the Facility Agreement. The additional advance under the Amended Agreement is in the amount of $80,284,000, at a fixed interest rate of 4.33%. The Partnership’s obligations under the Facility Agreement are secured by mortgages on certain properties pursuant to certain Mortgage, Assignment of Leases and Rents, and Security Agreement and Fixture Filings. The Partnership used the proceeds to pay down approximately $37,065,000 of existing debt secured by four properties, along with approximately $834,000 in prepayment penalties. The remaining balance of approximately $42,404,000 will be used for general partnership purposes. The breakout by property of the material balances in 2022 are as follows: ​
​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​
​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​
​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​
​ | ​ | PREVIOUS | ​ | CURRENT | ​ | DEFERRED | ​ | ​
​ | ​ | MORTGAGE | ​ | MORTGAGE | ​ | FINANCE | ​ | PREPAYMENT
PROPERTY NAME |  | BALANCE |  | BALANCE |  | COSTS |  | PENALTY
Dean Street | $ | 5,687,000 | $ | 10,322,000 | $ | 109,841 | $ | 160,943
School Street |  | 13,178,000 |  | 26,993,000 |  | 287,159 |  | 171,676
Westgate Apartments |  | 15,700,000 |  | 38,475,000 |  | 409,299 |  | 401,714
Courtyard at Westgate |  | 2,500,000 |  | 4,494,000 |  | 47,831 |  | 100,211
​ | $ | 37,065,000 | $ | 80,284,000 | $ | 854,130 | $ | 834,544
​ On October 14, 2022, the Partnership entered into a loan agreement with Brookline Bank refinancing its loan on 659-665 Worcester Road, Framingham, MA. The agreement pays down the loan on the existing debt of $5,954,546, which has amortized down to $5,935,643 as of December 31, 2024, and extends the maturity until October 14, 2032, at a variable interest rate of SOFR rate plus 1.7% on an interest only basis for 2 years and amortizing on a thirty-year schedule for the balance of the term. At closing, the Partnership entered into an interest rate swap contract with Brookline Bank with a notional amount equivalent to the underlying loan principal amortization, resulting in a fixed rate of 4.60% through the expiration of the interest rate swap contract. The agreement also allows for an earn out of up to an additional $1,495,454 once the property performance reaches a 1.35x debt service coverage ratio and the loan to value equates to at most 65%. ​ Line of Credit On November 21, 2024, the Partnership entered into an agreement for a new $25,000,000 revolving line of credit. The term of the line is three years with a floating interest rate equal to a base rate of the SOFR Rate for a period of one month plus the applicable margin of 2.5%. The loan covenants include a leverage ratio not to exceed 65%, a debt service coverage ratio of not less than 1.5 to 1.0, maximum usage of 1.5 times trailing 12 months EBITDA, minimum liquidity of $15 million, and a minimum debt yield of 8.5%. The Partnership incurred a commitment fee of $125,000. The Partnership will be charged annually an unused line fee, equal to seventy-five basis points (0.75%) between the difference of the maximum availability and the outstanding principal of the line of credit. This fee will be waived for any period in which the Partnership maintains aggregate deposits of twenty million dollars with the Lender. As of December 31, 2024, the Partnership was in compliance with the financial covenants and did not incur an unused line fee. The line of credit may be used for acquisition, refinancing, improvements, working capital and other needs of the Partnership. The line may not be used to pay dividends, make distributions or acquire equity interests of the Partnership. The line of credit is collateralized by varying percentages of the Partnership’s ownership interest in 27 of its Subsidiary Partnerships and Joint Ventures. Pledged interests are 49% of the Partnership’s ownership interest in the respective entities.

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- Definition The entire disclosure for information about short-term and long-term debt arrangements, which includes amounts of borrowings under each line of credit, note payable, commercial paper issue, bonds indenture, debenture issue, own-share lending arrangements and any other contractual agreement to repay funds, and about the underlying arrangements, rationale for a classification as long-term, including repayment terms, interest rates, collateral provided, restrictions on use of assets and activities, whether or not in compliance with debt covenants, and other matters important to users of the financial statements, such as the effects of refinancing and noncompliance with debt covenants. + References Reference 1: http://www.xbrl.org/2003/role/disclosureRef -Topic 470 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 6 -Subparagraph (b) -Publisher FASB -URI https://asc.fasb.org/1943274/2147481544/470-10-50-6 Reference 2: 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