Prudential Mortgage Capital Hires Team to Expand Healthcare Lending Strategy; Experts in Seniors Housing and Healthcare Lending Join National Accounts Team

With the increased longevity of Americans amplifying the demandfor healthcare services, health-related expenditures could reach $3.6trillion by 2014, growing at an annual rate of more than 7 percent,according to the Centers for Medicare and Medicaid Services. If actualgrowth matches those projections, the industry will need to find moresources of capital.

"We're delighted to have Jeff and Bill join Prudential to usetheir expertise to help meet the unique needs of the growinghealthcare and seniors housing markets," said David Durning, managingdirector of loan originations for Prudential Mortgage Capital Company."Their combined knowledge and skill will enable us to use our array ofcapital sources to find creative financing solutions as we buildborrower relationships within the industry." Prudential MortgageCapital has originated healthcare loans primarily through itsFHA-lending arm, Prudential Huntoon Paige.

Ringwald, a principal, and Jackson, an associate, both come toPrudential from Guaranty Bank in Dallas and will be headquartered inPrudential Mortgage Capital's Dallas office. As members of theNational Accounts team, both will report to Thor Orndahl, managingdirector and head of the team.

Before joining Prudential, Ringwald was a senior vice presidentfor Guaranty Bank's seniors housing real estate finance group,responsible for loan origination, syndication, underwriting andrelationship management. He handled interim construction, bridge,acquisition, mezzanine and permanent loan financings to include singleproject and portfolio loans. Ringwald earned a bachelor's degree inbusiness administration with a minor in biology, from SouthernMethodist University. He is a member of the National Investment Centerand the American Seniors Housing Association.

Jackson most recently served as assistant vice president,healthcare finance, at Guaranty Bank, with experience in construction,acquisition and permanent underwriting, focusing on seniors housingloans. Earlier, he was a credit specialist at Bank of Texas in Dallasand a sales representative for the private portfolio group at SmithBarney Asset Management. He also served as a Fixed Income Coordinatorfor the former Prudential Securities. Jackson earned a bachelor ofscience in aerospace engineering from the University of Texas atAustin, and a master's degree in business administration from the CoxSchool of Business at Southern Methodist University.

Prudential Mortgage Capital Company, a national full-service,commercial and multifamily mortgage finance business, originates loansfor Fannie Mae DUS(TM) financing and FHA-insured programs, the capitalmarkets, Prudential's general account, and other institutionalinvestors. The company, with $48.2 billion in assets under managementand administration as of December 31, 2005, offers fixed and floatingrate loans; mezzanine, structured financing and interim/bridgelending; affordable housing loans and forward commitments. For moreinformation, visit www.prudential.com/mortgagecapital.

Prudential Financial companies, with approximately $532 billion intotal assets under management as of December 31, 2005, serveindividual and institutional customers worldwide and include ThePrudential Insurance Company of America, one of the largest lifeinsurance companies in the United States. These companies offer avariety of products and services, including life insurance, mutualfunds, annuities, pension and retirement-related services andadministration, asset management, banking and trust services, realestate brokerage franchises, relocation services and, through a jointventure, retail securities brokerage services. For more information,visit www.prudential.com.