The current market conditions are undergoing rapid and unprecedented changes, offering significant opportunities but also posing uncertainties. The key question remains: how can one navigate these fluctuations and make wise investment choices that yield optimal risk-adjusted returns? It boils down to selecting the right timing, assets, and partners.
Prominent publications like The Wall Street Journal have extensively covered why industry leaders are allocating billions to purchase commercial real estate properties at substantial discounts. The surge in interest rates is expected to create unique buying opportunities, akin to those seen during the Great Financial Crisis. To seize this potential, aligning with experienced managers capable of identifying the right investments is crucial.
Choosing the opportune moment—why it’s now:
Several market factors are aligning to create promising investment prospects, reminiscent of opportunities seen in 2009. Disruptions in capital markets, coupled with rising interest rates, are compelling property owners to invest more capital or sell their assets. Owners with variable rate debt are grappling with tripled interest rates, higher reserve requirements, and reduced cash flow. Well-capitalized managers can acquire these assets at favorable prices as owners face imminent debt maturities and limited liquidity.
Numerous assets, although well-situated, top-notch, and performing strongly, will be available for purchase not due to inherent problems in the real estate, but because of existing liquidity constraints and the immediate cost consequences of short-term debt. We anticipate this opportunity to buy will be brief, as prices readjust, and investors who are prepared to capitalize on this moment could attain significant risk-adjusted returns.
Selecting the right assets: resilient and inflation-resistant:
Commercial real estate, particularly multifamily properties, remains a preferred investment class. Multifamily assets have historically proven to be resilient through economic cycles and serve as an effective hedge against inflation. Multifamily landlords can adjust rental rates frequently, providing flexibility in response to economic conditions. Opportunities in supply-constrained markets, especially in the Western U.S., offer sustained rent growth potential and are attractive for investors in volatile times.
Choosing the right partner—experience is key:
Investing with a reputable sponsor is as crucial as the choice of investment. Investors must conduct thorough due diligence and select sponsors with a proven track record spanning multiple market cycles. Experience matters, as successful sponsors can adapt to shifting market conditions and capitalize on emerging opportunities. Transparent partnership structures that prioritize investor interests, such as avoiding promote crystallizations and ensuring sufficient co-investment, are vital.
Opting for the right investment structure: tax benefits and transparency matter:
Closed-end funds provide an advantage by earmarking capital for quick response to distressed deals. This structure allows investors to access a diversified portfolio and benefit from tax advantages unique to real estate investments, including shielding investment income and deferring taxes through depreciation. Unlike some other investments, real estate investments have no limit on interest deductions, maximizing the tax benefits of leverage in a higher rate environment.
How to emerge as a successful investor:
Investors have a favorable window to invest in commercial real estate, particularly multifamily properties. The next 12 to 18 months could present opportunities comparable to or exceeding those after the Great Financial Crisis. Thoughtful investors who partner with experienced sponsors capable of identifying opportunities and executing strategic plans are likely to succeed in the coming years.