6.3% Phoenix. Houston. National. Orange Cty. Miami. Inland Emp. San Diego. Dallas. No Signs of a Slowdown: Rent Growth Accelerates in Spring.

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1 MATRIX MONTHLY Rent Survey June 2015 No Signs of a Slowdown: Rent Growth Accelerates in Spring Multifamily rents continue to flourish at historically robust levels, pushed upwards by job growth, pent-up demand from Millennials and favorable demographic factors. ly, rents hit a record high of $1,150 in Yardi Matrix s June survey, up 6.3% year-over-year. Rent growth, which has been above-trend for the last couple of years, actually has accelerated. The average national rent grew 1.3% month-over-month and is up 2.9% over the past three months compared to 1.1% and 2.3% in 2014, respectively. The rapid growth is to some extent seasonal, since multifamily rents tend to increase more in the spring. However, the one-month and three-month increases represent the fastest rent growth in several years. As has been the case recently, the growth was led by the buoyant West Coast and Sunbelt markets. (15.1%), (12.), cisco (11.) and (11.) led the growth on a year-over-year basis, while (13.) and (9.) are among the southern markets with explosive growth. Although the Northeast, Mid-Atlantic and Midwest continue to trail on a relative basis, rent growth is strong across the country. Rents trail the long-term average in only a handful of markets, and only six failed to achieve 4. year-over-year growth: (1.), (2.5%), Washington DC (2.7%), (3.) (3.) and (3.5%). Demand for housing of all types apartments and single-family homes is expected to remain strong. Sales of both new and existing homes in May rose to their highest levels in six years, according to the Association of Realtors. Average Rents $1,160 $1,140 $1,120 $1,100 $1,080 $1,060 $1,040 $1,020 Apr-13 May-13 Jul-13 Aug-13 Sep-13 Oct-13 Nov-13 Jan-14 Feb-14 Mar-14 Apr-14 May-14 Jul-14 Aug-14 Sep-14 Oct-14 Nov-14 Jan-15 Feb-15 Mar-15 Apr-15 May-15 Year-Over-Year Rent Growth All Asset Classes % 2. 8 Year Avg averages include 100 markets tracked by Matrix, not just the 30 metros featured in the report. All data provided by YardiMatrix. 1

2 Trailing 3 Months:, Washington DC Show Signs of Life On a sequential 3-month basis, rents in Yardi Matrix s survey grew by an average 1. per month, one of the best performances in recent years. Rents grew at a annualized rate or better in all but a few markets. Rents in West Coast markets continue to grow at a remarkable rate, led by, where the average rent grew an astonishing 2.5% per month, led by a 2.9% increase in higher-end Lifestyle units., cisco, and also continued to escalate. and Nashville continued a recent surge that signals renewed strength for some recently wavering markets. Rents grew an average 1.7% over the last three months in, in part due to a strong seasonal bounce after a harsh winter. rounded out the top 10, demonstrating resilience in the face of new supply and is holding up well under the pressure of new supply deliveries and lower energy prices. Trailing 3 Months Sequential All Asset Classes % % % % % % % % % % % Trailing 3 Months Sequential Lifestyle Asset Class Trailing 3 Months Sequential Rent by Necessity Asset Class Matrix Monthly June

3 Trailing 12 Months: Ranking Dominated by Metros in West, South On a trailing 12-month basis, rents rose by 4.9% nationally in Yardi Matrix s survey. Rent growth was led by higherend Lifestyle properties, which rose by 5.5% year-over-year compared to 4.7% for Rent by Necessity properties. Although the T12-month metric smooths out seasonal increases, the survey shows that growth is broad-based. Half of the 30 metros in our ranking saw rent growth of 6. or more and only three grew by less than. Recent strong rent growth combined with the long-term absorption trend indicates that gains are likely to intensify in the second half. We expect that robust employment gains, combined with above-trend household formations as Millennials move out of parents homes, will produce enough demand to absorb near-term supply. Trailing 12 Months Year-Over-Year All Asset Classes 1-4.9% Trailing 12 Months Year-Over-Year Lifestyle Asset Class T12-Lifestyle 1 5.5% Trailing 12 Months Year-Over-Year Rent by Necessity Asset Class T12-RBN 1-4.7% Matrix Monthly June

4 Employment/Supply Trends and Forecast Rent Growth Halfway into 2015, Yardi s forecast rent growth is shaping up to be prescient in most markets. We forecast outsized increases of or more in five of the hottest Western growth markets (cisco,,, and ), and all are on track to outperform our sky-high expectations. Yearover-year, three of those markets are up by 11% or more, and is up 9.. Markets in which year-over-year increases are in line with our expectations include:,, and. We underestimated the strength of some markets, particularly (4. forecast, up 10.), (4. forecast, up 5.7% year-over-year) and (6. forecast, up 7.7%). With rent growth so strong, only a handful of markets have underperformed our expectations: (6.5% forecast, up 4.7%), (7.5% forecast, up 6.1% year-over-year) and Nashville (6. forecast, up 5.). Market YoY Job Growth (6-mo moving avg) As of Apr 2015 Completions as a % of Total Stock As of June 2015 Forecast Rent Growth (YE 2015) YTD Rent Growth As of June 2015 cisco % % % 3.5% 4.1% 9.5% % 3.3% % 6.1% 3.9% 1.5% 7.5% 8.7% % 6.9% % 6.5% 4.7% 4.1% 2.9% % 2.9% 2.1% % % % ire % % % 6. Orange County % 6.7% 2.7% 2.7% 5.5% 6.5% 3.9% % 6.5% % % % % % % 1.9% 3.5% 4.3% % 1.5% 1.1% 2.5% 1.7% Twin Cities % 2.5% 3.3% % 1.1% Washington DC % % Matrix Monthly June

5 Market Rent Growth by Asset Class Feb-11 Oct-11 Feb-12 Oct-12 Feb-13 Oct-13 Feb-14 Oct-14 Feb-15 ire Trailing 12 Months Overall Trailing 12 Months Lifestyle Trailing 12 Months Rent By Necessity Matrix Monthly June

6 Orange County Trailing 12 Months Overall Trailing 12 Months Lifestyle Trailing 12 Months Rent By Necessity Matrix Monthly June

7 cisco Washington DC Trailing 12 Months Overall Trailing 12 Months Lifestyle Trailing 12 Months Rent By Necessity Matrix Monthly June

8 Appendix: Year-over-Year Rent Growth for Non-Reported Markets June 2015 Market Overall Lifestyle Rent-by-Necessity San Fernando Valley % Bridgeport - New Haven % 2.9% Central East Texas 3.5% Central Valley 5.3% Colorado Springs 5.9% 5.5% 6.5% El Paso Indianapolis % 1.9% Long Island % Louisville % 4.5% Northern New Jersey % 3.7% Reno % SW Florida Coast % 10.9% Tacoma 7.9% % Triad % 3. Tucson 1.5% 0.9% 1. St. Louis 3.1% % Matrix Monthly June

9 Definitions Lifestyle households (renters by choice) have wealth sufficient to own, but have chosen to rent. Discretionary households, most typically a retired couple, or single professional, have chosen the flexibility associated with renting over the obligations of ownership. Renter By Necessity households span a range. In descending order, household types can be: A young professional double-income-no kids, household with substantial income, but without wealth needed to acquire a home or condominium; Students, who also may span a range of income capability, extending from affluent, to barely getting by; Lower middle-income ( gray collar ) households composed of: Office workers; policemen; firemen; technical workers, teachers Blue collar households, who may barely meet rent demands each month, and who likely pay a disproportionate share of their income toward rent. Subsidized households, who pay a percentage of household income in rent, with the balance of rent paid through a governmental agency subsidy. Subsidized households, while typically low-income, may extend as well to middle-income households in some high-cost markets, such as New York City. Military households, subject to frequency of relocation. These differences can weigh heavily in determining a property s ability to attract specific renter market segments. The five-star resort serves a very different market than the down-and-outer motel. Apartments are distinguished similarly, but distinctions are often not clearly definitive without investigation. The Context rating eliminates that requirement, designating property market positions as: Market Position Improvements Ratings Discretionary A+ / A High Mid-Range A- / B+ Low Mid-Range B / B- Workforce C+ / C / C- / D The value in application of Context is that standardized data provides consistency; information is more meaningful because there is less uncertainty. The user can move faster, more efficiently, with more accurate end results. The Pierce-Eislen Context rating is not intended as a final word concerning a property s status either improvements or location. Rather, the result provides reasonable consistency for comparing one property with another through reference to a consistently applied standard. To learn more about YardiMatrix and subscribing, please visit or call Ron Brock, Jr at x2404. Contacts Jeff Adler, Vice President & General Manager of Yardi Matrix: Jeff.Adler@Yardi.com, x2403 Jack Kern, Director of Research and Publications: Jack.Kern@Yardi.com, x2444 Paul Fiorilla, Associate Director of Research: Paul.Fiorilla@Yardi.com, x5764 Dana Seeley, Senior Research Analyst: Dana.Seeley@Yardi.com, x2035 Matrix Monthly June