Investing in a Volatile Market RCLCO Institutional Advisory Services March 2016 Robert Charles Lesser & Co. Real Estate Advisors rclco.com
Price Index, All Equity REITs % REIT Markets are Recently Volatile: Are Private Markets Next? 800 REIT Prices Jan 1994-Jan 2016 40 REIT Total Returns 2015 vs. Feb 2016 YTD 700 30 600 500 400 300 200 20 10 0-10 100-20 0-30 Source: NAREIT 2015 Feb YTD 2
Price Index Levered Index Public REIT Pricing is Highly Correlated With and Sometimes Leads Private Real Estate Pricing 700 Public & Private Real Estate Pricing 1Q 1993-Feb 2016 4 600 3.5 500 400 300 200 3 2.5 2 1.5 1 100 0.5 0 0 Equity REITs (L) Private Real Estate Equity (R) Source: NAREIT; NCREIF TBI, estimated adjustment for 40% leverage 3
Cap Rate % RCLCO s Pricing Model is Not Yet Showing Stress, but Risk is Increasing Our pricing model compares pricing for private market real estate to other asset types and general capital market conditions. The model estimates average U.S. commercial cap rates over a long time period. 14 13 12 11 U.S. Cap Rates 1Q 1972-1Q 2016 (Estimated) Historically, when the model s estimated cap rates have significantly exceeded actual cap rates, total returns in the following periods have been negative. 10 9 8 7 6 5 The model is not currently signaling a correction, although the risk is growing as the gap between the modelled cap rate and actual cap rate grows. Estimated Cap Rate Avg US Cap Rate Source: RCLCO; NREI; RCA; Moody s 4
(Capital Market-Driven) Things to Do Now Watch for point of entry opportunities created by volatility in public markets. Develop a target market strategy to enable swift action if short-term pricing opportunities arise. Manage existing portfolios to minimize risk and maximize performance. o Manage leverage Exposure to interest rate risk in variable rate loans. Exposure to refinancing risk. Use scenario analyses to understand debt coverage risk. o Manage portfolio structure Does the portfolio structure allow forward liquidity if needed? As the sector cycle matures, manage vintage and risk exposure, e.g. from leverage, lease-up, and construction. Conduct prudent hold/sell analyses. Consider selling properties that are likely to experience volatility in the near term. 5
Watch for Point of Entry Opportunities: Volatility Can Create Short-Term Mispricing in Public and Private Markets Watch for differences in pricing between public and private markets. REIT pricing could be an indication of private market pricing changes to come. Or, it could be a short-term opportunity to enter the market at a better price point than on the private side. Watch for REITs with strong property fundamentals. Pricing volatility could create short-term opportunities for go-private transactions, REIT share investing, or investing with private equity real estate funds that can move between public and private markets. 20% REIT Premiums and Discounts to Underlying Asset Value 10% 0% -10% REITS occasionally trade at discounts to NAV -20% REIT Asset Value Premium (backs out financial leverage) -30% 1/90 1/92 1/94 1/96 1/98 1/00 1/02 1/04 1/06 1/08 1/10 1/12 1/14 1/16 Source: Green Street Advisors. Data as of March 1 st, 2016. 6
Difference from Peak Level Target Markets: Watch for Diverse, High-Growth Markets That Experience Less Volatility in Downturns and Come Out of Recessions Sooner Economic growth varies considerably at the local level and some markets experience shallower and shorter recessions than others. While Washington, D.C., and Houston, TX came out of the last recession after shallow and short downturns, their dependence on a single industry (government and energy respectively) creates forward risk. Thus it is important to understand the economic structure of each market. Dallas, Boston, and Denver also experienced shallower downturns and recovered from the recession sooner. Conversely, markets such as Detroit, Phoenix, Riverside, and even Los Angeles and Miami were volatile and slow to recover from the last recession. 6% Total Employment as Compared to Peak 4% 2% 0% -2% -4% -6% -8% -10% -12% -14% -16% 2008 2010 2012 2015 2018 F Note: Cities that do not display a value for 2015 (blue bar) have returned to peak employment. Source: Moody s Economy.com 7
Amount Under Construction / 2015 Net Absorption Target Markets: Favor Good Forward-Looking Supply-Demand Balance Construction Pipeline Compared to Demand 7 6 5 4 3 2 1 4 years supply 5 years supply 6+ years supply 0 Dal-Ret Dallas - Baltimore Bal-Ind - Org Orange Co-Ind Mia-Ind Miami - Atlanta Atl-Off- Mia-Apt Miami - DCDC-Off - Office Los LA-Apt Angeles SF-Apt San New NY-Off York - Retail Industrial County - Industrial Office Apartment - Apartment Francisco - Office Industrial Apartment Watch for markets that have strong demand, but smaller construction pipelines. These markets are less likely to experience excess supply in the near future. While these markets have generally been hot (see the historical rental growth graph below), construction pipelines are large as compared to recent absorption. While not all construction is scheduled to be delivered in the next year, these markets are reaching a more mature phase of the cycle. Watch for signs of excess construction such as slowing occupancy gains or rental growth. Y-o-Y Rent Growth 2015 New York NY-Off Office San Francisco - Apartment SF-Apt Los Angeles - Apartment LA-Apt Washington, D.C. DC-Off Office Miami Apartment Mia-Apt Atlanta Atl-Off Office Miami Industrial Mia-Ind Orange County Org Industrial Co-Ind Baltimore Industrial Bal-Ind Dallas Dal-Ret - Retail -2.0% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% Source: CoStar; RCLCO 8
Net Absorption / Total Stock Target Markets: Watch Subtypes and Secular Changes in Property Use Changing retail patterns continue to create a drag on overall neighborhood and community shopping center retail demand, while growth in e-commerce sales creates continued demand for industrial properties closer to population bases. While some retail properties are performing very well (and in fact have been leading some total return indices), it is important to understand the secular factors impacting retail subtypes. Similar secular changes impact other property types. 5% Total Demand 4% 3% 2% 1% 0% -1% -2% 2007 2008 2009 2010 2011 2012 2013 2014 2015 RETAIL INDUSTRIAL Source: CoStar 9
Manage Existing Portfolios Occupancy Low Occupancy Rising Occupancy Rising Occupancy High Occ. Above Average Occupancy Low Demand Improving Demand Improving Demand Improving Occupancy Flattening Occupancy Falling Occ. Flat to Down Rents Flat to Down Rents Rising Rents Rising Rents Flattening Rents Falling Rents Flat to Down No Construction Limited Construction Construction Construction Construction No Construction Industrial Multifamily Prime** CBD Office Single-Family Suburban Office Retail* Select targets for potential investments in markets that have good supply-demand balance. This will vary by property subtype and geographic area within each property type. Review portfolios continually for offense/defense balance. As markets approach equilibrium, ensure the portfolio has enough structural liquidity to rebalance as needed. As the cycle matures, move to a more defensive position with higher exposure to low-risk investments, e.g., watch lease roll, leverage maturities and interest rate risk, exposure to construction, and other budget or lease-up issues. Approach high-yield investments with caution which may add increasing amounts of risk, particularly at this point in the cycle. Increase Vintage New Development Redevelopment & Lease-Up Short-Term Leases Reduce Vintage Reduce Opportunistic Reduce Risk: B / Non-Core, Leverage Long-Term Leases *neighborhood & community centers **includes New York, Washington, D.C., San Francisco, Seattle, Los Angeles, and Boston Source: RCLCO 10
Target Markets: Watch the Cycle is Leasing an Opportunity or a Risk? The apartment sector benefited from the demise of the single-family market in the last recession. However, absent unusual conditions, properties with short lease terms such as apartments, industrial, and hotels can experience higher cash flow volatility than sectors with longer-term leases. Watch exposure to forward lease roll at the property and portfolio level in respect to market conditions. 4% 3% 2% 1% 0% -1% -2% -3% NOI Growth 2002-2015 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Total Leases Rolling BXP DDR PLD SPG Source: NCREIF and 2014 annual reports Apartment Industrial Office Retail Next 3 Years Next 5 Years Next 3 years represents approximate total annual rental revenues under leases expiring in 2015-18; next 5 years is 2015-2020. Source: NCREIF and 2014 annual reports 11
Critical Assumptions Our analysis depends on the correctness and completeness of data available as of the date of this report. The future performance of the global, national, and local economy and real estate market, and other factors similarly outside our control may vary. Given the fluid and dynamic nature of the economy and real estate markets, as well as the uncertainty surrounding particularly the near-term future, it is critical to monitor the economy and markets continuously. Stable and moderate growth patterns are historically not sustainable over extended periods of time; the economy is cyclical; and real estate markets are typically highly sensitive to business cycles. Further, it is very difficult to predict when an economic and real estate upturn will end. Our analysis can not predict unusual economic shocks on the national and/or local economy, potential benefits from major "booms that may occur, or the residual impact on the real estate market and the competitive environment of such a shock or boom. Also, it is important to note that it is difficult to predict changing consumer and market psychology. General Limiting Conditions Reasonable efforts have been made to ensure that the data contained in this study reflect accurate and timely information and are believed to be reliable and comprehensive. This study is based on estimates, assumptions, and other information developed by RCLCO from its independent research effort and general knowledge of the industry. No responsibility is assumed for inaccuracies in reporting by any data source used in preparing or presenting this study. This report is based on information that to our knowledge was current as of the date of this report, and RCLCO has not undertaken any update of its research effort since such date. Possession of this study does not carry with it the right of publication thereof or to use the name of "Robert Charles Lesser & Co." or "RCLCO" in any manner without first obtaining the prior written consent of RCLCO. This study may not be used for any purpose other than that for which it is prepared or for which prior written consent has first been obtained from RCLCO. As such, we recommend the close monitoring of the economy and the marketplace, and updating this analysis as appropriate. 12
Report prepared by: Paige Mueller Managing Director pmueller@rclco.com (310) 923-2909 CJ Faulwell Senior Associate cfaulwell@rclco.com RCLCO 11601 Wilshire Blvd. Suite 1650 Los Angeles, CA 90025 Phone: (310) 914-1800 Fax: (310) 914-1810 www.rclco.com