How Real Estate Can Beat Inflation

How Real Estate Can Beat Inflation

 

Former president Ronald Reagan once remarked, “Inflation is as violent as a mugger, as frightening as an armed robber and as deadly as a hit man.” While there’s a fair amount of hyperbole in that statement, the comparison of inflation to a robber is an apt one. As a market force, inflation can and will devalue your investments. Fortunately, investors have a powerful tool to restore some balance.

Understanding inflation

What exactly is inflation? The simple definition of inflation is “a general increase in prices and a fall in the purchasing power of money.” The rate of inflation is measured by the Consumer Price Index and reflects the average change over time in the prices paid by consumers for goods and services. There are three things that lead to inflation:

• A cost push, which is an overall rise in prices


• A demand pull, which is a surge in demand for something


• Printing money, which happens when a government is facing a shortfall

The housing market, like all other economic sectors, is impacted by inflation. If there’s a reduction in the available inventory or an increase in demand, prices will go up, as we’ve seen. The price of a house can rise because the actual structure itself may be worth more due to rising lumber costs, but also because people see value in it as an investment.

How to Outperform Inflation

If you were to take your money and leave it in a savings account, you wouldn’t even get a one percent return. Simultaneously, the rate of inflation between April 2021 and April 2022 was 8.3%. Your money would actually lose its purchasing power by sitting in a savings account.

An excellent way to combat inflation is through real estate investing, especially in the rental property market. Even with high inflation, real estate still appreciated well above the general rate of inflation in the past year. While that year-over-year increase in asking rents and home prices could be an anomaly, the demand for rental housing clearly is not. In a study earlier this year, mortgage-finance company Freddie Mac estimated that the national deficit of single-family homes stood at 3.8 million units at the end of 2020. While that shortfall could eventually be made up for, that’s not likely to happen soon. In the meantime, a lot of would-be homeowners will remain in the rental market.

Even if you were to finance your rental property, you’d still be better off financing a rental property than putting your money into a savings account. It sounds counterintuitive, but your debt would be fixed while the rent you could charge would increase with inflation. With tenants paying off your loan, you’d be able to capture the benefits of inflation, both in the rent you could charge, and when you eventually sell your property.

While we don’t know how long we’ll be facing high inflation, investment properties will hedge against inflation for as long as you own them.

 

Source: How Real Estate Can Beat Inflation

https://www.creconsult.net/market-trends/how-real-estate-can-beat-inflation/

2023 eXp Commercial Commercial Real Estate Symposium

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The Commercial Real Estate Symposium will provide junior and senior agents and brokers with valuable insights on topics, including: international opportunities, capital and funding for small businesses in today’s market, how to attract investors, and much more.

Dates: April 25-26, 2023
Start Time: 9 a.m. - 4 p.m. CST
Location: eXp Commercial Campus

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Important: Please download the virtual eXp Commercial Campus prior to the event, and follow the instructions to login and create your avatar. Feel free to explore the campus before the event begins.

 

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https://www.creconsult.net/market-trends/2023-exp-commercial-commercial-real-estate-symposium/

Top 5 New Apartment Amenities to Budget For in 2023

Top 5 New Apartment Amenities

 

It’s budget season for most rental housing operators. Sing it with us: “It’s the most wonderful time of the year…!”  

OK, we concede that not everyone may agree budget season is the most wonderful time of the year. But hear us out.  

We’ve always loved budget season for the opportunity not only to forecast what the future may hold for a community, but also to dream about how we could kick things up a notch. Budget season provides a chance to contemplate what you could add to your apartment community, both in terms of asset and service upgrades, that would elevate your resident experience—and enable you to reduce costs or increase rental rates and resident retention. When you look at it that way, the budgeting process is like putting together your own community-focused wish list!  

While the possibilities to improve your community may be endless, we know that resources are not. With that in mind, we’ve considered the needs and preferences of today’s renters and focused on what upgrades could make the greatest impact.  

 

Here are the top five apartment amenities we think are worth considering for your 2023 community budget: 
 

1. Reconfigured Common Areas that Encourage Work-Life Connections 

The pandemic has undeniably changed how we live and work. More Americans are working from home at least some of the time, and this change is likely to be a permanent one. Says Haley Stofferahn of architectural firm RSP, “Unit layouts are becoming more flexible with details and fixtures that allow tenants to convert bonus rooms into an office, a den or a fitness area. We’re also seeing more built-in workstations within units. Outside individual apartments, what once would have been a disused business center is being replaced with comfortable, connected co-working space.”  

When planning your 2023 budget, consider the common areas in your leasing center, clubhouse, and buildings. Where can you make modifications to better accommodate your residents who are working from home? Are there spaces that are underutilized that could be reinvented as either shared or individual workstations? The National Apartment Association reports that throughout the industry, community developers and owners are adapting common areas for this purpose. “Instead of lounge spaces with soft seating, there are intentional co-working areas,” says Alison Mills, VP of Design and Development at CRG in Chicago. Reimagining underutilized or even obsolete spaces such as business centers to support how your residents live and work today will make your community more appealing to residents and prospective residents alike.
 

2. Unforgettable Resident Events  

According to a RealPage study, one of the NMHC Top 50 ownership groups found that a residents’ likelihood to renew improves by 8% if they made even one friendship or connection within their apartment community.  

If boosting renewals is your goal—and it should be—then strengthening the sense of community among your residents should be top of mind. Purposeful resident events are the ticket to fostering friendships among your community’s residents.  

Resident events have come a long way from the days of drive-through breakfasts. Today’s thoughtfully planned events are about bringing residents together to enjoy memorable, social share-worthy experiences. When planned and executed successfully, resident events can make a positive impact on resident retention and serve as a powerful marketing tool. Prospects frequently study a community’s social feeds when deciding where to live, and when your Instagram feed includes evidence of an active and fun resident community, you’ll drive leasing traffic and leases.  

Consider budgeting for professionals to help you pull of sensational resident events in 2023, such as:  

• Pet costume contest and portraits 


• Murder mystery dinner 


• Charcuterie board design 


• Dive-in disco 


• Comedy in the clubhouse 


• Flower arranging  

Enlisting the help of a professional event planner not only alleviates the logistical party-planning burden from your on-site team but ensures a top-notch event.
 

3. Fitness Center Experience Upgrades 

A new year and a new budget can be a perfect opportunity to upgrade the offerings in your fitness center. Renters’ fitness practices and preferences have changed, and yesterday’s equipment may not satisfy. Multifamily Executive reports that in place of treadmills and other more dated equipment, rental housing communities are adding yoga, barre, and cycling rooms, CrossFit training areas, and internet-connected equipment which allows users to stream classes, work with trainers, and interact with other users. Other high-tech equipment that is popular today includes Peloton bikes, Lululemon’s MIRROR, and rowing machines. And according to the National Apartment Association, “pickleball has become one new darling.” 

In addition to budgeting for new equipment and annual equipment maintenance for the New Year, consider that your fitness center also presents an outstanding opportunity for building community. Just like with your resident events, budgeting for a professional to come in and deliver high-quality, engaging fitness classes and events on-site can be a powerful resident retention and leasing tool.  You can even take the fitness out of the fitness center to an outdoor location such as a community green space, rooftop, or neighboring nature trail. Possibilities include:  

• Yoga classes 


• Fitness bootcamp 


• Zumba  


• Bend and brew (yoga and coffee) 


• Group run followed by a dialogue session with a nutritionist 

To ensure success with your upgrades and events, gather input from your residents before investing in new initiatives. It’s important to match your services to your residents’ desires in order to make a positive impact.
 

4. Upgraded Air Purification Systems 

The rental housing industry is seeing an increased emphasis on air quality both in common areas and in residents’ individual homes. As the Milwaukee Business Journal reported, “the Covid-19 pandemic has forced people to think about the world in new ways, analyzing whether that door handle is contaminated, handshakes are harmless or the air they breathe can be trusted.” In the National Multifamily Housing Council’s 2022 Renter Preferences Survey Report, 71% of respondents report interest in enhanced indoor air quality. An investment in upgraded air purification systems can drive both resident satisfaction and prospective resident demand.  

Systems to consider for your 2023 budget include bipolar ionization systems which purify building common areas such as lobbies, clubhouses, fitness centers, and other amenity spaces. According to Business Insider, this equipment can be integrated into existing HVAC systems to surround and deactivate harmful substances in the air such as airborne mold, bacteria, allergens, and viruses. Communities may also consider upgrading residents’ in-unit air conditioning filters from the standard style to a high efficiency particulate air (HEPA) filter which can, according to the US Environmental Protection Agency, theoretically remove at least 99.97% of dust, pollen, bacteria, and airborne particles.
 

5. New Convenience Services for Residents 

Finally, consider adding services that help to make living at your community both easy and convenient. What could be more appealing to your customers than a lifestyle with fewer everyday hassles?  

For example, have you noticed that residents receive a lot of packages these days? Online ordering and deliveries of perishables such as groceries and meals to apartment community residents have skyrocketed since 2020. That trend shows no sign of slowing down—especially as Amazon recently announced the addition of another Prime Day to the annual calendar, called Prime Early Access Sale (brace yourself!).  

Door-to-door package delivery services can be a huge time- and sanity-saver for both residents and community staff. Consider budgeting for this service in the New Year and removing your team from the chaos that is accepting, storing, notifying, and delivering packages to your residents—so you can focus on the activities that make a bigger impact on your community.  

A resident experience app is another enhancement that benefits both the resident and community team and makes life easier for all. Here are just some of the tasks that can be accomplished from a few of the existing resident apps in the multifamily space: 

• Communicating with residents 


• Scheduling move-ins 


• Managing, scheduling, and tracking maintenance service 


• Managing event RSVPs  


• Tracking rental payments  


• Keyless access control to apartment homes, amenities, and common areas
   

Budgeting for the addition of a resident experience app in 2023 means you can bring a whole host of convenient new services to your residents, while streamlining tasks for your team.   

Preparing your community budget for the New Year can be stressful, we know. Narrowing down the seemingly endless list of initiatives, technologies, and enhancements available to your team can be a daunting task. We hope this list of the top five amenities we think are worth budgeting for serves as a good starting point for you as you consider your many options for making a positive impact on your community.  

Best of luck to you this budgeting season, or as we consider it, the most wonderful time of the year!  

 

Source: Top 5 New Apartment Amenities to Budget For in 2023

https://www.creconsult.net/market-trends/top-5-new-apartment-amenities-to-budget-for-in-2023/

Foreign Investors: What Do They Need to Know Before Investing in the US

Foreign Investors: What Do They Need to Know Before Investing in the US

There are no citizenship requirements for buying real estate in the US. Foreigners who are non-citizens can even apply for a mortgage in the US. However, foreign property owners may face complex tax laws compared to US citizens.There are no citizenship requirements for buying real estate in the US. Foreigners who are non-citizens can even apply for a mortgage in the US. However, foreign property owners may face complex tax laws compared to US citizens. There are also certain factors to consider before buying real estate, such as a visa and other requirements. Here’s what foreign investors need to know before investing in property in the US:

Basic Requirements for Buying Property in the US

The following are basic requirements you’ll need to buy property in the US.

* Valid foreign passport

* US visa

* Social Security number or ITIN

* Bank statements

* Financial documents from your foreign bank

* Evidence of reserves

* Tax return

If you’re only visiting the US to buy property but have no intention of staying long-term, you must hold a B-1 or B-2 visa. The B-1 is for business visits, while a B-2 is for tourism. As a B visa holder, you can stay in the US for up to 6 months at a time, which is generally enough time for you to make any major real estate decisions. However, to secure this visa, you must be able to prove that you have reserves or sufficient funds to support yourself during your stay.

Mortgages for Non-Resident Foreign Buyers In 2021, 61% of foreign buyers made all-cash purchases for property. As a foreign national buyer, you certainly have the option to pay all cash. However, you can also obtain a US mortgage without a US credit history. There are US mortgage lenders that specialize in foreign national mortgage loans. To obtain pre-approval, you’ll need to provide additional requirements that demonstrate your ability to make payments on the property, including evidence of assets or savings that can help you make a down payment.

Because you don’t have a US credit history, the US lender will also likely use an International Credit Report. The credit report will provide data that mortgage lenders would typically need to assess creditworthiness. It will reveal your credit history in your home country, property ownership, and property tax. The lender will also investigate public records to identify if there are any liens, judgments, or foreclosures in your name for property inside and outside the US.

Taxes for Foreign Property Owners

The Foreign Investment in Real Property Tax Act of 1980 (FIRPTA) may apply to your property purchase. The tax law will impose a US income tax on you should you eventually decide to sell the property or receive income from it. In general, income from US property owned by a foreign national is taxed at a 30% rate. However, there are tax treaties that exist with several foreign countries. And if the treaty applies to you, you might enjoy a reduced tax rate. Additionally, some states may require an additional holdback from a foreign investor when they do sell a property in the United States.

Because of the complexities of investing in real estate in the US as a foreigner, it’s best to work with a reputable real estate company.

 

Source: Foreign Investors: What Do They Need to Know Before Investing in the US

https://www.creconsult.net/market-trends/foreign-investors-what-do-they-need-to-know-before-investing-in-the-us/

The Dangers of Selling Commercial Property Too Late

The last downturn

cost those who chose to sell commercial property an average of

30.3% of their property value

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Reason #1

Why people sell commercial property too late:

Complacency

 

Complacency is the most dangerous state to ignore.

It’s the moment before the market corrects and values decline. When the market goes through this initial correction, our natural tendency is to be complacent because initial corrections actually look like a cool-off period.

Then we expect the market to pick up again and continue with its growth phase.

But, the market continues to deteriorate and worries creep in as we wonder what is going on. Next, it is normal to say to yourself that your investments are good ones that they’ll ultimately come back.

When the market continues to soften until it seems there is no hope in coming back, that’s the absolute bottom of the market and the worst time to sell.

 

This point of capitulation is one of surrender and of asking how the government could let something like this happen.

---

Reason #2

Why people sell commercial property too late:

Ownership and Identity

 

In order to avoid loss, people will overvalue what they own.

That is what Richard Taylor, Daniel Kahneman, and Jack L. Knetsch identified with the Endowment Effect. In fact, Kahneman and Knetsch won the Nobel Peace Prize for their research in this area of behavioral economics.

---

It’s normal for people to overvalue what they own.

---

In a study with Cornell undergrads, broken into groups and given identical coffee cups, Kahneman and Knetsch told one group to value the cups they owned and the other group to value the cups they would purchase.

They found the undergrads with the coffee cups were unwilling to sell their coffee cups for less than $5.25 while their less fortunate peers were unwilling to pay more than $2.25 to $2.75.

But, it was Carey Morewedge’s research into the Endowment Effect that revealed that it’s not loss aversion that leads to overvaluation, it’s ownership and identity.

Morewedge found that it’s our sense of possession that creates the feeling of an object being mine, which then becomes a part of our identity.

 

---

Reason #3

Why people sell commercial property too late:

Loss Aversion

 

Why is it so difficult to sell commercial property in a market decline?

According to Brafman and Brafman, authors of Sway: The Irresistible Pull of Irrational Behavior people will go to great lengths to avoid perceived losses.

What’s more, people also succumb to their will to recover what once was.  They will spend whatever it takes not to lose, be it time, money, or emotional resources.

Imagine watching someone playing craps in Las Vegas. When they are on a roll, taking in their winnings, they race through the growth phase, reaching the peak of the game.

They feel ecstatic.

But what happens when the tide turns and they start to lose?

They enter the complacency stage, call it a short turn of bad luck, and keep playing.  They believe they will return to the top. But their bad luck continues.

By waiting to avoid losses, people hold off and then sell at the wrong time — maximizing their losses.

 

They lose their winnings, keep playing and generate losses. They would rather hold onto the idea of getting back to where they were at almost any cost than realizing their loss and moving on to another opportunity.

---

Reason #4

Why people sell commercial property too late:

Self Reliance Time Traps

Time Trap #1: Self-Education

 

People will self educate online because it is free and immediately available. A review of the search term on Google for “commercial real estate trends” returned 152 million results. A search for “commercial real estate trends YouTube” turned up 310 million results!

No doubt, an abundance of free information in the form of market data, blogs, market reports, and online opinions on what’s happening in the market is available.

Time Trap #2: Friends, Family, and Non-Commercial Advisors

 

When we aren’t sure what to do, we often consult friends, family, and non-commercial real estate advisors for input. Unfortunately, these people will not want to be the ones to say sell because it is easier to say no and risk being wrong than to say yes and risk not being right.

Plus, most of these folks will not have the data that you have seen here. These people are more likely to share anecdote based advice like “My friend made a killing in real estate. You should hold on, it will come back.” Remember, people who made this mistake lost in 2008-2010.

Time Trap #3: Hire a Traditional Broker

 

It is easy to find a traditional broker, given that 1 in 164 people in the United States today have a real estate license. According to the National Association of Realtors, there are about 2 million active real estate licensees in the United States.

The problem is that most traditional brokers do not specialize in Commercial Real Estate, Investment Sales and further specialization by property type. 

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Have you thought of selling your property and would like to know what it's worth? Request a valuation for your property below:

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eXp Commercial Chicago Multifamily Brokerage focuses on listing and selling multifamily properties throughout the Chicago Area and Suburbs.

We don’t just market properties; we make a market for each property we represent. Each offering is thoroughly underwritten, aggressively priced, and accompanied by loan quotes to expedite the sales process. We leverage our broad national marketing platform syndicating to the top CRE Listing Sites for maximum exposure combined with an orchestrated competitive bidding process that yields higher sales prices for your property.

 

 

https://www.creconsult.net/market-trends/the-dangers-of-selling-commercial-property-too-late/

What Are the Top Two Real Estate Fundamentals to Keep in Mind When Investing?

What Are the Top Two Real Estate Fundamentals to Keep in Mind When Investing?

There are different ways to invest in real estate. If making money sooner rather than later is your goal, one of the key ways you can do that is by purchasing real estate that you can rent out. Another way to earn money is by buying undervalued real estate, fixing it up, and selling it for a profit. You may even be considering participating in real estate trust (REIT) exchanges. Whether you’re planning to become a landlord or a real estate flipper or diversify your portfolio, there are important factors to consider before investing in property. Let’s break down each of these:

Define your Investment purpose

Define your reasons for investing. What are your cash flow and profit expectations? Are your goals short-term or long-term?

As mentioned, there are different ways to invest in real estate. Are you buying property for self-use? This approach allows you to save on rent while also enjoying value appreciation. Or are you planning to be a landlord so that you can gain regular rental income and long-term value appreciation? There’s also the option to buy and sell or “flip a house” for a profit. There’s also the long-term buy and sell option, which means investing in real estate now in the hopes that it will appreciate over a long period and satisfy your long-term goals.

Understand the importance of location

“Location, location, location.” Location cannot be stressed enough because renters and home buyers will also be prioritizing the location of their houses. A potential tenant or buyer may love the home but will hesitate if its location is in a “bad” neighborhood or “off-grid.” Unless the renter or buyer’s goal is a secluded home in isolation, they’re likely looking for access to markets, healthcare facilities, schools, gas stations, and public transportation.

Generally, the closer your investment is to local amenities, the better. We live in a day when “30 minutes or less” and “same-day delivery” is still not fast enough for most consumers. The same goes for traveling to amenities such as grocery stores, hardware stores, restaurants, shops, and entertainment. Renters and homeowners also want easy access to public transportation to ease their commute to school and work. This includes a preference for properties closer to highways, bus stops, and train stations.

But what do you do when supply is low, and prices are high in the best neighborhoods? You do your research and look for the locations that have potential. Look for signs that a community is growing. Watch out for access to major roadways, new constructions, declining crime rates, and city development projects. It’s also a good sign if the area has popular chain businesses coming soon or if an established company has announced they’ll be opening a branch or office in the area. Any sign of new construction and businesses mean more jobs. And more jobs mean more people are moving to the area and looking for homes.

 

Source: What Are the Top Two Real Estate Fundamentals to Keep in Mind When Investing?

https://www.creconsult.net/market-trends/what-are-the-top-two-real-estate-fundamentals-to-keep-in-mind-when-investing/

Why I Want to Know More About ESG in Multifamily

Why I Want to Know More About ESG in Multifamily

Interviews for this year's 20 for 20 White Paper, ESG (Environment, Social and Governance) was an unsurprisingly common theme. Based on the 20 conversations with senior executives, it seemed that ESG was becoming a driver in many decisions, including technology implementations.

At the time, I noted that while the influence was big, it was unspecific. The parameters executives used to define potential ESG benefits of technology projects seemed extremely broad. The most sophisticated companies in the domain appeared to be at the stage of defining how they could measure ESG rather than using it as a decision-making criterion for individual projects. 

The broader media coverage of ESG in the nine months or so since those interviews has presented a mixed bag of views on ESG. It makes me want to know more about how it's affecting multifamily operations and technology. 

A Shifting Tide?

I was interested to read a recent special in The Economist (ESG Investing: A Broken Idea) that provided a detailed review of current ESG investment practices. The collection of articles referenced (and were perhaps inspired by) an essay series by Tariq Fancy, the former chief investment officer for sustainable investing at BlackRock, the world's largest asset management company. 

Fancy called into question the ultimate benefits of ESG initiatives, claiming that the profession is little more than "marketing hype, or spin and disingenuous promises from the investment community." He pointed out that investments were rendered acceptable according to the ESG narrative that could be established rather than hard facts about their benefit. 

The Economist took a similar perspective, generally calling into question the legitimacy of current ESG measures for several reasons. One, there are far too many of them. A study of six ESG rating agencies found that they used 709 metrics across 64 categories, only ten of which were common to all six agencies. 

As well as the sheer number of metrics, the Economist questioned the variety of interchangeable metrics that can contribute to ESG scores. If firms can balance poor "environmental" scores with higher "social" ones—which are heavily dependent on the prevailing political climate—it is hard to see how the scores encourage real accountability. 

The Economist strongly suggests that the ESG industry is, at least in part, driven by the need for asset management firms to identify new revenue streams. The recent apparent cancellation of "Dilbert" cartoons for ridiculing ESG culture at work also suggests a sadly familiar politicization of what ought to be a force for good.

A Multifamily Perspective

My sense from the executive interviews is that multifamily perspectives of ESG are firmly downstream of the broader investment community. Of the interviewees, public companies or anyone who has to raise capital paid the most attention to ESG. If investors look increasingly to the ESG performance of companies in deciding where they place investments, then ESG is de facto important. But details are scant.

The Economist's strong recommendation is to scrap most of what investors currently think of as ESG and replace it with just "E," which should stand not for "emissions" rather than "environmental." 

If companies were to hold themselves to the standard of trying to reduce emissions, stakeholders would at least have a chance to establish whether or not the companies were achieving their goals. There would also be a clear and broad benefit: reducing the contributions to climate change. 

The appeal of this approach is to make targets specific and measurable. The article parallels the other things we use to measure investments, most notably accounting measures. For example, the metrics included in companies' profit and loss statements and balance sheets are concrete in a way that ESG metrics currently are not. 

Towards Concrete Measurements?

If the tide were to turn in the investment community way the Economist and Mr. Fancy recommend, it is interesting to consider what it would mean for multifamily. It might tighten the scope so that only things with a direct environmental impact matter. Utility usage and the selection of development materials could become the primary or even the sole focus of the thing we currently call ESG. 

Of course, at this point, nobody knows how priorities will change. But what particularly interests me is what multifamily firms are actually doing concerning ESG. 

When I prepare to interview 20 more leaders at the end of the year for next year's paper, you can be sure I will ask them for their views on ESG initiatives. I want to know more about what went on this year, how we can expect them to change in 2023, and to get a read on where ESG sits in the priorities of executive leadership.  

 

 

Source: Why I Want to Know More About ESG in Multifamily

https://www.creconsult.net/market-trends/why-i-want-to-know-more-about-esg-in-multifamily/

Maintaining Your MultiFamily Real Estate Investments Property Checklist

Maintaining Your Multi-Family Real Estate Investments Property Checklist

Penny wise and pound foolish. Everyone has heard that old saying, but do you really know what it means. At its most basic it means to not choose to save pennys on items that if not addressed will cost you much more (back when this saying first came about, a British pound comprised 240 pennys). How this applies towards real estate investments are many fold, and specifically really seen in the area of maintenance.

In fact, most savvy real estate investors realize that the best way to maximize their returns is to make sure that their investments are well maintained. Not only will a well maintained property maximize their returns, but it will also protect their investment by at the very least maintaining their ROI.

Maintenance is as critical to your investment as any other component as staying ahead of issues can save you money, time and potential headaches. We reached out to our friends at Perma Pier to help us put together a checklist of sorts for routine property maintenance and advice on what to look for to prevent any issues getting out of hand. Here's a few of the tips you'll find:

• Walk Thru each unit at least annually to check for small water leaks, that may easily be fixed for a few dollars, vs. replacing damaged wood due to a continual leak.

• Have your electrical system inspected or tested annually: electrical issues account for 24.5% of all reported fires in non-residential buildings.

• Inspect the caulking and weather-stripping around windows and doors: finding and fixing air leaks could save you thousands in energy bills.

• keep an open line of communication with your residents and encourage them to report maintenance items they see and/or feel need attention.

 

 

Source: Maintaining Your Multi-Family Real Estate Investments Property Checklist

https://www.creconsult.net/market-trends/maintaining-your-multi-family-real-estate-investments-property-checklist/

The Future of Multifamily is Now

The Future of Multifamily is Now

Here are three fascinating current trends in multifamily housing that are dramatically changing the rental market as we know it:

1. Build-To-Rent (BTR) Single-Family Homes Are Bringing Privacy and Backyards to Renters 

The development of new, single-family homes specifically built for the purpose of renting is a trend that Forbes says is “hot and getting hotter by the minute.” According to RentCafe, Build-To-Rent homes are desirable because “the trend combines the financial and leasing flexibility of a rental with the amenities and convenience of a professionally managed property, all while living a single-family home lifestyle.”  

Built-To-Rent single-family homes have wide appeal. Renters of all demographics are tempted by more space and privacy than can be found in a typical multifamily community. Many would-be-homeowners may not be in a position to purchase a home, thanks to skyrocketing home prices which are outpacing wage growth. Inflation and rising interest rates compound the affordability challenge. Build-To-Rent has found its sweet spot, according to Forbes: at “the intersection of desire for a home and economic reality.” 

That explains why single-family rental home construction is going gangbusters all across the country. 2021 was a record year with 6,740 new Build-To-Rent homes completed. 2022 promises to be even stronger with nearly 14,000 Build-To-Rent homes under construction as of January, according to RentCafe’s analysis of Yardi Matrix data.  

GlobeSt reports that Build-To-Rent is becoming more important to institutional investors and has in fact outperformed traditional multifamily for the past five years. Says Paul Fiorilla of Yardi Matrix, “With so much capital looking to invest in the sector, and the demand for rentals rising, build-to-rents are likely to increase rapidly for the next several years, if not longer.” It appears this housing trend will play an outsize role in the future of the rental housing industry for years to come.  

2. Co-Living Arrangements Are Making Space-Sharing Glamorous 

The term co-living might conjure up housing arrangements that are less than desirable for most adults, such as cramped college dorms, youth hostels, and co-ops. But the concept of co-living is experiencing what some refer to as a glow-up: it’s gotten better over time.  

What is co-living, exactly? According to SALTO, “co-living is when a group of three or more unrelated people live together in one place.” The concept has evolved dramatically in recent years and come to include a wide variety of living arrangements which are much more attractive than shared spaces of old. Says CBRE, modern co-living properties are much like student housing for young professionals. The purpose-built or renovated multifamily assets are designed around several unrelated individuals sharing an apartment unit, sometimes referred to as a ‘pod.’” 

The concept of co-living is gaining in popularity for several reasons, including:  

• Appealing amenities: Co-living spaces differ widely, and their amenities do, too. But most make life easier and more enjoyable with creative perks such as furnishings, bundled utilities, coworking areas, and community events. 


• Flexible lease terms: Many co-living spaces allow residents the freedom to move when the spirit moves them, whether to experience a different floorplan across town or a different lifestyle across the globe 


• Camaraderie and connection: Many co-living communities feature gathering spots such as cafes and offer social events like happy hours, comedy open mic nights, and exercise classes 

• Shared Economy: Co-living appeals to residents who prefer to rent vs. own—not just their home, but their experiences and things. Consider the popularity of other sharing solutions such as Uber, Airbnb, JUMP bikes or Rent the Runway.  


• Affordable luxury: Sharing a living space can allow renters to save money while maintaining a higher standard of living than they might enjoy on their own. 

Co-living is another rental housing trend that appears to be both heating up—and here to stay. CBRE reports that “co-living companies plan to open more than 55,000 beds in the next few years and have raised hundreds of millions of dollars of equity to meet their expansion targets.” According to Vox, major co-living companies include Common, Ollie, Quarters, Startcity, X Social Communities, and WeLive, which is run by the co-working company WeWork.

 

3. Flexible, Short-Term Vacation Rentals Are Easier to Manage 

Speaking of the shared economy, another trend we are watching in the multifamily space is how renters, owner/operators, and technology companies are innovating to get in on the unsatiable demand for short-term vacation rentals. This has been a volatile space for rental housing, with many owners’ policies and leases as well as local zoning laws regulating or even forbidding short-term vacation rentals. Despite that, PropModo reported at the beginning of 2021 that 65% of recent Airbnb bookings were in multifamily buildings—and home rentals have outperformed hotels in 27 global markets since the start of the pandemic. Clearly the appetite for short term rentals is healthy.   

The vacation rental’s most well-known player, Airbnb, has deployed various solutions in an effort to capture a slice of the multifamily rental market as vacation rentals—some more successful than others. For example, the company’s “Airbnb-friendly building program” was put on the back burner in March 2020 according to Rental Scaleup.   

In June of 2021, multifamily software and data analytics provider RealPage announced an exclusive partnership with Airbnb to launch an apartment home sharing solution called Migo. According to a RealPage press release on the launch, “residents can recoup a portion of their monthly rent depending upon how frequently they home share exclusively on Airbnb. Owner can differentiate their apartment offering and share the financial benefits of home sharing with residents.”  

Benefits of offering home sharing as an amenity for rental housing communities include: 

• Financially advantageous for both renters and building owner/managers 


• Added incentive for real estate investors 

• Higher stabilized occupancies, faster lease ups, and enhanced property NOI 


• Improved resident satisfaction 

Home sharing may not be suitable for all communities. It is most desirable and practical in urban core areas with high walkability. Newer communities equipped with smart access technologies are particularly well-suited to home sharing.  

The pandemic caused a shift in the way people live, work, and travel. Many who formerly reported to an office setting daily have transitioned to hybrid work or permanent work-from-home arrangements, allowing more time and freedom to travel. According to Forbes, “with more people working remotely now, renters can travel more and not risk losing as much money on rent. It could increase listings (on Airbnb) quite substantially, with close to 50 million rental units in the U.S. alone.”  

We’ll be closely watching to see how successful rental housing owner/managers are at participating in the vacation rental economy. It seems evident that home sharing is here to stay; what’s less clear is how adept multifamily operators will be at managing the demand and accompanying challenges of short-term rentals.  

 

------------------------------- 

It’s true that the future of multifamily may not look quite like the setting of The Jetsons. For example, we have yet to see a rental housing community with conveyer belts that take residents from point A to point B. We’re also still awaiting the flying car that folds itself into a suitcase, no garage required. Developers have not mastered the 1,000-unit community on stilts concept just yet, and while multi-use real estate is all the rage, we’re still watching for the first rental property to feature a floating shopping mall.

Nonetheless, today’s reality for owners and managers of rental housing is evolving rapidly, and we’re excited about the rapid pace of innovation and the potential that comes with it.  

 

Source: The Future of Multifamily is Now

https://www.creconsult.net/market-trends/the-future-of-multifamily-is-now/

100 Roosevelt re-present

Value-Add Office Complex w/Multifamily Redevelopment Potential
Wheaton, IL
$1,375,000
https://www.creconsult.net/listings-2/park-place-of-wheaton-100-w-roosevelt-rd-wheaton-il-60189/

Why Should I Sell My Multifamily Property?

Why should I Sell My Multifamily Property?

There are a number of reasons why people decide to sell their multifamily property, but most can be categorized into three groups: Problems, Opportunities, and Changes.

With this decision though comes the consideration of capital gains tax and how to ensure you are getting the most for the sale of your property.

There are several reasons why people do sell:

Problems:             

• Management


• Vacancy


• Maintenance


• Stress


• Health


• Debt


• Neighborhood


• Interest Rates

Opportunities: 

• Strong Market Values


• Alternate Investment


• End of the Hold Period


• Tax Savings

Changes:               

• Divorce


• Death


• Retirement


• Partnership Split


• Relocation


• Consolidation


• Diversification

What do I do with the sales proceeds? I don't want to pay Capital Gains Tax!

There are several options for sellers to defer or minimize capital gains taxes:

• 1031 Exchange


• Delaware Statutory Trust/Deferred Sales Trust  (DST)


• Tenancy in Common Investment (TIC)


• Installment Sale

How do I know I am getting the most money for my property?

We not only market properties for sale. We make a market for properties we represent. Each offering is thoroughly underwritten, aggressively priced, and accompanied by loan quotes to expedite the sales process. We leverage our broad national marketing platform syndicating to the top CRE Listing Sites with direct outreach to our investor database and an orchestrated competitive bidding process that yields higher sales prices. 

What is my property worth?

Contact Us to discuss what information is needed to complete a Complimentary Commercial Broker Opinion of Value (BOV). 

I’m not interested in selling at this time.

This is understandable as only about 5% of the market trades in any given year. We are also happy discuss any purchase or refinance interests and recommend some physical and operational changes you can make to add value to your property you will appreciate when you eventually sell.  

 

Have you thought of selling your property and would like to know what it's worth? Request a valuation for your property below:

Request Valuation

eXp Commercial Chicago Multifamily Brokerage focuses on listing and selling multifamily properties throughout the Chicago Area and Suburbs.

We don’t just market properties; we make a market for each property we represent. Each offering is thoroughly underwritten, aggressively priced, and accompanied by loan quotes to expedite the sales process. We leverage our broad national marketing platform syndicating to the top CRE Listing Sites for maximum exposure combined with an orchestrated competitive bidding process that yields higher sales prices for your property.

 

https://www.creconsult.net/market-trends/why-should-i-sell-my-multifamily-property/

Kankakee Reduced

Price Reduced! 23-Unit Multifamily Offering in Kankakee, IL
$949,000 https://www.creconsult.net/listings-2/for-sale-fully-occupied-23-unit-multifamily-property-kankakee-il-9-6-proforma-cap-rate/

What is the Full Property Life Cycle?

What is the Full Property Life Cycle?

Technology has taken multifamily by storm, yet the adoption of advanced solutions remains behind the curve on the maintenance side of operations. Some operators have finally replaced paper work orders and make-ready white boards with an online service request platform, but many continue to relegate other aspects of the physical property life cycle to antiquated methods.

Service request platforms and maintenance workflow solutions have proven invaluable in the day-to-day management of apartment communities, streamlining the process and eliminating much of the opportunity for human error. However, physical care for a property extends far beyond routine resident work orders. Given the current hiring and retention challenges among multifamily maintenance teams, the efficiencies afforded by technology are required across the board.

The industry must take a hard look at opportunities to empower maintenance teams with solutions built to save time, preserve properties, enhance data collection and increase asset value. There are several points in the property life cycle where operators can deploy solutions to support their teams.

Due Diligence
Comprehensive property inspections are a critical component to assessing the viability of value-add programs, making in-depth due diligence efforts paramount to asset success. Historically, this process has involved paper inspection forms. As with any paperwork system, forms vary due to inspector subjectivity and carry an increased potential for human error. Leading operators have switched to digital, mobile inspection forms that guide inspectors through the process. Customizable digital inspection templates create consistency in the process, as well as immediately accessible data, saving time and improving decision-making.

Procurement
Supply chain issues and increased material costs have created significant procurement issues for property teams in recent years. While visibility into the supply chain remains strained in areas, digital maintenance and inspection platforms reduce pain points associated with the procurement process. For example, using procurement technology, technicians can enter parts and materials needs from the field and link them to specific homes, common areas or amenities. This complete visibility is critical for budgeting purposes and keeps teams organized. Such platforms will soon feature the ability to search parts catalogs and source materials from the field, expediting repair times. They also allow maintenance teams to proactively order parts, appliances and materials in advance to ensure they are on hand when needed.

Asset Tracking
Digital asset tracking systems allow operators to keep a pulse on their communities by logging all property assets, from refrigerators to light bulbs. Searchable asset archives provide the status of warranties, anticipated appliance lifespans, asset replacement histories and backstock inventory, creating a database that bolsters budgeting and efficiency, and takes the guesswork out of property upkeep.

Preventive Maintenance
With everything maintenance teams have on their plates, preventive maintenance often slips through the cracks. In addition to managing the day-to-day duties for maintenance teams, workflow platforms allow operators to schedule preventive maintenance tasks and stave off potential property issues before they occur. A well-executed preventive maintenance program can save a community thousands of dollars simply by averting large-scale maintenance issues. When added to the regular workflow schedule, operators have better oversight of preventative maintenance practices, creating a trackable work history on major property infrastructure and establishing documentation for insurance and compliance verification.

Inspections
No property team looks forward to annual inspections, but the process is shortened and made less painful with the use of digital inspection templates customized for each asset. Also, operators can ensure compliance with a comprehensive inspection platform that requires necessary boxes to be checked. The instant and easily accessible reporting provided through digital inspection platforms also makes it simple for operators to identify and address property needs. It provides transparency at all levels of the organization, keeping everyone informed in real-time.

Disposition
By maintaining electronic documentation throughout an asset’s life cycle, including inspection records, preventive maintenance reports, daily maintenance logs and a comprehensive list of physical assets, the property is well positioned for disposition. When buyers are provided with factual information on the physical status of the property, as well as its maintenance history, it saves them time during their own due diligence process and poises the seller to realize the full value upon sale.

Smart technology solutions exist to support the community upkeep efforts of on-site teams. Maintenance and inspection teams are the first lines of defense against physical property issues, and they shouldn’t be the last to be equipped with the technology needed to do their jobs efficiently and effectively. Digital platforms go beyond saving time and expense by streamlining the routine maintenance workflow. When maximized, they improve budgeting, procurement, troubleshooting, tracking and reporting, reducing overall operating costs and preserving assets in the long run. By taking a holistic approach and empowering teams with comprehensive solutions that account for asset needs throughout the property life cycle, management companies can establish an operational advantage across their portfolios that will benefit them for years to come.

 

Source: What is the Full Property Life Cycle?

https://www.creconsult.net/market-trends/what-is-the-full-property-life-cycle/

2023 eXp Commercial Commercial Real Estate Symposium

REGISTER TODAY

The Commercial Real Estate Symposium will provide junior and senior agents and brokers with valuable insights on topics, including: international opportunities, capital and funding for small businesses in today’s market, how to attract investors, and much more.

Dates: April 25-26, 2023
Start Time: 9 a.m. - 4 p.m. CST
Location: eXp Commercial Campus

We look forward to seeing you in the metaverse!

Important: Please download the virtual eXp Commercial Campus prior to the event, and follow the instructions to login and create your avatar. Feel free to explore the campus before the event begins.

 

+ Add to Google Calendar   + Add to iCalendar

 

Interested in Joining eXp Commercial as a Commercial Real Estate Agent?

Further Info

https://www.creconsult.net/market-trends/2023-exp-commercial-commercial-real-estate-symposium/

How to Upgrade Your Property but not Over Improve it

How to Upgrade Your Property

 

If you are running a Class B asset, it can sometimes be hard to compete with the newer, nicer properties.  They have amenities and features (and many times, even a budget) that you just don’t have.  However, as markets get more competitive, it is necessary to keep your community looking sharp and up to date in order to attract quality tenants who will care for your property.

Property improvements and upgrades can be expensive.  And, it is easy to over-improve.  I’ve been guilty of it several times.  But, over the years, I’ve learned a few key practices and thought processes to maximize the return on your property upgrades and to help you select the improvements that will become a profit center and not just a cost. With that in mind, here are a few things to consider…

Know Your Market.  A word of caution, before you start, you need to do your homework.  The location of your property, the people working in the area, and the nearby amenities will all help determine what the right features should be for your property.  You don’t want to waste your money on amenities that don’t add value to your tenant demographic or that won’t get used.

Not everyone wants or needs a dog walking area or a bike room.  Survey your current residents for what upgrades they want – or, if you think you will be changing your tenant profile, determine your target demographic, and look to what the newer properties are offering to that market.  You might be surprised at what features and amenities are priorities to your target market.

 

Go For a ‘Wow’ Feature.  Make your property stand out.    One of the first goals in adding value is to differentiate your property.  Your goal is to create something at your property that the prospect wants, but that they can’t get anywhere else – at least not in your price range.  This might mean, for example, creating a large, walk-in closet, complete with a high end closet organizing system versus the other properties that just have a standard closet.  If you’re renovating your unit, think about how you can steal space for this.  Most units these days are lacking in storage space.

It could be a unique common area amenity like a great BBQ or pool area.  It could be unique services that you offer.  Even doing a two color paint job vs. one color in the units can make a difference.  Maybe your future residents get to choose from a palette of colors.  Whatever it is, the key is to make your property stand out in the mind of the prospect.

If nothing else, I try to add a few features in the apartment that are ‘one step up’ from what the prospect might expect in comparable priced units.  This might mean a nicer appliance, or electrical outlets with USB ports.  The key is to be different and better in the mind of the prospect.

 

Think upgrades that have Operational Benefits.  Think improvements like using LED lighting to save on energy bills, or adding a camera system that not only makes residents feel secure, but helps eliminate some of the problems you’ve had at your property.  Perhaps upgrading the bath vent fans in the units to ones that are quieter and have stronger air flow.  This not only make your tenants happier (to not have that noisy vent fan), but reduces the chance of mold developing.  The list goes on and on.

Energy savings is a great area to look at.  Smart lighting systems or thermostats not only save money and energy, but also have a ‘cool’ factor (pun intended).  How nice would it be for your resident to be able to turn on their air conditioning 30 minutes before getting home.  Or, with a smart lock, to be able to let in their guest, even when running late.

I once rented an office at a co-working space.  The hallway lighting was motion activated, and monitored what times people tended to be in the offices and when they left.  This helped keep the hours that the heat and air conditioning were on to a minimum, while still keeping us, as tenants, comfortable.  You can do something similar at your property.

 

Think Amenities that Bring People Together.  Renters today are looking for a sense of community.  You want that too – encouraging connection amongst your residents keeps them happier and keeps them longer.  That means less turnover for you and a building that becomes more in demand as residents encourage their friends to move to your property as well.

People spend so much time on technology these days, that they are looking for more human interaction in their community.  Providing an amenity that aids in the meeting of fellow residents is the type of thing renters are looking for in their living experience.

You might have unused or underutilized outdoor space that could be converted into an area for social gatherings.  Common cooking spaces, dog parks, community gardens, or rooftop decks and coffee bars are all places residents can gather to get to know each other.  Creating great community amenities that encourage mingling and socializing is a great use of your renovation dollar.

When planning your renovations, always select your projects with intention.  When it comes to attracting and keeping quality residents, the amenities and upgrades you choose make a big difference.  Residents today are looking for amenities that provide convenience and a sense of community.  Your goal is to meet those needs and do what you can to keep them longer.  Remember, reducing turnover makes you money in the long run.

A word of caution - Always keep the base level of your competition and the reputation of the neighborhood in mind.  People will only look in a certain price range in any given neighborhood.  Above that, they go to the ‘next best’ neighborhood to look.  I wish you great success in your next renovation.

 

Source: How to Upgrade Your Property but not Over Improve it

https://www.creconsult.net/market-trends/how-to-upgrade-your-property-but-not-over-improve-it/