One of the Biggest Multifamily Real Estate Deals in Chicago History

In one of the biggest multifamily real estate deals in Chicago history, New York-based Emerald Empire bought the local portfolio of Pangea Properties in a sale exceeding $600 million.

Pangea, one of the city’s largest landlords, is unloading its Chicago properties which include about 7,500 units across more than 400 buildings that its co-founder, longtime area businessman Al Goldstein, worked to assemble in the wake of the Great Recession. He focused mostly on acquiring distressed properties in the South and West sides of the city, buying some of them for less than $20,000 per unit. Since then, the firm has sold very few buildings.

The seller’s move to cash outcomes at a significantly higher price per unit exceeding $75,000, according to a person familiar with the deal. Neither Emerald nor Pangea would confirm the exact price tag. The parties entered into a contract in early May, according to a joint statement from the companies. Pangea’s Indianapolis and Baltimore holdings of thousands more apartment units were not involved in the transaction.

“Emerald has been impressed with Pangea’s operations and long-term strategy for some time,” Emerald principal Moshe Wechsler said in the statement.

Pangea employs about 500 people, its CEO Peter Martay said, and they will be kept on to manage the properties for Emerald.

For Emerald, the acquisition marks a significant expansion of its Chicago-area holdings, which already included multiple multifamily properties in both the city and the suburbs, including the four-story, 37-unit Onyx at North Shore property.

Some of the structures of Emerald’s newly purchased portfolio are similar to its existing Chicago assets but now extend into the South and West sides of the city. The portfolio Pangea is moving on from is primarily mid-market to formerly rundown buildings with dozens of units. The firm, however, invested in renovating its properties while they were under its ownership.

While details of the loan haven’t yet been made public or disclosed by Empire, the sale is being financed by an Arbor Realty Trust team, including Hamir Ramolia and Maurice Kaufman.

The deal moved forward even as Pangea is being sued by tenants in a Cook County Court complaint that was brought over the summer. While the suit is still pending and no major decisions have yet been made on the next steps for the case, it alleges Pangea risked the safety of tenants by ignoring requests for repairs and racking up thousands of city code violations, including for infestations of rats and insects and failing to provide working heating in the wintertime.

Pangea said at the time that the allegations were unfounded. The lawsuit had no impact on the real estate transaction, the parties said.

 

Source: One of the Biggest Multifamily Real Estate Deals in Chicago History

https://www.creconsult.net/market-trends/one-of-the-biggest-multifamily-real-estate-deals-in-chicago-history/

CRE Beware: Niche Markets, Specialized Talent Will Win Big In 2023

In the weeks following a tough round of cost-cutting and layoffs, there’s plenty to lament in the commercial real estate industry, but for certain niche markets, property types, and service lines, these recessionary market conditions present a set of opportunities in the coming year.

Funding and investment will shy away from the battered office market and toward alternative opportunities, such as asset and portfolio management, distressed assets, and housing alternatives.

The money will also follow firms and brokerages with adequate talent and experience to tap into these smaller sectors and those with the management expertise to make the most of existing portfolios as deal counts decline, according to analysts and industry leaders.

“These niche sectors are becoming mainstream in the sense that people see them truly as a place to invest," said Anita Kramer, senior vice president at the ULI Center for Real Estate Economics and Capital Markets.

But these concentrated sectors often have limited room for growth, increasing competition between a larger pool of investors looking to branch out and perhaps chase the same deals, Kramer said.

“The options are shrinking, but the right option can be very good,” she said. “There’s a sense that these opportunities aren’t as big as the major sectors.”

Existing portfolios, placed under more pressure to perform, will help shape the job market, and firms will hire differently, said Spencer Burton, Stablewood Properties partner and head of real estate developments.

The economic and interest rate environment has placed many investors in a wait-and-see mode, suggesting that there will be a higher value placed on the performance of asset managers and portfolio management, especially in the near term, he said. Moving into a new cycle will also place more value on those who can work with debt and distressed property.

“The big opportunities for 2023 will be in forced asset sales and distressed debt,” Bullpen CEO Tyler Kastelberg said. “We're hearing more and more murmurs about sponsors being required to put more cash into a deal in order to refinance it out of a bridge loan into long-term debt. When they can't come up with the cash, they are forced to put the property on the market. Per some of my broker contacts, this is becoming more and more common.”

This means asset managers are going to “be the star of the show,” he said, as distressed assets typically require a greater degree of management and a steady hand to turn around.

Another risk factor portfolio owners will seek to mitigate is climate change, BREEAM U.S. Director of Operations Breana Wheeler said. Investors, especially those operating in high-risk regions with older, less stable assets, will seek to remedy these risks by allocating increased capital toward retrofit projects that improve operational efficiency, mitigate physical climate risks, and address transition risks. like potential obsolescence and rising insurance costs.

“This will be especially important to investors as legislation passed in 2022, like the Inflation Reduction Act, and new regulations looming for 2024, like the pending enforcement of Local Law 97, concurrently amplify the fiscal penalties and financial rewards associated with heavy building emissions and emission reduction,” Wheeler said.

Amid these different sources of uncertainty, the relationship between tech, data, and real estate, specifically how better data analysis can support or supplant decision-making in an industry that likes to think it runs on experience and intuition, will put data scientists in much higher demand, Burton said. It has been a consistent theme in CRE hiring outlooks, especially during downturns, that the industry’s slow adoption of tech and desire for more certainty means data-driven decision-making is becoming more vital.

“It's kind of a reshuffling of the deck as we move into a new cycle,” Burton said. “Your growth is going to come from noncore subtypes, so if you’re an employee with those skills, there’s a real opportunity.”

Self-storage is one of many niche property sectors expected to see rising investment in 2023.

Burton pointed to self-storage, student housing, build-to-rent, and single-family rental, as well as manufactured housing, as subsegments in which demand, in many cases due to a growing rental population, will increase the need for specialists in alternative housing types. There’s increasing demand for the institutionalization of these subtypes, so those who understand the financing behind these transactions will be very busy.

“We think of real estate in terms of strategy, sponsor, and structure: Strategy is someone who understands the property types and opportunities,” he said. “A sponsor is someone who understands how to operate the property, and structure is an individual experienced in the capital and capital stack. It’s going to be all of the above that have opportunities over the next decade.

The growing need for rental properties will also continue to fuel growth in multifamily, AmTrustRE President Jonathan Bennett said. Space constraints will mean that entrepreneurial developers will need to work with municipal and zoning boards to increase potential development sites that feed the country's housing stock and focus on conversions.

“As the conversation around office-to-multifamily conversions progresses, we can definitely expect to see traditional commercial developers shift a portion of their focus to apartment properties,” Bennett added. “Investors and developers without a significant multifamily track record will likely seek to partner with multifamily specialists that already have the expertise needed to successfully take on apartment development, or look to hire internally and expand their company’s core competencies from the inside out.”

Industrial, a powerhouse during the pandemic e-commerce boom, has seen retrenchment in recent quarters, but Kramer predicts more focus on the complexities of reshoring supply chains and building up backstock of supplies to overcome any supply chain hiccups.

Another aspect of industrial that shouldn’t be overlooked is manufacturing and onshoring, Burton said. From a real estate standpoint, the growth in new factories and manufacturing centers will require specific land acquisition and construction and development, but he also predicts more business for business development and location specialists, as well as those who understand how to build new housing for the growing workforces these centers will attract.

And finally, the office shouldn’t be completely written off. While there will be plenty of Class-B and C spaces, especially in certain central business districts struggling for tenants, there’s still a healthy, albeit limited, appetite for trophy office space. Footprints will be smaller due to large shifts to hybrid work, but the sector has become highly bifurcated, ULI’s Kramer said, with tenants seeking smaller, higher-quality spaces. Brokers who can understand new workplace realities and deliver on the need for high-end, shorter-term, quick-to-activate leases will do well, as well as designers and architects focused on spec offices and renovations.

“In addition to highly amenitized workspaces, companies will be interested in flexible lease terms for an office where they can expand or condense as needed, without compromising best-in-class features, to help them weather continued changes in the workforce and the broader economy,” Inspired by Somerset Development President Ralph Zucker said.

 

 

Source: CRE Beware: Niche Markets Specialized Talent Will Win Big In 2023

https://www.creconsult.net/market-trends/cre-beware-niche-markets-specialized-talent-will-win-big-in-2023/

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2023 State of The Commercial Real Estate Industry

oin eXp Commercial President James Huang and Economist KC Conway on January 17 for a fireside chat as they discuss the state of the 2023 economy and how you can prepare your business for success in the changing market.

Date: January 17, 2023
Time: 9 a.m. PT / Noon ET
Location: eXp World > eXp Commercial Auditorium

 

 

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https://www.creconsult.net/market-trends/2023-state-of-the-commercial-real-estate-industry/

Top 20 Property Management Companies of 2022

As many of our Multifamily Clients hire 3rd party Property Management Companies, we are sharing a recent review list of the top 20 Property Management Companies of 2022.

The best property managers efficiently run large multifamily investment properties, maintaining efficiencies and maximizing returns. If you have student housing, senior housing, income-based apartments, or any other type of multifamily investment property, these are the top 20 property management companies, according to the National Multifamily Housing Council. The NMHC has ranked these companies for 2022 in the following order and included some basic details about them.

Top Property Management Companies

The list of top-rated property management companies includes the largest ones in the country. Most of these companies manage properties regionally or nationally, and they all are responsible for 60,000 to 600,000 units.

Commercial Property Management Company

1. Greystar Real Estate Partners

Greystar Real Estate Partners is the largest property management company, with almost 700,000 managed units in 2022. That’s up slightly from the 669,00 units managed in 2021. The company is headquartered in Charleston, South Carolina, but has offices throughout the country and properties in all 50 states.

Uniquely, the company invests in property development in addition to property management. Greystar was listed in NMHC’s Top Owner, Top Developer, and Top Builder listings for 2022.

2. Lincoln Property Company

Lincoln Property Company is a distant second, with a stable 210,000 managed units in 2022 and 2021. The Dallas, Texas, company has a sizeable portfolio of military properties. It was also a 2022 Top Owner.

3. Cushman & Wakefield

Cushman & Wakefield is also based in Dallas and has a stable portfolio of ~170,000 units in 2021 and 2022. Current unit counts approximately match those from 2008. This is the largest listed company that’s steady but not growing quickly.

4. Asset Living

Asset Living continues to grow under CO Ryan McGrath’s 35+ years of leadership. The Houston, Texas, company jumped from 103,000 units in 2021 to 159,000 units in 2022. A number of these units are student housing.

5. FPI Management

Based in Folsom, California, FPI Management has ~140,000 units throughout the United States, excluding the Northeast. That’s up from 129,500 in 2021. The company has been expanding into the Southeast.

6. Apartment Management Consultants, LLC

Apartment Management Consultants, LLC is from Cottonwood Heights, Utah. The company grew approximately 13% from 2021 to 2022, increasing its unit count from 100,300 to 113,700. These are all market-rate units.

7. RPM Living

RPM Living is among the newest large property managers, having started in just 2020. The company grew from 81,500 units in 2021 to 112,000 units in 2022. The Austin, Texas, company is mostly in the Central and Southeast U.S.

8. BH

BH is a well-established property management company from Des Moines, Iowa. The company has steadily been increasing its portfolio for more than 20 years. The portfolio went from 100,000 units to 106,000 between 2021 and 2022.

9. WinnCompanies

WinnCompanies from Boston, Massachusetts, manages 103,000 properties throughout all 50 states. That’s nominally up from 101,000 in 2021. More than one-third is military housing. The company’s growth has been slow for the past ~10 years.

10. MAA

MAA from Germantown, Tennessee, has 100,000, which is the same as in 2021. These are all market-rate units throughout the Midwest, Central, and Southern U.S. The company was also a 2022 Top Owner, as it manages many of its own properties.

11. Morgan Properties

Morgan Properties develops and manages properties in the Midwest, South, and Mid-Atlantic. The company’s reach is increasing as it grows, however. The company increased from 94,300 units in 2021 to 96,100 in 2022. It’s also a 2022 Top Owner.

12. Avenue5 Residential, LLC

Avenue5 Residential, LLC has only been in business for 5 years, but those are 5 years of steady growth. It expanded from 75,800 to 86,900 units between 2021 and 2022. The company is out of Seattle, Washington.

13. Bozzuto

Bozzuto is slowly expanding through development. The firm was a 2022 Top Developer and went from 80,000 to 83,300 units between 2021 and 2022. These are throughout the West Coast, East Coast, and Upper Midwest. The company is in Greenbelt, Maryland.

14. AvalonBay Communities, Inc

AvalonBay is a 2022 Top Manager, Top Owner, Top Developer, and Top Builder from Arlington, Virginia. It’s slowly increasing units, which only went from 79,700 in 2021 to 80,500 in 2022.

15. Highmark Residential

Highmark Residential from Dallas, Texas, is cementing itself as a major property management company. It has 79,000 units, up from 68,300 in 2021. These are everywhere except the West Coast and New England.

16. Equity Residential

Equity Residential continues to be one of the largest property management companies, but its holdings are in decline. The Chicago, Illinois, company had 77,800 units in 2021 and just 77,300 in 2022. It is a 2022 Top Owner, however.

17. RangeWater Real Estate

RangeWater Real Estate is quickly making a splash, having grown to 74,100 units in just three years. Its 2021 count was 53,100. The newer company is based in Atlanta, Georgia.

18. Bell Partners

Greensboro, North Carolina, Bell Partners has had oscillating holdings over the past 13 years, but they increased from 62,400 to 68,800 between 2021 and 2022. The company is everywhere except the Midwest.

19. Edward Rose Building Enterprise

Edward Rose Building Enterprise has some of the most consistent historical growth. The continued trend took this company from 67,000 units in 2021 to 68,300 in 2022. The company from Bloomfield Hills, Michigan, is also a 2022 Top Owner.

20. Monarch Investment & Management Group

The Monarch Investment & Management Group is both a 2022 Top Manager and a 2022 Top Owner. The company went from 63,700 units in 2021 to 66,900 a year later. It’s based in Franktown, Colorado.

3 Things to Consider When Choosing the Best Property Manager

While these are the 20 top commercial property management companies, non of these companies is the best in every situation. The property manager that you choose should be specifically suited for your properties. These five considerations will help you determine which property manager is best suited for your particular properties:

• Region: The property management company should already have properties in your state, so they’re at least somewhat familiar with the local and regional markets.
• Specialty: If you have a student, senior, military, or other specific properties, look for a company that has lots of specialized housing already.
• Ratings: Good ratings by both professional organizations and tenants are marks of a quality property management company.

How Much Do Property Managers Charge?

The fees that property managers charge vary. Expect to pay 8 to 12 percent of rent as a property management fee. There can also be setup fees, repairs/maintenance fees, vacancy fees, eviction fees, termination fees, and other charges. Review any contract closely, as it’ll delineate all fees that a property manager charges.

Choose a Good Property Manager

If you need a property manager for one or more multifamily properties, these are some of the top property management companies throughout the country. One may indeed be well-suited for attending to your property. Investigate them further to find out which one company that is.

 

 

Source: Top 20 Property Management Companies of 2022

https://www.creconsult.net/market-trends/top-20-property-management-companies-of-2022/

Everyone Looks Good When CRE Is Doing Well. But What Happens When Things Get Ugly?

Where do smart investors put their money when the commercial real estate market is “pretty ugly”?

Walker & Dunlop CEO Willy Walker put that question to his three guests on this week’s Walker Webcast: Walker & Dunlop’s Ivy Zelman, executive vice president of research and securities; Kris Mikkelsen, executive vice president of investment sales; and Aaron Appel, senior managing director and co-head of New York capital markets.

Walker started the conversation by asking Zelman, co-founder of residential market analysts Zelman & Associates, to comment on her recent transaction survey that contained “some pretty depressing numbers” on the multifamily market and showed overall negative investor sentiment.

Zelman said the situation may change somewhat by the time she releases her November study this month but confirmed: “the October numbers were, no question, pretty ugly.”

“The metrics were across 12 years of data and were probably some of the worst metric results that we've seen,” Zelman said.

She noted that in the current economic maelstrom, underwriting has become much more stringent and rent assumptions more conservative, and the cost of capital has risen.

As a result, “It feels like the transaction market has come to a bit of a halt,” Zelman said.

Walker’s two other colleagues also painted a not very pretty picture of the state of CRE.

“It’s been an exceedingly challenging six months, as I think everyone that's listening to this call knows,” Mikkelsen said. “I would agree with some of the findings from Ivy’s report, particularly that the seller supply index is very, very low right now.”

He noted that transactions continue to get done, but that any optimism that may have blossomed in August around improving job numbers and other positive benchmarks ended the following month when it became clear that the Federal Reserve was maintaining its hawkish stance on inflation.

Appel noted that while the current environment is painful, not all CRE players are experiencing it in the same way.

“I think it depends on what you're doing,” he said. “For core, core-plus and value-add multifamily assets, there's plenty of liquidity, it just costs more. I think it's a cost of funds issue relative to what value is or what people are willing to pay. If their borrowing costs have increased substantially, then they need to pay less for the asset unless the revenues are going up, and clearly, revenues seem to have frozen in most markets.”

In light of this turmoil, Walker asked the panel what smart money is doing today.

Mikkelsen discussed a recent transaction involving “one of the savvier opportunistic investors in the market,” who was able to pay a good price for a multifamily asset that sits in a great neighborhood.

“They bought a phenomenal basis in the right location, and they've got the ability to hold that asset for the next five to 10 years,” Mikkelsen said. “This group has been doing 10-year floating rate debt and then hedging out or swapping the rate for the first five years to get them on the other side of the turbulence in the rate environment. So I think that's a pretty smart play.”

Zelman noted some CRE players see opportunities to acquire other businesses.

“I think that the smart money right now is taking advantage of the weaker players in the market that are not well-capitalized,” she said. “D.R. Horton announced an acquisition this week, and I imagine they got this builder at a pretty attractive price. I think that there's no question that to capitalize on those companies that are not well-positioned and have too much leverage, and to take advantage of good locations would be what the smart money will do.”

Appel noted that multifamily represents a greater share of the CRE market today, and going forward, “it’s going to be 50% of the market permanently.” At the moment, multifamily and industrial are the CRE asset classes that hold the most promise, he said.

“I would say that the smart money should be looking to buy multifamily at break-even leverage based on where today's rates are and to lock in what I would deem to be seven-year financing, with the ability to get out after five,” he said.

Appel said the Fed cannot keep interest rates elevated for an extended period. This bodes well for CRE investors who are willing to play the long game, he said.

“If you can buy break-even leverage in good rental markets where there's gonna be demand drivers and eventual employment drivers back on the horizon, and some level of supply constraint, I think you're gonna be a huge winner five, six years from now,” Appel said. “I think there's tremendous opportunity there.”

 

Source: Everyone Looks Good When CRE Is Doing Well. But What Happens When Things Get Ugly?

https://www.creconsult.net/market-trends/everyone-looks-good-when-cre-is-doing-well-but-what-happens-when-things-get-ugly/

Falling Housing Prices Signal Inflation Retreat Won't Be Far Behind

After over a year of unprecedented rent growth and soaring inflation, housing costs have been in retreat for three months.

Inflation measures, thanks to a lagging dataset, have yet to follow suit. But that could soon change.

In October, shelter made up the vast majority of the core consumer price index inflation measure, or more than 10 times what all other nonfood and energy sectors contributed, The Wall Street Journal reports. Yet when shelter costs were excluded, inflation all but vanished in the core consumer price index for October, mirroring what private sector research from entities like Zillow have observed in the housing market over the same period.

The Bureau of Labor Statistics bases its rent and estimated homeowner equivalent measures on what is actually being paid, while private estimates incorporate asking rents and newly signed leases, the WSJ reports.

As BLS data catches up to easing housing prices, inflation measures could retreat to near the Federal Reserve's target rate of 2% in the next few months, Piper Sandler Senior Economist Jake Oubina told the WSJ.

Though wage growth and employment rates are also focused of Fed policy, a retreat in inflation could give the financial regulator a signal that the aggressive interest rate hikes it pursued this year are no longer necessary.

If the Fed backs off on interest rates, it could in turn thaw the capital markets that have all but frozen for commercial real estate in the past few months.

Should inflation retreat along a friendly timeline and the Fed respond promptly, a significant recession may not happen, despite seeming like a near certainty to some in October.

Steep drops in value for several property sectors may represent the deflating of bubbles, as banks held to tighter underwriting and balance sheet standards implemented in the wake of the Great Financial Crisis, Bloomberg reports.

 

 

Source: Falling Housing Prices Signal Inflation Retreat Won’t Be Far Behind

https://www.creconsult.net/market-trends/falling-housing-prices-signal-inflation-retreat-wont-be-far-behind/

Multifamily sellers: How to qualify a buyer before going under contract

Multifamily sellers: How to qualify a buyer before going under contract

Don’t waste time and opportunities: learn how to select the right buyer every time

As the seller of a multifamily asset, it’s crucial that the buyer you select is the best possible prospect for your property. Don’t waste time, money, and opportunities: you must ensure they’re qualified and can close and execute the contract as signed.

Keep reading to learn why it’s essential to qualify a buyer before going under contract on your multifamily property and how to do it.

Why do I need to qualify a buyer?

It’s important to close with the first buyer you select. If you don’t, each buyer after that will ask themselves, “What did that other buyer discover about this property that I am missing?”.

When you enter into a contract with a refundable deposit, you’re basically giving your chosen buyer a free option on your property for a period of time, typically 30–60 days. Before you proceed, you must be confident that they can close and execute the contract as signed.

What’s more, your tenants and staff will be disturbed throughout the contract process. To minimize the period of disruption, you should do all you can to ensure the transaction will close successfully at the end of the contract process.

As a seller, you’re required to provide due diligence information to the prospective buyer. When you qualify your buyer, you’ll greatly reduce the risk of wasting a lot of time and doing a lot of work only to not close on the property.

How do I qualify a buyer?

Before you sign the contract, make sure that your prospective buyer can provide certain items. Always ask them for the following:

– Proof of funds

– Lender pre-qualification

– A list of the other properties they own

– A list of the sellers and agents that they have worked with

For added reassurance, it’s recommended that you call the buyer’s lender to confirm their pre-qualified status. You can also call the agents, sellers, and buyers they’ve closed with in the past to enquire about how the transactions went.

Has the buyer toured the property in person before making an offer? Have they reviewed the due diligence information beforehand? If they have, this is a great sign. It’s proof that they have seen and have taken into account any issues with your property, and this greatly reduces the chances that they may later want to back out of the sale, saying they were unaware of the building’s condition. Be very wary of a buyer who doesn’t tour your property in person.

A prospective buyer who shows they’re motivated and wants to move quickly is also a great sign for a successful closing. The shorter the due diligence period, the better, and the larger the deposit, the better.

When you spend the time making sure your prospective buyer fulfills these criteria, you’ll put yourself in a great position to close successfully and ensure a quick and smooth transaction.

If you need help selling your multifamily property, eXp Commercial is here. Our objective as your multifamily advisor is to help you achieve your investment goals: from determining the listing price to selecting the best buyer and handling the sale process through to the closing, we’ll facilitate a smooth transaction for you.

 

Source: Multifamily sellers: How to qualify a buyer before going under contract

https://www.creconsult.net/market-trends/multifamily-sellers-how-to-qualify-a-buyer-before-going-under-contract/