Big Boxy Apartment Buildings Are Our Rental Future

 

Rather than end the era of these large developments, the pandemic has confirmed their dominance in housing construction.

Amid the materials shortages, price hikes, and other craziness of the housing market last year, something remarkable happened. US builders completed more apartments in large multi-unit buildings than ever before.

Boom Times for Big Apartment Buildings

Units completed in US multifamily buildings of 50 units or more

Source: U.S. Census Bureau, Characteristics of New Housing

 

Yes, these numbers only go back to 1972, but with other statistics indicating that 1972-1974 marked the all-time peak in overall US apartment construction, it seems safe to say that the 214,000 housing units completed in buildings of 50 units or more in 2021 has never been surpassed.

This news, contained in annual Characteristics of New Housing data that the Census Bureau released with little fanfare earlier this month, may come as something of a surprise amid a pandemic that emptied downtown office buildings and brought real estate bidding wars to outer suburbs and mountain resorts. Big apartment buildings don’t really seem to match the moment.

One explanation for their continued boom is that to be completed in 2021, large apartment buildings generally had to have been in the works before the pandemic hit. According to the Census Bureau’s Survey of Construction, the average time from permitting to completion for multifamily buildings of 20 units or more that were finished in 2021 was about 19 months.

But that doesn’t explain what’s coming next: After dipping in 2020, the number of new units authorized in multifamily buildings took off, running 37% higher over the past 12 months than in the same period in 2018/2019.

Lots More Apartments to Come

New housing units authorized in US buildings of 5 units or more, monthly, at annual rates, seasonally adjusted

Source: U.S. Census Bureau, New Residential Construction

 

Apartment completions are now down a little, a reflection of that 2020 permitting slowdown, but that should turn around soon. We don’t know for certain how many of these new apartments will be in big buildings because the permit statistics don’t differentiate between 5-unit buildings and 50-unit ones. But over the past five years, housing units in buildings of 50 units or more accounted for 57% of all multifamily units completed, while those in buildings with 20 units or more accounted for 85%.

Bigger Apartment Buildings Take Over

Multifamily units completed by units per building

Source: U.S. Census Bureau, Characteristics of New Housing

 

During the apartment construction booms of the 1970s and 1980s, smaller buildings predominated. Now, multifamily buildings of four units or fewer are barely being built at all — the Census Bureau estimates that just 4,000 duplex units and 3,000 units in three-or-four-unit buildings were completed in 2021 — and those in the five-to-19-unit range have gone from mainstay of the US new-apartment supply to afterthought.

The disappearance of this “missing middle” between single-family houses and larger multifamily structures has been much lamented, and, as is clear from the above chart, the boom in big apartment buildings hasn’t been enough to fully make up for it. Still, apartment construction is now at levels not seen since the Tax Reform Act of 1986 wiped out key tax incentives for investment in rental housing. By contrast, overall housing construction — which consists mostly of single-family houses — is still at only about two-thirds of its 2006 peak.

Not Setting Any Overall Housing Construction Records

New US housing units completed, trailing 12 months

Source: U.S. Census Bureau, New Residential Construction

 

A longer, population-adjusted view shows the period from 2008 to 2015 to have been the weakest for US housing starts since World War II, and one of the weakest on record.

The Long View on US Housing Construction

New US housing starts per 1,000 population*

Sources: U.S. Census Bureau, New Residential Construction; Historical Statistics of the United States, Colonial Times to 1970

*Pre-1959 totals exclude farm housing, post-1934 totals exclude public housing

That housing construction bust happened just as the members of the largest US generation, the millennials, were entering adulthood. Not great timing! The current large-apartment-building boom, then, is occurring in the context of a housing supply that’s growing, but not fast enough to meet the demand that built up during that bust. And now it has taken new forms with the pandemic-era embrace of remote work.

The ability to cut loose from downtown offices and even large metropolitan areas has to some extent shifted demand away from expensive urban neighborhoods and coastal metropolises in general. But picturesque mountain towns can only accommodate so many newcomers, and physical and political barriers to building a lot more single-family homes are cropping up in large inland metro areas as well as coastal ones. It’s no shock that multifamily units make up the majority of new housing going up in and around New York, Philadelphia, Seattle, Miami, and Boston, but a bit surprising to see that the same is now true of the Austin, Denver, and Twin Cities metro areas, with Nashville not far off.

Where the New Apartments Are Going Up

Housing permits issued, by metropolitan area, 2021

Source: U.S. Census Bureau, Building Permits Survey

 

Other, smaller, metro areas where the majority of new housing units authorized in 2021 were in buildings of five units or more included Napa, California (86.3%), Missoula, Montana (73.2%), Santa Fe, New Mexico (72.9%); Madison, Wisconsin (72.8%); Boulder, Colorado (62.4%); and Rapid City, South Dakota (53.6%). It’s clearly not just a big-city thing. And while 50-plus-unit apartment buildings are probably a smaller part of the mix in these places than in larger metropolitan areas, the trend toward bigness has been pretty universal. Another way of measuring it is by how tall the buildings are.

Apartment Buildings Have Gotten Taller

Share of new multifamily units in buildings of four stories or more

Source: U.S. Census Bureau, Characteristics of New Housing

Most of those buildings probably aren’t much taller than four stories. According to Characteristics of New Housing data, 77% of the multifamily units completed in 2021 were in wood-framed buildings. While “mass timber” buildings of up to 18 stories are now allowed, “stick” framing similar to that used in single-family houses is the standard in US wood-framed apartment construction, and is subject to stricter height limits. The resulting proliferation of boxy, “five-over-one” apartment buildings with five wood-framed stories over a concrete first floor (or, if you prefer, Type V construction over Type I) is something I have written about at great length in the past and won’t go into here, other than to urge you to refer to them as “stumpies” because I think that’s a good name.

But why the shift from small apartment buildings to big? I don’t think consumer demand really explains it. Yes, a big building or complex can offer amenities such as pools, gyms, and concierges — not to mention views, if it’s tall enough — that a smaller one can’t, and there does appear to have been an increase in the number of affluent renters, many of them empty-nesters, who demand such amenities. Supply-side factors seem more important, though.

Getting housing built is harder than it used to be, partly because there’s not a lot of developable land left within large metropolitan areas (or even adjacent to them in some coastal metropolises) and partly because of the political and regulatory barriers to development have grown. That favors developers with lots of resources and expertise. As industries go, multifamily housing development isn’t all that concentrated — the 25 biggest US developers, as ranked by the National Multifamily Housing Council, accounted for a quarter of the multifamily housing starts in 2021. But even developers well below the top 25 go about their work in an increasingly professionalized and institutionalized manner, with syndicators, real estate investment trusts, and even sovereign wealth funds all playing a role. Building some duplexes on a vacant lot in a residential area isn’t really worth these people’s time. Building a 150-unit apartment building in a city or a suburban shopping district often is.

Will it continue to be? The annualized return on US apartment investments has been 9.2% over the past decade, according to the National Council of Real Estate Investment Fiduciaries, with a return for the four quarters ending in March of 24.1%. Rising interest rates and a slowing economy mean 2022 and 2023 won’t be nearly so lucrative — the Standard & Poor’s 500 Residential REITs Sub Industry Index is down 36% since April — and a construction slowdown is almost sure to follow. But the longer-term forces driving investment into big apartment buildings don’t seem to be going away.

 

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Source: Big Boxy Apartment Buildings Are Our Rental Future

https://www.creconsult.net/market-trends/big-boxy-apartment-buildings-are-our-rental-future/

Asking Rents Hit Record High

Asking rents are at an all-time high with year-over-year and month-over-month gains.

U.S. asking rents are at an all-time high, and in some metros, more than double the average growth. According to the latest research from Redfin, the median monthly asking rent was up 15.2% year-over-year (YoY) in May—marking the first time it has eclipsed the $2,000 threshold. The month-over-month increase was 2%, bringing the average monthly rent to $2,002.

In the months leading up to the onset of the COVID-19 pandemic, median rent hovered around $1,600, and this continued until mid-2020 when there was a slight spike; rent declined back in the direction of the $1,600 baseline toward the end of 2020 before starting on this continued growth path that has been seen since the start of 2021. In May 2021, year-over-year asking rents were up 4%, and asking rents were up 17% YoY in March 2022.

“More people are opting to live alone, and rising mortgage interest rates are forcing would-be homebuyers to keep renting,” said Taylor Marr, Deputy Chief Economist with Redfin, in a release. “These are among the demand-side pressures keeping rents sky-high. While renting has become more expensive, it is now more attractive than buying for many Americans this year as mortgage payments have surpassed rents on many homes. Although we expect rent-price growth to continue to slow in the coming months, it will likely remain high, causing ongoing affordability issues for renters.”

While overall asking rents have grown substantially, it is market-specific. The New York area, which includes the likes of Nassau County and New Brunswick, N.J., among others, had the highest median asking rent of just north of $4,000, a more than 24% increase YoY. Meanwhile, Austin, Texas, saw a nearly 50% jump in asking rent bringing the median asking rent to just over $2,700. Only three metros—Milwaukee (-10%), Kansas City, Mo. (-2.9%), and Minneapolis (-2.8%)—saw YoY declines in median asking rent.

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Source: Asking Rents Hit Record High

https://www.creconsult.net/market-trends/asking-rents-hit-record-high/

A Millennial’s Guide to Building Wealth With a 1031 Exchange

 

Millennials could be the next wave of real estate investment property owners. According to a recent report from Harris Interactive, 55 percent of millennials said they were interested in real estate investing.¹ As America’s largest age group, these aspiring investors recognize the potential wealth-building benefits of owning real estate.

Whether investing through online platforms, crowdfunding marketplaces, or directly in rental property, millennials have emerged as an opportunistic, well-informed, and eager class of investors who recognize the valuable role investment real estate can play in a well-diversified portfolio.

Suppose you are in the 26-41 age group and considering a commercial real estate investment (or you have already invested). In that case, you will want to become familiar with a provision in the U.S. Tax Code called a 1031 exchange. This strategy, which investors have used for over one hundred years, allows you to defer capital gains and depreciation recapture taxes when you sell your investment property. That means more principal being invested into new real estate, allowing you to grow your foundation and have a larger amount of monies to obtain potential income from.

The 1031 exchange has been a valuable wealth-building tool available to investment property owners for many years. It enables you to put the entire proceeds of a property sale to work when investing in a new property. There is no limit to how many 1031 exchange you can do either, allowing you to defer taxes for years, even decades, and possibly indefinitely.

Exchange Rules

There are many moving parts to a 1031 exchange, and the rules that govern an exchange must be strictly followed. For example, there are timelines that need to be met. From the day you close on the property you are selling (called the “relinquished property”), you have 45 calendar days to identify the new properties you intend to purchase (called the “replacement property.”) The timeline allows for a subsequent 135 days amounting to a full 180 days from sale to close on your replacement property, but you should know these periods not only run concurrently but come up quite fast.

In addition, you must have a facilitator, or Qualified Intermediary (QI), to complete your 1031 exchange. The QI is responsible for holding the proceeds from the sale of your relinquished property in an escrow account to ensure that you never have receipt of the sale proceeds. It is also wise to have your attorney and tax consultant as part of your team, to ensure all things run smoothly.

Definition of a “Like-Kind” Property

In addition to the rules above, the IRS states that your replacement property must be “like-kind” to the property you are relinquishing. However, virtually any investment property is considered “like kind” to any other investment property under IRS rules. For example, a rental home, industrial property, farmland, strip mall, or apartment building would all be considered “like-kind” to one another, even options that are considered passive investments to you.

1031 Exchange in Action

To give you a better idea of how a 1031 exchange works and how it may apply to your situation, let’s look at an example. Assume you are planning to get married, and you and your partner both own starter homes. You decide to rent one home for a while and enjoy the additional income it generates that is above and beyond your mortgage payment. Eventually, you get tired of the hassle of finding new tenants and dealing with property repairs. You need to decide what to do with the property.

If you purchased your home for $180,000 and it’s now worth $250,000, you might think selling it is smart; That’s a tidy profit. However, by selling, you will pay capital gains tax on the appreciated value of $70,000. At a 20% capital gains tax rate, you would owe the IRS approximately $14,000. In addition, you could be taxed for deprecation recapture, which can be as high as 25% of the depreciated portion. Don’t forget, any state taxes, local taxes, and others that may rack up your tax bill.

Say you instead, decide to enter into the 1031 exchange. So long as you meet all exchange requirements, you could defer the $14,000 capital gains tax payment and your depreciation recapture. This would allow you to put your entire sales proceeds to work and enable you to purchase a replacement property of greater value, that could possibly generate higher income as well.

Talk to a Professional

As a member of the largest demographic in the U.S., you have plenty of company that views investment real estate as an essential asset class that may help you accumulate wealth.² You also have many ways to invest and own commercial property. If you are considering an investment, or you already own investment property and are looking to upgrade, our team can help you explore your options.  

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Source: A Millennial’s Guide to Building Wealth With a 1031 Exchange

https://www.creconsult.net/market-trends/a-millennials-guide-to-building-wealth-with-a-1031-exchange/

Commercial Lending Trends – June 2022

Build-to-rent single-family homes gaining popularity.

Millions of Americans, especially younger generations, are unable or unwilling to purchase their own homes. Reasons may include a lack of downpayment or poor credit, while other potential buyers are waiting for the market to soften and interest rates to go down.

Even though these people may not be ready to purchase, they still want the benefits of owning a single-family home: a yard for pets and kids, more privacy, and a sense of community. And that’s where savvy real estate investors are stepping in.

Large real estate investment firms like DR Horton, Lenner, and Invitation Homes are getting into the single-family build-to-rent business. This activity includes building single-family homes on empty lots in existing neighborhoods or, in some cases, building entire communities of rental houses with workout facilities, pools, and playgrounds.

The investment in new-build, single-family rentals seems to be picking up steam. In 2020, $3 billion was invested in this sector. Those investments rose 10-fold in 2021 to 30 billion dollars, and are anticipated to reach $50 billion in 2022. Even though build-to-rent homes currently represent only 5% of the building market, that’s nearly double its average. With vacancies of single-family rentals low, and rents rising by 13% over last year, the new-build single-family rental market looks like a pretty solid long-term investment strategy.  

Despite the work-from-home trend, office space is still in high demand.

Finally, there is good news for real estate investors with office space in their portfolios. Numerous indicators point in a more optimistic direction regarding workers returning to the office.

New office tours, a leading indicator for new leases, rose 20% from February to March of this year. While these numbers are still lower than pre-pandemic levels, they’re up nearly 10% over March 2021. In addition, CBRE Group, a leader in commercial real estate services, conducted a survey of office-based companies that was even more encouraging.

Of the 185 companies surveyed by CBRE, 36% said that a return to the office was already underway. Another 41% said they anticipate employees returning to the office by the end of 2022. These businesses expect 19% of returning workers to be in the office full-time, with another 61% working a mix of hours from home and in the office. While returning to the office looks imminent for most, many companies are revamping the office experience. Nearly 45% of companies surveyed report that, as opposed to numerous satellite offices spread around the city or state, they are moving to larger, more centralized office space. In addition, they prefer for this space to be located in or near their city’s central business district.

This demand for new office space drives rents in the right direction for investors. According to Moody’s, asking and effective rents rose by an average of 2.5% during the first quarter of 2022. This was the largest increase in rents since the beginning of the pandemic.

 

Private investors are snatching up high-value retail space.

Real estate investment trusts (REITs) and institutional investors have long been the major players in the commercial retail sector. This was especially true regarding high-value retail space acquisitions of $50 million or more. In 2021, private investors decided they’d like a larger piece of that pie.

Last year, private investors took over 45.5% of the retail market share, investing more than $6.5 billion in high-value retail space. Recent reports show that private lenders will continue to outspend institutional investors to acquire high-value retail investments.

According to Real Capital Analytics, 47 high-value retail transactions, defined as worth at least 50 million dollars, were completed in the first quarter of 2022. Private investors closed 32 of those deals, often out-bidding larger corporate investors. Of particular interest to private investors are grocery-stored-anchored shopping centers, which account for 31% of all retail purchases made by private investors. In an interview with the WSJ, Jim Michalak of Plaza advisors says, “Private investors have migrated to acquiring shopping centers because of better yields, compared with other real estate.”  

Hoping to curb inflation, Feds raise rates again.

To slow inflation, the Federal Reserve has raised its benchmark interest rates by ¾ of a percentage point. This is the largest one-time rate hike since 1994. The goal of this rate hike is to bring inflation down to 2%, without increasing unemployment above 4%.

This increase in rates is sure to affect an already softening real estate market. After the announcement, the 30-year, fixed mortgage rate climbed to 6%. Nearly double the interest rates at the beginning of the year. Real estate buyers and sellers aren’t going to be the only ones hit by this increase.

Small businesses that rely on bridge loans or a revolving line of credit to keep afloat will have some difficult decisions to make. Namely, is expanding operations right now worth the increased monthly interest payments?

There is a small silver lining concerning this rate hike: savings. Interest rate hikes mean a higher annual percentage yield (APY) on money sitting in savings accounts, certificates of deposit (CDs), and money market accounts. The Federal Reserve is set to discuss interest rates again this July. According to Powell, they expect to raise the rates again, possibly up another 75 basis points.  

Good news for industrial real estate investors – vacancies are down and rents are up.

The industrial real estate sector has remained relatively strong over the past couple of years and shows no signs of slowing. In the first quarter of 2022, industrial vacancy rates fell to 3.4%. This was the sixth quarter in a row industrial vacancy rates fell. Vacancies remain low, despite the fact that developers built over 90 million square feet of industrial floor space in the first quarter of 2022. There are another 531 million square feet of industrial space currently under construction. None of this new inventory is expected to have much of an impact on vacancy rates. Based on the high demand for new industrial space, rents keep climbing. In the first quarter of 2022 industrial rents rose 7% over the previous quarter, bringing the national average to $7.62 per square foot. Unfortunately, for some investors, port cities are skewing this national average.

Industrial rents in port cities have been rising, year after year, at a rate of more than 23% annually. While rents in non-port cities have still been strong, their growth rates have topped off at only 16% annually. Even with interest rates and the cost of construction rising, investors are still seeing high ROIs in the industrial real estate sector.

 

Source: Commercial Lending Trends – June 2022

https://www.creconsult.net/market-trends/commercial-lending-trends-june-2022/

Bidding wars have overheated the market for homebuyers now they’re coming for renters

 

When Donna Jones and her husband looked to rent a house in northern Virginia in February, they often received the same response: sorry, but someone else offered to pay more rent.

“We didn’t even know you could do this,” Ms Jones said.

Bidding wars have long been a staple of boiling real estate markets, where buyers compete with offers above the seller’s listing price. Today, these contests are becoming more common in the rental market. Real estate agents from New York to Chicago and Atlanta say they are seeing more people than ever bidding above asking to rent houses and apartments they will never own.

 

A growing number of white-collar professionals, some of whom have recently sold homes, are reluctant to buy due to record home prices, rising mortgage rates and limited supply. They’re renting instead, helping to drive a frenzy for rental properties of all kinds and fueling the trend of offering rents above asking prices, real estate agents said.

 

Despite forecasts of a housing market cooling in 2022, U.S. home prices are still at record highs, even with mortgage rates soaring in recent months. The WSJ’s Dion Rabouin explains what is driving demand, evidence of a slowdown on the horizon and what it could mean for the economy. Photo composition: Ryan Trefes

  In parts of Atlanta, so many people are vying for the same homes that Re/Max agent Peter Beckford said he rented $3,500-a-month townhouses to couples earning nearly $1 million. dollars per year. “All of these candidates are extremely qualified,” Mr. Beckford said. A New York City panel last week approved rent increases of 3.25% for next year in properties covered by the city’s rent stabilization rules, the largest increase in nearly a decade. But for the city’s unregulated rental stock, which accounts for about half of all apartments, rent hike season is on. In popular upscale neighborhoods, more tenants are overbidding, real estate agents say. “We politely recommend it,” said Adrian Savino, managing director of brokerage firm Living New York. Large rental landlords also report having more business than they can handle. “In any given week, we get over 13,000 leads for just 200 homes available,” said Gary Berman, general manager of Tricon Residential in an earnings call in May.

The median asking rent in the United States topped $2,000 for the first time in May, according to real estate firm Redfin, and it has risen 15% over the past 12 months. If more high-income people enter hot rental markets and the supply of new homes to rent or buy does not increase significantly, rents should continue to rise, housing analysts say.

Rising interest rates also mean builders are likely to build less because fewer people can afford a new home when borrowing rates are higher, said Taylor Marr, deputy chief economist at Redfin. “I think we are in a very difficult situation right now with the prospects for new construction.” Many renters don’t stop at offering a higher rental price. Some follow other parts of the homebuyer’s playbook, like writing “choose me” love letters that introduce themselves to a landlord and make an emotional appeal. Others ask previous owners to write them recommendations, as if they were applying for a job. In Chicago, the Brixbid.com website is facilitating an influx of people bidding on rent. Owners start the auction with a suggested price. The tenants then have the choice to underestimate them or to bid even more. Some apartments are now 10% to 15% outpacing demand on Brixbid, said company co-founder James Peterson.

Chicago realtor Jodi Dougherty of Downtown Apartment Co. told her clients to write their best offers on any rental inquiry they submit. Many applicants lose out when they assume the asking rent is sufficient, she said.

Earlier this month, a client succeeded by pre-emptively bidding $1,000 over the asking price for a three-bedroom apartment near downtown Chicago that was listed at $4,000. “We didn’t win it by landslide, by any means,” Ms Dougherty said.

 

Donna Jones and her husband TJ have offered more money for their townhouse in Ashburn, Virginia. It’s not just upscale units in affluent neighborhoods where renters feel pressured to pay more than asked. For several months, Atlanta housekeeper Tabutha Robinson and her family had been looking to move out when in April Mrs Robinson found a three-bedroom house priced at $1,325. The listing agent, Torrence Ford, warned her that there were already other applications on the house. “I felt like if I just went up on the offer a little bit, then maybe I’d get it,” Ms Robinson recalled. She offered $1,500, a bit for her budget, she said, but what it took to finally rent a house. “I ran it by the owner, and they were so thrilled they went with them instantly,” Mr Ford said. Ms Jones has also entered the bidding war. “Ready to pay $50 more,” she began writing on her inquiries for rental homes in the greater Washington, DC area.

Yet even though she and her husband TJ have careers in government contracts and the military and say they have good credit, they were always outbid. At one point, they considered dressing in military gear for house calls in hopes of impressing some homeowners.

Then, in March, when a four-bedroom townhouse in Ashburn, Virginia came on the market for $3,000, the couple pounced. They offered an extra $200 and were accepted.

“It was scary because in the end we were just putting in applications without seeing them,” Ms Jones said. “It is not normal.”

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Source: Bidding wars have overheated the market for homebuyers now they’re coming for renters

https://www.creconsult.net/market-trends/bidding-wars-have-overheated-the-market-for-homebuyers-now-theyre-coming-for-renters/

Renters are staying in their apartments longer paying more

 

Dive Brief:

• Apartment residents are staying in their homes longer, despite sharp rental rate increases.
• The number of renters remaining in their apartments rose by 3.5 percentage points year over year in April to 57%,according to Carrollton, Texas-based RealPage. In more affordable class C apartments, 65% of renters have renewed in the past year in comparison to 53.4% in class A. Apartment retention averaged 51.5% from 2010 to 2019.
• When renters renew their leases, they’re spending more. In April, residents paid 10.7% more when compared to their previous lease, according to RealPage. However, that is 18.7% below what a new renter paid versus the previous resident of the same unit.

Dive Insight:

The disparity in the price increases between renewals and new leases isn’t an accident. Many apartment operators try to thread the needle between introducing higher rates to existing residents while trying to keep them in their apartments.

“With our current customers, we are really cognizant of what we’re doing there. We’re not pushing renewal rates 13% to 18% like we’re seeing with new lease rents, ”said Samantha McQuown, vice president of business operations for King of Prussia, Pennsylvania-based Morgan Properties, the No. 3 largest owner of apartments in the country, according to the National Multifamily Housing Council. “That’s definitely something that we take into consideration. It is so important to keep our customers happy. It’s important to keep our customers in place.”

It’s more than just customer service driving the disparity in renewal rates. When a resident moves out, a unit sits empty and isn’t earning income. Then maintenance comes in and makes routine checks and repairs as part of what apartment managers call the “turn process.” If the residents stay longer, maintenance isn’t as needed.

“It might become even more prevalent where people want renewals because labor is so tight, ”said Andy Newell, CFO for Monarch Investment and Management Group, the No. 20 manager in the country. “The more we lean on maintenance people, the more there is a premium on just renewing the lease.”

Renewal rent growth

Generally, renters, at least at the upper end of the market, seem to be absorbing these increases, according to Parsons. “There are a few cases where you had people who got really good deals last year, particularly in the big cities like New York and San Francisco,” Parsons said. “Then their renewal comes up and it's closer to market. Concessions burned off and they are going to be a little more challenged. I don't think that is a massive trend, but I think you're seeing some of that.”

Residents of large coastal cities have seen rents skyrocket to record levels. Tenants paid a median of $3,870 on new leases signed in New York City in April,according to Bloomberg. The weighted average asking rent for an apartment in San Francisco clocked in at $3,500 last month, still $600 lower than prior to the COVID-19 pandemic, according to local real estate media outlet SocketSite.

However, renewal rates aren’t increasing at the same level across the board. In more expensive class A and class B apartments, they’re rising 11% to 12%, according to RealPage. In class C apartments, they’re increasing by 7.1%. “Renewal [rents] in class C are growing below the rate of inflation right now,” Jay Parsons, vice president and deputy chief economist for RealPage, told Multifamily Dive. “So, it’s a much better deal to renew in a C than [to] rent something else.”

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Source: Renters are staying in their apartments longer paying more

https://www.creconsult.net/market-trends/renters-are-staying-in-their-apartments-longer-paying-more/

Investor demand for multifamily? It’s been insatiable

 

Insatiable. That’s the best way to describe investor demand for multifamily assets during the last five years.

Need proof? Consider a bulletin released late last month by Yardi Matrix. According to the company’s research, Yardi Matrix tracked more than $215 billion of U.S. multifamily property sales in 2021. And these properties traded for an average of $192,100 a unit.

Both of these figures are all-time highs, according to Yardi Matrix.

The company found, too, that 4,500 multifamily properties in the United States sold at least three times during the last decade. That’s about 5.3% of all U.S. apartment properties.

According to Yardi Matrix, investors have been most interested in smaller apartment properties that target working-class residents, mostly because these properties have the potential for higher rent growth. When investors purchase these properties, they tend to have lower rents even though they sit in markets with above-trend rent growth.

This gives investors the opportunity to raise rents on these properties, increasing their returns on investment.

The investment numbers that Yardi Matrix tracked are rather impressive. According to the company’s report, transaction activity in the multifamily sector bottomed out at $13.3 billion in 2009. Increasing steadily each year, this figure rose to a then high of $128.7 billion in 2019.

In 2020, a year of decline related to the COVID-19 pandemic, multifamily transaction volume fell to $95.5 million. Then came 2021, and a record-setting $215.3 billion in transaction volume. That is an increase of 67.3% when compared to the prior record-setting year of 2019.

Last year also set new highs for the number of multifamily properties sold — 6,488 — and the total number of units traded, 1.34 million.

Pricing has been on the rise, too. After bottoming out at $62,344 in 2009, the average price per unit has jumped all the way to $192,105 in 2021. That figure climbed 21.6% in 2021, the biggest one-year increase in decades.

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Source: Investor demand for multifamily? It’s been insatiable

https://www.creconsult.net/market-trends/investor-demand-for-multifamily-its-been-insatiable/