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Archives for September 2020

Regulatory, Legal and Debt Issues Matter in Tenant Negotiations

September 21, 2020 by CARNM

Understanding the tenant’s balance sheet, cash position and how much debt it has are critically important.

When a landlord is negotiating with a tenant, understanding its balance sheet, cash position and debt load and maturity schedule are key to a successful outcome.
“If they have debt, has the tenant had any conversations with the lenders about potentially extending the period when they need to service it or move interest payments back on the calendar,” says Brad Tisdahl, Principal and CEO of Tenant Risk Assessment.
Getting answers to those questions can help a landlord understand the tenant’s balance sheet flexibility.
“We want to understand how flexible a company’s balance sheet is to ride out the pandemic and the surrounding uncertainty,” Tisdahl says. “When we’re thinking about that, we’re trying to assess whether we’re going to be granting relief to a tenant that may not survive the pandemic.”
The lender’s relationship with the tenant is pivotal.
“We’re trying to understand whether a lender is going to be inflexible, or if a business doesn’t have enough liquidity to ride more than a few months,” Tishdahl says. “That’s going to be a significant concern if the revenue isn’t coming back. This is a critical step in the process and a real focal point.”
But those aren’t the only things landlords should look at as they evaluate a tenant’s staying power. The landlord needs to identify key business, industry, reputational, legal, regulatory and macro risks associated with the business.
“As they’re looking at distressed tenants that are asking for some form of relief, landlords need to focus on evaluating a company and the industry,” Tisdahl says. “Does the company have any reputational issues, or are there any legal or regulatory issues that are hanging over it?”
Before the pandemic, Tisdahl said questions about the tenant’s industry and reputation were among the top things that Tenant Risk Assessment would evaluate for landlords. But with COVID, other issues have surfaced.
“It’s not to say that it’s less important now during the pandemic, but some of those factors are less important to the overall sustainability of the business,” Tisdahl says. “You still want to understand whether there’s any pending litigation on a company that might cause it to spend a lot of money on legal fees or settlements.”
Understanding regulatory concerns are also a crucial part of this analysis. “Landlords need to know if there are any regulatory issues that could either make it more expensive or less expensive for that business to conduct itself,” Tisdahl says. “For the most part, we’ve seen that legal and regulatory conditions on a company are less of a priority for landlords right now [during COVID].”
Source: “Regulatory, Legal and Debt Issues Matter in Tenant Negotiations”

Filed Under: COVID-19

Oil Industry Stabilizing, But Painful Recovery Ahead

September 19, 2020 by CARNM


The global pandemic knocked the wind out of New Mexico’s oil and gas industry last spring, but as the economy gradually reopens, stability is slowly returning.
Most local producers closed the spigots on existing wells and largely ceased drilling on new ones during the height of the crisis in May, when many people stopped driving or flying and the crash in fuel demand pushed oil prices to their lowest levels in two decades. But over the summer, prices rebounded significantly as oil producers worldwide slashed production to reduce global oversupply – and as coronavirus lockdowns faded, allowing people to start traveling again.
Higher prices have, in turn, encouraged most producers in the Permian Basin in southeastern New Mexico and West Texas to reopen existing wells for crude to start flowing again. And, while the state’s active rig count fell from a record high of 117 last March to just 47 now, those remaining rigs are at least doing some work on new wells.
But recovery is still a long way off. Oil prices remain well below pre-pandemic levels, because consumer demand has not yet returned to normal, and the world remains awash in excess oil.
Until those supply and demand issues are resolved, the bust in New Mexico’s oil patch will continue, even if the rapid decline in activity has abated, said state Rep. Larry Scott, R-Hobbs.
“The best way to put it – we’re holding steady at a significantly reduced level of activity,” said Scott, a longtime oilman and owner of Lynx Petroleum in Hobbs. “We’re not at 117 rigs like we were in March, but at least people are out there working. … There’s been an uptick in production since the spring, but we still have a long way to go.”
Slow rebound
Oil prices will remain depressed until ground and air travel fully rebound from the pandemic, something few industry veterans expect to happen until a coronavirus vaccine is widely available and people feel comfortable returning to life as usual, said New Mexico Oil and Gas Association executive director Ryan Flynn.
“Like other industries, we remain challenged because of demand destruction from the pandemic,” Flynn said. “People are still working at home and not commuting. And there’s almost no leisure travel, especially by plane.”
Although estimates vary, global consumer and industry demand for oil plunged by between 20% and 30% during the March-May peak of the lockdowns – from about 100 million barrels per day to between 70 million and 80 million.
Over the summer, consumption rebounded as economies began to reopen. But demand isn’t expected to return to pre-pandemic levels until at least 2022.
The International Energy Agency projects global demand for petroleum and liquid fuels to remain about 8% below 2019 levels through December, and then narrow to about 2% by year-end 2021.
U.S. gasoline consumption in August remained, on average, 18.2% below last year’s levels, according to global consultant IHS Markit’s Oil Price Information Service. And jet fuel consumption is still down by more than 70%, said Raoul LeBlanc, IHS Markit’s vice president for nonconventional oil and gas.
“Jet fuel demand in particular is terrible, but all fuel consumption remains depressed,” LeBlanc told the Journal. “Discretionary travel for things like running errands or shopping is back close to normal, but daily commuting is still way down. A lot of people are still not going to work.”
Background
The virtual overnight plunge in demand at the start of the pandemic, combined with increasing oil production in the U.S. and elsewhere, led to record market gluts in early spring, causing an unprecedented crash in prices, which briefly dove into negative territory in mid-April for the first time in industry history. By early May, prices hovered in the mid-teens, down from about $60 per barrel at the beginning of 2020.
Prices began to rise in mid-May, thanks to an agreement by the Organization of Petroleum Exporting Countries and other major producers like Russia to collectively cut output by about 9.7 million barrels per day to drive prices back up.

U.S. production as well plummeted as operators shut in active wells and virtually halted all drilling on new wells to await better prices. Domestic output fell to about 10.7 million barrels per day by midsummer, down from a record 13.1 million last March, according to the U.S. Energy Information Administration.
In addition, as coronavirus lockdowns in the U.S. and other countries receded in June, demand began to recover across the globe, driving prices back up. For most of the summer, the price for U.S. benchmark West Texas Intermediate has hovered between about $40 and $43 per barrel, more than twice the levels recorded in May, but still well below the $60-per-barrel range last January.
“Prices bounced back pretty well over the summer,” LeBlanc told the Journal. “The industry is in a better place now compared to the spring, with most wells that were shut in back online. But things are still not good, and the industry is definitely not yet back on a growth path.”
Operators cautious
To grow production, operators need to start drilling new wells again. But that’s unlikely to happen on any large scale until prices climb back to pre-pandemic levels, said Raye Miller, president of oil company Regeneration Energy Corp. in Artesia.
“The outlook is better, but producers are still very cautious in southeast New Mexico,” Miller said. “The rig count has flattened out at less than half of what it was in March. To add rigs back with active development on new wells, we need better prices and a clearer picture of what the industry faces, because everyone is concerned about demand going forward.”
Most New Mexico producers shut in their active wells for at least two months, although some of the large, deep-pocketed operators like Exxon or Chevron kept wells open and even continued work on new ones, albeit at a much slower pace, Miller said.
Local oil production declined in May for the first time in years, falling almost 11% from a monthly tally of 27.6 million barrels in May 2019 to 24.7 million last May, according to the state Oil Conservation Division. Output remained flat in June at 26.6 million barrels, compared with 26.5 million in June 2019.
OCD statistics for July and beyond are not yet available. With shut-in wells reopening, production going forward could decline at a slower pace or remain flat, but it’s unlikely to grow significantly until higher prices drive more rig activity.
Regeneration Energy, for example, has fully reopened the 60-plus active wells it shut in May. But it won’t drill any new ones until the price climbs back to the $55 to $60 per barrel range, Miller said.
That’s because local producers lose about $13 per barrel after royalties and taxes, pushing net income down to about $42 per barrel when the price is at $55, Miller said. And it costs up to $7 million to drill and complete a new well, meaning the operator needs to produce at least 167,000 barrels to earn back investment before generating a profit.
At $40 per barrel, the net income declines to about $27, meaning the new well must produce at least 250,000 or more barrels to recover investment. And output from new shale oil wells rapidly declines over the first 18 months, making it harder to achieve a return at today’s prices.
In addition, if operators must increase the length of horizontal drilling to reach more pockets of crude, the well price increases substantially.
“It’s simple math,” Miller said. “At $30 per barrel or less, it doesn’t make sense to drill and complete a well. Higher prices are what makes it economic.”
And downward pressure on prices continues. In August, OPEC reduced its production cuts by 2 million barrels a day, from 9.7 million from May-July to 7.7 million. U.S. output is also edging back up as shut-in wells are reopened.
As a result, U.S. crude inventories rose by 2 million barrels the first week of September, following six weeks of consecutive declines, pushing total domestic inventories to 500.4 million barrels, or about 14% above the five-year average for this time of year.
That – combined with ongoing coronavirus outbreaks that have stoked fear of renewed lockdowns in the fall – pushed oil prices down again in early September to about $37 per barrel.
Hit to NM industry
Meanwhile, fallout from the industry bust is severe. About two dozen oil companies have gone bankrupt in the U.S. since March, and the industry has laid off more than 100,000 employees nationwide.
The loss of 70 rigs in New Mexico means up to 2,800 workers directly lost their jobs here, since about 40 employees are connected to each rig. But thousands more in related industries and at businesses in southeastern New Mexico that depend on a healthy oil-and-gas sector are also impacted.
“People are hurting,” Flynn said. “Everyone in southeastern New Mexico is feeling the brunt of the downturn.”
The state as a whole is reeling from lost oil and gas revenue, estimated at about $1 billion less for the fiscal year that began July 1, compared with FY 2020.
Given all the industry uncertainty, forecasting is extremely difficult, said Sen. John Arthur Smith, chairman of the Legislative Finance Committee.
“I’m not certain it will actually be a $1 billion shortfall at this point,” Smith told the Journal. “But we also don’t know how long the downturn will continue.”
The future won’t become clearer until the global pandemic is under control, economic recovery gains force, and oil demand grows again.
“We have to get past the pandemic,” Flynn said. “There’s no silver bullet. We need a vaccine, and then people need to become confident again to travel, fly and lead a normal lifestyle.”
Source: “Oil Industry Stabilizing, But Painful Recovery Ahead“

Filed Under: COVID-19

September 2020 LIN Properties

September 18, 2020 by CARNM

At the Septembert 2020 Virtual LIN Meeting held on September 16, 2020, 6 excellent properties were presented.
Thank you for presenting properties and attending the meeting!
View the September 2020 LIN properties here.
View the September 2020 Thank Yous here.

Filed Under: All News

Retail Conversions Expected to Deliver New Logistics Supply

September 17, 2020 by CARNM

A new report by Prologis considers the trend of converting withering retail properties to logistics properties.

Dying malls have a viable use case: conversion into logistics facilities, according to a new report from Prologis. This is not exactly news: such projects have long been hyped as the answer to struggling class C and class D malls. The problem was, there have been only a few successful projects.
That may be changing. Last month, the Wall Street Journal  reported that Simon Property Group has been exploring with Amazon the possibility of turning some of its anchor department stores into Amazon distribution hubs.
In short, the tide may finally be turning for these projects, the Prologis report finds.
“COVID-19 has brought more than five years of evolution in the retail landscape into less than five months of time,” said the report, which evaluated the possibilities for—and obstacles to—conversion from retail to logistics. At the same time, the report continues, “Increased demand for high quality and infill logistics real estate is on the rise, stemming from the accelerated adoption of e-commerce and just-in-case inventory. Collectively, these changes have prompted retail owners to explore the opportunity to convert retail space for distribution uses.”
Generally speaking, the REIT said, “Class-A and Class-B malls remain viable as retail real estate.” However, the report continued, “anchor redevelopment [in such properties] has begun to become feasible. We estimate there will be anywhere from 60-110 malls with an anchor redevelopment among the roughly 400 malls in Prologis markets.”
Prologis estimates 10-20% of class C and class D malls, spanning approximately 11 million square feet, to be fully redeveloped.
When it comes to freestanding retail, there are fewer opportunities for conversion, but there still are some. Sites of more than six to eight acres are the only candidates, Prologis noted, but given the fact that stand-alone stores are the largest category of retail, the firm predicted conversion from retail to logistics of about 45 million square feet over the next 10 years.
Conversion isn’t easy, the report cautioned. Considerations include the economics of logistics tenants versus higher value  tenants; the politics of downzoning; the physical plant of a location and legal issues.
“Even when strategy and economics align, conversions won’t happen quickly,” Prologis warned. “Existing agreements will be a near-term hindrance.”
Still, the REIT forecasted, “Incremental new supply for logistics from retail conversions will be five to 10 million square feet per year in the coming decade.”
Source: “Retail Conversions Expected to Deliver New Logistics Supply”

Filed Under: COVID-19

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