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Archives for July 2022

Investors Should Think Risk Factors, Not Asset Classes

July 11, 2022 by CARNM

The path forward for markets will depend on the success of the Fed, the strength of the labor market and the persistence of inflation.

Rather than using the traditional asset-class analysis, I have found employing a risk-factor approach particularly helpful in understanding the impact of economics and policy on markets this year — not only in explaining the evolution of valuations, correlations and volatility, but also in pointing to what to look for in the near term.

One of the simple ways to think of risk-factor analysis is breaking down a financial asset or an asset class into the attributes of its market sensitivity — be it interest rates, credit, liquidity or momentum, for example. With that, certain bond classes, such as high yield, can be shown to be more sensitive to risk factors that impact stocks more than government bonds.

Risk-factor analysis can also be used to explain general movements when, as has been the case this year, markets are impacted by common top-down drivers.

For most of 2022, markets have been responding to moves in key interest rate paths caused by persistently high inflation and the related realization that the Federal Reserve is being forced to exit its long-standing policy paradigm of near-zero interest rates and predictable liquidity injections.

This sudden and strong domination of markets by the “interest rate factor” broke down the traditional inverse price correlation between stocks and bonds, resulting in significant losses in both the Nasdaq Composite Index and 10-year US Treasury, for example. It also fueled unsettling volatility, adding to investor discomfort and raising concerns about negative spillbacks for the real economy.

As the markets aggressively repriced the path of interest rates for the economy, concern shifted to the implication for consumption and investment. This brought into play the “credit risk factor,” retaining pressure on stocks, fueling further volatility but, in a stark change from what happened in the first five months of the year, starting to restore the traditional correlation between stocks and bonds.

Looking forward, it looks as if markets will continue to oscillate between these two risk factors as they await evidence on three key economic and policy questions:

  • How successful will a lagging Fed be in battling inflation, and how much collateral damage will be associated with its catch-up process?
  • To what extent will a strong labor market shield the US from an economic recession?
  • How sticky will inflation prove in the context of declining aggregate demand?

Those advocating large general increases in holdings of risk assets are assuming that the answers to these three questions would combine to deliver what economists call a “soft landing” — a reduction in both actual inflation and inflationary expectations without notable damage to the real economy.

Specifically, that would result from the Fed succeeding in regaining its policy credibility and effectiveness, the labor market anchoring a still-buoyant economy, and inflation not being propped up by persistent supply-side disruptions. Importantly, it would deliver not only friendly interest rate and credit risks but also ensure that a looming third risk factor does not come into play —  that is, a liquidity dislocation that undermines the orderly functioning of markets.

The triggering of such a “liquidity risk factor” would compound still-disruptive interest rate and credit risks, rendering the second half of 2022 as challenging for investors as the first half has been. And in between these two extremes, various permutations tend to favor selective investment approaches and careful selection of individual stocks.

As of now, and as hard as we all try, there are simply no clear and confident answers yet to the three key economic and policy questions and, therefore importantly, how the various risk factors will evolve from here. It is a fact to keep in mind as many rush to assertively predict what is ahead for markets.

Source: “Investors Should Think Risk Factors, Not Asset Classes”

Filed Under: All News

Multifamily Rent Increases Come at a Price to Landlords

July 11, 2022 by CARNM

Tenants expect more while turnover costs remain high.

Multifamily, with industrial, has been one of the shining parts of commercial real estate since the pandemic turned normal upside down and shook it. The ability to keep driving rent growth has helped push prices up and justified lower cap rates.

But nothing can move one way forever. Research suggests that multifamily rents are moderating while a hot job market still leaves the average person with an income that lags inflation. And when people have to pay more, they often want something of value in return.

That’s what Zego’s “2022 State of Resident Experience Management Report” found. “Renters are going to see increases for the foreseeable future, albeit, not at such drastic rates,” the report noted. “The National Apartment Association projects that annual rent growth will continue rising throughout 2022 but at a moderate pace of 6.3% to 7.0%.”

Moderate may be a word that the industry uses, but consumers are unlikely to. The figure is even higher than it might sound because of the rule of 70, which is a shorthand calculation for the time period to double a value achieved by doubling the percentage rate of increase into 70. Someone who takes an apartment at a rent of $1,500 a month, given all other things being equal and a 7% annual increase, would be paying $3,000 in 2032.

And when people leave, like when they move to a place more affordable for them, or that they think offers a value more commensurate with what they pay, the turnover cost is at what is a likely record. Zego calculated that the combination of advertising and marketing, unit repairs, concessions, and lost rent will on average be $3,976, versus $3,850 in 2021.

If you raised rent on the $1,500 unit by $225—a 15% increase—it would take 17.6 months to recoup the turnover expenses. And, as Zego noted, a survey from Zumper suggested that 81.6% of respondents planned on moving within the next 12 months.

That creates a vicious circle. People move, turnover costs are high, owners and managers increase rents to try covering the cost within a reasonable amount of time, and then consumers expect even more with higher prices and are more likely to go if they don’t get what they want. Their online reviews also affect whether others will visit a property in the future.

The top reason why renters renew a lease is “modern living features,” according to Zego, and the lack is the largest reason they leave. “Renters always want the best value for their money, particularly now when rent prices are at their peak. New and modern is not only attractive, but it signals that companies prioritize updating the community.” Which means investing in community façade, unit features, and building technology. The other choice is to spend money on turnovers.

Source: “Multifamily Rent Increases Come at a Price to Landlords“

Filed Under: All News

There ‘Simply Isn’t Space to Lease’ in Industrial Anymore

July 8, 2022 by CARNM

Rent growth climbed 19% YoY, according to Cushman & Wakefield; space now fetching $8.36 per square foot.

Industrial leasing activity fell below 200 million square feet in Q2, according to Cushman & Wakefield’s report, but only so because there “simply isn’t space to lease,” said its top researcher.

That was part of the report’s positive news that included the vacancy rate falling to an all-time low of 3.1 percent. This was the seventh quarter in a row that demand outpaced supply.

The quarter saw overall absorption of 120.4 million square feet (msf), up 3.9 percent quarter-over-quarter (QOQ) but down 10.4 percent year-over-year (YOY). New leasing activity recorded 187.1 msf, down 15.3 percent QOQ and 25.7 percent YOY.

Carolyn Salzer, Americas Head of Logistics & Industrial Research, added in prepared remarks that, “Given the robust construction pipeline and healthy market conditions, industrial leasing is on track to see another banner year.”

Rental growth QoQ climbed 6 percent with rents hitting an all-time high of $8.36 per square foot (psf), up from $7.89 psf last quarter, and $7.03 psf this time last year.

“We’re starting to see a trend back to building on spec versus build-to-suit, which is something to keep an eye on; however, with such low vacancy and insatiable demand, the sector’s overall outlook continues to show strong fundamentals throughout the remainder of 2022 and beyond,” Salzer said.

There is 699 million msf of industrial space under construction, surpassing last quarter’s record of 661.5 million msf, and up from 46.9 percent this time last year that had 475.9 million msf under construction.

Completions are also up, with a 36.1 percent increase YOY, 18.1 percent QOQ, and as of the mid-year mark there has been 193.7 msf completed, up 27.4 percent.

Southern Cal (Including Ports) Shows Strength

Yardi’s recent Commercial Edge data showed strength in Southern California where national in-place rents for industrial space averaged $6.53 per foot in May, up five cents from April and 4.7% over the last 12 months.

Rents continued to grow fastest in coastal markets, led by Los Angeles (7.2%), the Inland Empire (6.8%) and Boston (6.6%).

Furthermore, tenants are paying a hefty premium for new space, with the average price of a lease signed in the past 12 months costing $1.17 per square foot more than the overall average, according to CommercialEdge.

“Spreads between average in-place rents and new leases should continue to grow in the near future, fueled by robust demand for industrial space and inflation,” said Doug Ressler from Yardi Matrix.

The markets with the largest spreads between average rent and new leases were ports, led by those in Southern California.

Tenants paid an average of $3.96 more per foot in Los Angeles than the market average of in-place rents.

In the Inland Empire, the spread was $3.80 per foot and in Orange County it was $3.74.

Across the country, spreads in Eastern port markets are not as extreme, but tenants signing new leases are still paying a large premium. In New Jersey, new leases cost $2.87 more per foot, and in Boston the spread is $1.78.

Omni-Channel Strategies Trending

“Strong demand for logistics space has been driven by the shift from e-commerce brought on by the pandemic, with many retailers shifting towards omni-channel strategies,” Andrew Zola, Consultant at CoStar Group, tells GlobeSt.com.

“A majority (62%) of the change in demand (net absorption) in 2021 was accounted for by diverse tenants, including retailers such as Nike, Chewy, The Home Depot, and Target, among others.”

This has pushed vacancies down to 4% as of 22Q1, according to CoStar data.

“Strong demand combined with limited availability has helped push rent growth as well,” Zola said.

As of 22Q1, rent growth exceeded 11% year over year. Rent growth is expected to remain elevated over 7% through the middle of 2023, according to CoStar data.

“Limited availability has led to high levels of speculative construction, which has performed strongly since the pandemic began,” Zola said.

According to CoStar data, 2020-year builds are now 4% vacant two years after completing construction, on par with the industrial market, while 2021-year builds are 8% vacant one year after completing construction, as of 22Q1.

“This is much faster than the lease up of pre-pandemic builds (2016-2019), which averaged a 20% vacancy rate after four quarters, and 8 % after eight quarters,” Zola said.

“Moving forward, we expect strong demand for new space to continue, mitigating the supply pressure from new construction within the market. This should also help rent growth moving forward as more tenants move into new space.”

Softening Economy Not a Problem

Daniel Laub, Co-Founder and COO of Zenith, tells GlobeSt.com that despite the recent softening in the economy, the fundamentals in US industrial real estate remain extremely strong.

“Long-term tailwinds such as the continued growth of e-commerce and last-mile distribution coupled with a strong population growth have contributed to growing demand for industrial space,” Laub said. “At the same time, supply continues to tighten in industrially zoned areas as space is taken out of the market through development and up-zoning to higher density uses.

“Supply chain disruption, stockpiling and the rise of onshoring post-pandemic have also been recent contributing factors to pent up demand for space.”

Locations Near Transportation, Infrastructure Ideal

Allan Swaringen, president & CEO of JLL Income Property Trust, tells GlobeSt.com, “as a core, income-oriented investor, industrial has been one of our highest conviction strategies over the last five years, initially due to the inevitable growth of e-commerce increasing demand for warehouse space.

“The global pandemic only accelerated this trend and the more recent disruptions in national supply chains coupled with reshoring of manufacturing back to America has continued the growing demand for industrial space driving both absorption and rental growth rates.

“Our geographically diversified portfolio of over $2 billion in warehouses continues to be a top performing sector for us. While the national trends are quite compelling, we continue to invest in specific and narrowly defined markets based upon our research-led strategy geared towards locations proximate to irreplaceable transportation infrastructure. These locations have proven more resilient across numerous market cycles.”

Retailers Having to Address Storage

Lanie Beck, director of corporate research, marketing & communications, Stan Johnson Company, tells GlobeSt.com that all facets of the industrial sector remain “red-hot,” including leasing, investment sales, and development.

“Tenant demand for industrial space is surging, as illustrated by record low vacancy across the market,” she said. “This demand is being driven by the fact that retailers are now having to address product storage issues caused by supply chain woes, coupled with their ongoing need to support traditional growth and expansion.

“There continues to be increasing consumer demand for goods delivered quickly, and next-day or same-day delivery services are now being expected in increasingly smaller markets.

“Developers can’t build new space fast enough to satisfy, which further intensifies the attractiveness of the existing inventory.”

While a preliminary look at sales volume totals for Q2 2022 suggests there could be a slow-down in investment volume from Q1, Beck said, “buyers are still actively seeking out new and existing industrial product at a rapid clip given how critical this sector has become.”

On the Right Track

David Welch, CEO of Robinson Weeks, tells GlobeSt.com that he is seeing strong demand in all of his markets, including Atlanta, Dallas, San Antonio, Charleston and Memphis, where it currently has facilities under development.

“Demand is strong among 3PLS in these regions, which is consistent with their strong demand at the national level,” Welch said. “E-commerce-related companies, save for Amazon, are quite active as they continue to catch up with their logistics networks.

“We are also noticing strong leasing activity near ports and ramped up net new requirements for expansions and new markets.”

Bob Smietana, chairman and CEO of HSA Commercial, tells GlobeSt.com that he’s seeing absorption outpacing new deliveries with rents increasing at HSA Commercial’s industrial parks in Southeast Wisconsin, Indianapolis and South Florida.

“We anticipate demand will continue to exceed supply over the next year,” Smietana said.

GTIS Firm in Nashville

Gaurav Sahay, managing director, industrial/logistics, GTIS Partners, tells GlobeSt.com, “Most, if not all, industrial markets, particularly in the sunbelt where GTIS has recently closed an investment in Nashville and is doing due diligence on opportunities in the Carolinas for our opportunity zone fund, continue to see strong fundamentals.

“This is being driven by population growth, e-commerce growth, reshoring/nearshoring, proximity to end consumers, and closeness to logistics infrastructure hubs to further reduce transport costs.”

Vacancy is expected to remain low as leasing velocity remains elevated as demonstrated by strong pre-leasing in the under-construction pipeline.

Source: “There ‘Simply Isn’t Space to Lease’ in Industrial Anymore“

Filed Under: All News

Another Wave of Shipping and Supply Chain Challenges is On the Way

July 7, 2022 by CARNM

Labor, trucking, unions are among the issues, not to mention back-ups at ports.

After a period of relative sanity, another wave of shipping congestion is expected to happen soon. By now weary retailers are familiar with the drill and are recalibrating supply chains and warehousing and manufacturing strategies.

At the moment, congestion has improved, according to a report in Avison Young, with only about 30 ships waiting offshore versus the 100 that lined up during the height of the pandemic.

But hold ups are expected to continue until at least the beginning of next year, according to its Sightlines report. Rising shipping costs, longer transit times and continual uncertainty has become the “new normal” for the shipping industry.

“It’s enough to make companies examine their freight options and which combination of delivery options work best,” according to Sightlines.

Meanwhile, the peak ocean liner shipping season picks up in August for the back-to-school and holiday shopping seasons and more congestion could result.

Another problem: Current negotiations between the union representing 15,000 West Coast dockworkers and the maritime shipping companies that own 29 West Coast ports is disrupting labor.

An overheated market is also impacting shipping contracts, with longer lead times and a need for advanced planning and procurement driving many decisions. As with much of the freight industry, shippers and logistics providers are having to work outside of the typical box to find new contracting methods and bid processes to minimize risk. Some are sending bid proposals for specific segments of a project, rather than the entire project in an effort to work in segments of time in order to control costs.

Shifting Spend from Goods to Services

Mike Sladich, Stan Johnson Company regional director and partner, tells GlobeSt.com, “Freight rates dropped in the first quarter of 2022, and we’ve seen consumers shift their spending from goods to services. This drop in consumer demand has most recently been reported by retail giants including Walmart and Target in the form of oversupply issues as they try to meet pandemic surges.

“Retailers will have to find space for these excess goods to be stored, since most have to order products seasons in advance and haven’t been able to adjust in a rapidly changing economic environment.

“The need for industrial storage space will continue to be at a premium in the short-term, and retailers will be more discerning with their future inventory orders as the Fed takes extreme measures to reduce consumer demand.

“If the Fed continues to raise interest rates at a historic pace, it could result in a deflationary period as a mass of seasonal goods arrive on shelves during the second half of the year and consumer demand lessens further.”

Reducing Distance to Consumers, Suppliers

Adam Roth, executive vice president, industrial services, NAI Hiffman, tells GlobeSt.com that due to the rise in transportation costs, corporations will be forced to combat their length of haul by reducing their distance to consumers and suppliers.

“This results in more locations closer to population, ideally with a production component enabling a fast response to consumer demand,” Roth said.

“What used to be an anecdotal conversation about North American manufacturing is now a regular topic in the boardroom. As international transportation becomes more expensive and unreliable, domestic or North American production becomes more competitive. It will not be all aspects however some components can be completed regionally.

“The supply chain is being replaced with the supply web. We are entering the era of international regionalization and initial stages of de-globalization.”

Colin Scott, vice president, at worldwide project management and cost consultancy firm Cumming Group, tells GlobeSt.com, “We have recently seen a 5% surcharge from suppliers to cover the increase in oil and petroleum costs. This surcharge is also related to material costs where oil is part of the material or need, like when dealing with roofing membranes or freight.

“Also, we are experiencing delays in delivery of major pieces of equipment which is impacting completion dates and increasing costs to Owners of these construction projects.”

Making Sure Items Aren’t Sold Twice

Chris Gorney, director of creative sourcing and procurement at architecture firm RDC tells GlobeSt.com, “Port access, slowdowns, and widespread price increases continue to affect every part of our profession even though things have begun to improve.

“How the supply-chain crisis affects our clients wholly depends on project typology. For F&B retailers, we see kitchen equipment as the prohibitive lead time constraint. Our team now monitors individual equipment serial numbers to ensure our equipment isn’t sold twice, only to later be delivered to whichever location was ready first.

In short, Gorney said his firm is now considerably more conservative in setting expectations with clients. “To combat this, we now recommend sourcing exclusively domestic for any projects quicker than 24 months,” he said. “The advantage to outsourcing production and material purchasing overseas just doesn’t produce the advantage it did three years ago.”

Demand Will Continue for IOS Sites

Will Nelson, Director of Real Estate Lending, Columbia Pacific Advisors, tells GlobeSt.com that since the onset of the pandemic, the global supply chain has suffered as a direct result of labor challenges, the increased cost of fuel, and uncertainty in the global markets.

“The limited supply of new and properly equipped warehouse facilities and entitled outdoor storage space have only further contributed to the strains on business operations,” Nelson said.

“We pride ourselves as a forward-thinking business and exposure to the national market offers the opportunity to capitalize on emerging market trends. We believe the demand for strategically located IOS sites will continue to grow as the supply chain continues to stabilize and business continues to heal from the impacts of COVID and inflationary markets.”

Source: “Another Wave of Shipping and Supply Chain Challenges is On the Way”

Filed Under: All News

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