Thursday, June 30, 2022

Stagflation and a Macro Economic update/ prediction

 

It is my personal belief that we are entering some unprecedented economic times in this country. I’ve been saying from the better part of year that while others continually discuss ‘Inflation”, I believe we are entering into a Stagflation period or perhaps even a deflationary period. Below is an article from an economic idol of mine Ray Dalio who started and still manages the largest hedge in the world ‘Bridgewater’ out of Westport, CT. I have omitted some of the article and reorganized in an effort to make it more readable and succinct, but also made additional comments at the conclusion of article.  



For me, hearing supposed “experts” talk about what’s now happening in the markets and economy is like listening to nails scratch against a chalkboard because they are typically saying incorrect things in a more complex way than commonsense would dicatate. Markets and economic movements are driven by much simpler and more commonsense linkages than most people care to articulate.

More specifically, I now hear it commonly said that inflation is the big problem so the Fed needs to tighten to fight inflation, which will make things good again once it gets inflation under control.

I believe this is both naïve and inconsistent with how the economic machine works. That’s because that view only focuses on inflation as the problem and it sees Fed tightening as a low-cost action that will make things better when inflation goes away, but it’s not like that. 

The facts are that:

1. prices rise when the amount of spending increases by more than the quantities of goods and series sold increase; 

2. the way central banks fight inflation is by taking money and credit away from people and companies to reduce their spending; 

3. They also take buying power away by raising interest rates which increases the amount of that has to go toward paying interest and decreases the amount of money that goes toward spending; 

4. raising rates lowers spending. 

My main point is that while tightening reduces inflation because it results in people spending less, it doesn’t make things better because it takes buying power away. It just shifts some of the squeezing of people via inflation to squeezing them via giving them less buying power. 

The only way to raise living standards over the long term is to raise productivity and central banks don’t do that. 

So, what do central banks do?

Central banks move demand around by providing and withdrawing spending power by influencing the creation and amounts of debt assets and debt liabilities. They do that in a way that naturally produces cycles in markets (bull and bear markets) and economies (expansions and recessions). More specifically, central banks inject doses of stimulation into the system via injecting credit and money into the system, which produces increases in demand for goods, services, and investment assets that are followed by periods of paying back and withdrawals of the stimulations, which produce lows in demand that are depressing. Whenever these depressing periods of paying back become too depressing, central banks typically provide another and even bigger dose of stimulation. They produce the short-term debt cycles (also known as the business cycle), which typically last for about seven years give or take a few.

These short-term debt cycles add up to the long-term debt cycles that typically last about 75 years, give or take about 25. That’s because most everyone wants the ups and not the downs, so the stimulations and debts that central banks produce typically add up over time to produce more ups than downs until the debt assets and liabilities get unsustainably large, at which point they have to go down via some mix of inflation (due to money printing to reduce the debt burdens by monetizing them, which is inflationary), debt restructuring, and paying the debt service in non-depreciated money (which is depressing). 

That is what we have been experiencing. It’s why debts have been increasing relative to incomes at the same time as each cyclical rise and each cyclical decline in interest rates since 1980 has been lower than the one before it until interest rates hit 0%, and since then each central bank printing and buying of debt has been greater than the one before it up until now.

So, what should central banks do to do their job well? 

Central banks should:

  1. Use their powers to drive the markets and economy like a good driver drives a car—with gentle applications of the gas and brakes to produce steadiness rather than by hitting the gas hard and then hitting the brakes hard, leading to lurches forward and backward.
  2. Keep debt assets and liabilities relatively stable and, most importantly, not allow them to get too large to manage well.

To do this they should not allow interest rates and availabilities of money to be either too good or too bad for the debtors or the creditors. 

By these measures central banks policies have not been good. More specifically,

  1. The Fed is moving from printing and buying debt at an annual rate of around $1.5 trillion to selling it at an annual rate of $1.1 trillion, and from sharply lowering interest rates to sharply raising them. For that reason, we experienced the big lurch forward and are now experiencing the big lurch backward.
  2. Because debt assets and liabilities are now very high and because government deficits will remain high, it is virtually impossible for the Fed to push interest rates to levels that are high enough to adequately compensate holders of debt assets for inflation without them being too high to support strong debtors, strong markets, and a strong economy. If the holders of debt don’t get adequate returns they will sell them, which worsens the free market debt supply/demand picture, which either leads to a dramatic cutback in private credit (which is depressing) or the central bank creating more money and buying more debt to fill in the funding hole (which is inflationary). 

In summary my main points are that 1) there isn’t anything that the Fed can do to fight inflation without creating economic weakness, 2) with debt assets and liabilities as high as they are and projected to increase due to the government deficit, and the Fed also selling government debt, it is likely that private credit growth will have to contract, weakening the economy, and 3) over the long run the Fed will most likely chart a middle course that will take the form of stagflation. 

Weitz take:  As I typically do, I agree with Ray whole heartedly in this assessment. Namely the buying debt to selling debt coupled with the dramatic increase in the Fed Funds rate is a double edge sword that is fairly insurmountable. I said to a colleague in late 2021 that if the Fed did increase rates as much as they intended to, it would be an intentional collapse. For better or worse, the inflation rates spooked the fed into slamming on the economic brakes, but that will not come without negative economic performance until we get to a new equilibrium. How far we must go to get there is uncertain, but the chance of severe headwinds is almost a certainty in my eyes. I'm always open to good faith dialogue so if you disagree, feel free to make a comment below. 

My Info for comments/ feedback: 

Scott Weitz

Scott@WeitzCommercial.com

105 Lake Street S; Ste 205

Kirkland, WA 98033

Cell: 206.306.4034




Tuesday, June 7, 2022

WSJ - Commercial Real Estate shows signs of slowing down


AP- The Wall Street Journal recently published an article on the slowing down of the commercial real estate market. For those that follow us on this blog and social media, this comes as no surprise. 

Here, we will provide excerpts from the article, highlight the important data and provide our own opinion feedback where appropriate. 

Commercial real estate is showing the first signs of cooling in more than a year, disrupted by rising interest rates that are already causing some deals to collapse. Property sales were $39.4 billion in April, which was down 16% compared with the same month a year ago, according to MSCI Real Assets. (The decline followed 13 consecutive months of increases). 

Property sales tanked sharply during the early months of the pandemic…A rebound began in late 2020 as investors took advantage of low interest rates and started to buy in anticipation of an eventual rebound. Demand for multifamily and industrial properties in particular helped fuel commercial sales through 2021 and into this year. The success of those sectors outweighed the drag on property markets caused by underperforming office buildings which continue to be hurt by remote work.

Weitz Commercial: as we have referenced in our facebook posts, we think they office market will continue to face uphill battles as the desire to reduce office footprint will assuredly be a common theme in lease renewals. We predict the large companies will have more offices with smaller footprints to accommodate the hybrid work model and employees that may live a distance from city centers. 

Analysts are starting to ask whether the rally is running out of steam. Hotels, office buildings, senior housing and industrial properties recorded big drops in sales last month. Sales of retail properties were up in April, the fourth consecutive month that U.S. households boosted spending, while apartment building sales continued to rise due to strong tenant demand and landlords’ ability to raise rents. But analysts and brokers said activity in even these sectors may be slowing as rising interest rates keep some investors from making competitive offers.

April’s 16% decline in sales marked an abrupt turn from March, when total commercial property sales rose 57% from the same month a year before.

But with interest rates considerably higher—the yield on 10-year Treasury notes, a common benchmark for commercial mortgages, has nearly doubled this year—property investors that relied on large amounts of cheap debt to purchase buildings have been some of the first ones to fall out of the market, brokers and investors said.

“Suddenly, you’re just not competitive,” said John Carrafiell, co-chief executive of property investment firm Bentall GreenOak, describing buyers who use debt to finance 60% or more of a property’s sale price.

Surging interest rates in recent weeks have left many investors with a choice between losing their deposit or paying much more than expected for their mortgage, said Jay Neveloff, a partner at law firm Kramer Levin Naftalis & Frankel LLP.

Most have been moving ahead with planned purchases, he said, but other investors are more cautious now about signing new contracts. That will inevitably drive down prices. “The pricing can’t be blind to changes in capital markets,” Mr. Neveloff said.

But lower prices also offer an opportunity for bargain hunters, especially for real-estate investment funds that are sitting on big cash reserves. “I have heard people say, ‘this is when I’m making deals, this is when I’m finding properties. ” Mr. Neveloff said.

The investment firm Apollo Global Management Inc. and hospitality investor Newbond Holdings recently agreed to buy the Hilton Times Square for about $85 million, according to people familiar with the matter, a significant discount to the hotel’s 2006 sale price of $242.5 million. 

Weitz Commercial: this drop in price for the Hilton Times Square is fairly staggering. Its hard to say whether this is COVID driven, general malaise of the property, or a sign of the times in Manhattan these days. Whatever the reasoning, it’s a significant drop for a trophy property like this one.

As the buyer pool narrows and interest rates rise, sellers are becoming more likely to make concessions to close deals, said Henry Stimler, an executive in the multifamily capital-markets division at the Newmark real-estate firm.

His firm recently brokered the sale and financing of a $457.5 million multifamily portfolio concentrated in the Carolinas, where rent growth has been strong over the past year. “It’s now turning into a buyer’s market,” Mr. Stimler said.

Weitz Commercial: For those in our investor database, we have been very clear that we think the market will fall, now is a good time to diversify into other assets/ cash and prepare for a changing market. That plan hasn’t changed one bit. In fact, articles like this are turning what was once a contrarian view to perhaps more of a mainstream analysis. Just how much the market turns will vary market to market, and we continue to like essential (multi-family/ industrial) properties in mid-markets, but generally speaking, we think tremendous opportunities lie ahead for a patient purchaser.

For more information on Puget Sound Commercial Real Estate News, consider contacting a Snohomish County or King County Commercial Real Estate Broker

Our Firm: 

Weitz Commercial

108 Union Street

Snohomish, WA

Scott@WeitzCommercial.com

 


Sunday, May 29, 2022

The U.S. Economy Shrinks in the First Quarter of 2022 and our prediction(s)

 The U.S. Economy Shrinks in the First Quarter of 2022

The Basics of GDP

GDP stands for Gross Domestic Product. GDP

measures the output of goods and services

produced by labor and property located within

the U.S. during a given time period. It was

developed in the 1930s as a way for

policymakers to gauge the recovery from the

Great Depression. GDP is essential as it

measures the total monetary value of all goods

and services which is important for seeing the 

economic growth or decline in the U.S.


The Shrinkage


The U.S. economy shrank in the first quarter of 2022, with GDP falling 1.4% in the first

three months of the year, the U.S. Commerce Department reported late last week.


Economists with CBRE Group Inc. (NYSE: CBRE) wrote last week the U.S. economy 1.4% shrinkage in Q1 was attributed to a decline in trade and inventory investment, which reflects the strength of domestic demand relative to a weaker global economy.


What does this mean for investors?


So far, the U.S. investment sales market for commercial real estate has been robust in 2022. Aggregate pricing was up 7.8% year-over-year in Q1 while investment volume reached $96.7 billion, according to Colliers International Group Inc. (NASDAQ: CIGI).


“The commercial real estate sector is in a pretty resilient position, as it was in 2019 and 2020 as we went into the covid crisis,” he continued “I haven't turned pessimistic just yet, especially for commercial real estate, but I would say buckle your seat belts to investors. Drive with caution”


“It might actually benefit certain property types and geographies,” said Victor Calanog, head of commercial real estate economics at New York-based Moody’s Corp. “capital is always looking to be deployed and for yield. In an environment of rising interest rates and potential uncertainty, U.S. commercial real estate is still an amazing promise of real yield


The Future


Consequently, we do not expect the Q1 drop in GDP will alter the Fed’s plans to continue hiking interest rates the year,” the economists wrote. “CBRE forecasts GDP growth of close to 3% for the year, which will underpin improving real estate fundamentals.”


Risks for the U.S. economy are more likely in 2023, as inflation falls and the lagged effects of tighter monetary policy take hold according to CBRE.


Calanog said most forecasters, including at Moody’s, are expecting capitalization rates to rise in accordance with the Federal Reserve’s moves. Calanog and others continue to expect the Fed to hike interest rates a half-percentage point this month, but economists have begun pointing to early signs of inflation potentially easing off.



Weitz Commercial Take:


While the above is from an AP article, we see a decrease in GDP as a major warning sign for the economy. While most don't believe it will have much effect on Real Estate prices, we think the negative effects (lease delinquencies and reduced SF usage in many classes (namely retail and office)) have not be recognized. While we remain confident in many mid-markets like Snohomish County, we think we are going to experience significant compression of lease rates and thus market values in 1) major cities; and 2) depressed areas. Bottom line: investors need to hedge as best they can, be very specific to growth areas, and reduce debt loads as best they can as change is coming.


For information on Snohomish County Commercial Real Estate consider contacting a Commercial Broker.


Our info:


Weitz Commercial

108 Union Ave

Snohomish, WA

Scott@WeitzCommercial.com.


Top Snohomish County Commercial Real Estate Deals - 2021


While this isn't really news or something many will use, we find it interesting and hope you may as well. - here are the top Commercial deals in Snohomish County in 2021. We use it to keep track of potential buyer(s), but we figured others may be interested as Snohomish County continues to grow. 

Apologizes in advance for the formatting, but it's the best we can do on blogspot. 


2021 Largest Commercial Real Estate Dates in Snohomish County

,
For more information on Snohomish County Commercial Real Estate, consider contacting a Snohomish County Commercial Real Estate broker

Our Firm: 

Weitz Commercial

108 Union Ave

Snohomish, WA 98290

T: (206) 306-4034

Scott@WeitzCommercial.com

Thursday, January 27, 2022

Delaware Statutory Trust vs. Tenant in Common ownership


Delaware Statutory Trusts are becoming more and more popular these days as real estate owners seek to keep the benefits of Real Estate ownership while reducing the stress of management. 

Below is a simple overview of a Delaware Statutory Trust (DST) vs. a more traditional Tenant in Common (TIC) ownership of multiple investors/ owners.                                             


                                             DST                                                                     TIC


Number of Investors           Unlimited, but typically capped at 499                Up to 35

Investment Ownership        % of beneficial ownership                                    Undivided interest 

Number of Borrowers        1 (the DST)                                                            Up to 35 (each investor)

Major Decisions                 DST Management                                                  Equal voting rights

IRS Guidance                     Revenue Ruling 2004-86                                       Rev Proc 2002-22


Overall, if you are looking to i) preserve your capital gains exemption, perhaps ii) scale to a smaller portion or a larger project, or iii) step away from the need for property management, a DST may be work looking into. 

For more information, consider contacting a Snohomish County Commercial Real Estate Broker. We will continue to post more and more information on DSTs in the coming weeks/ months so please consider subscribing. 

Our Firm:

Weitz Commercial Real Estate

 King County Commercial Real Estate office 

105 Central Way, Ste 205

Kirkland, WA 98033


Snohomish County Commercial Real Estate office

108 Union Ave

Snohomish, WA 98290


E: Scott@WeitzCommercial.com

T: (206) 306-4034

                                           


Thursday, January 20, 2022

Washington Syndication Agreements - The Basics

 

The Basics of Commercial Real Estate Syndication: 

Many investors don't have access to the purchase of commercial building either for financial reasons (typically a larger down payment will be required) or they simply don't want to manage a property, syndication have become a popular tool especially in the small to mid-size commercial market. 

In doing so, it useful also for the founders/ investors to understand the syndication agreement and how a syndicate works in a Washington State Syndication Group.  

In this article, we examine the typical elements of a syndication agreement an investor can expect to see and should review/ negotiate. 

Purpose of the Agreement

Whereas the term sheet and shareholders’ agreement governs the relationship between the founders and the investors, a syndication agreement sets out the roles and responsibilities of the investors towards each other. 

The syndication agreement has two main purposes: 

1) it is aimed to facilitate the investment process by defining the roles of investors, their objectives, investments and the framework for the negotiations.  

2) the syndication agreement sets out the guidelines for the post-investment activities of the investors.

A syndication agreement typically consists of two parts: One governing the acts of the syndicate while contemplating an investment and another governing the acts of the syndicate after the investment.

Preparing the Investment

The key pre-deal parts set out the role of the parties. These typically include who is the deal lead and how are the syndicate investors. Some of the syndicate members may also be appointed as co-leads or subject matter experts who assist the lead investor as agreed.

The lead investor has the authority to negotiate the deal on behalf of the syndicate. The underlying conditions for the authorization can be outlined in the agreement. 

Besides negotiating the term sheet, the lead investor is typically responsible for representing the syndicate when preparing the shareholders’ agreement and the investment agreement.

The Role of the Lead Investor

The lead investor leads the negotiations on behalf of the syndicate. Other team syndicate members may support the lead in the negotiations, especially if certain subject matter know-how is required.

The preparation of the investment documents is typically also the responsibility of the lead. If this activity is outsourced to e.g. an outside law firm, the deal lead is still responsible for coordinating the work of the law firm on behalf of the syndicate.

Use of Experts

Every now and then the syndicate needs external expertise. Most commonly this is legal assistance relating to the shareholders’ agreement and investment documents but can include other services as well such contractor, accounting, and other professional relationships.

The experts may be chosen by the lead investor, who is then responsible for the coordination of their work. In cost compensation, different rules may apply if the investment is closed and if it falls apart (e.g. the company may cover the costs within pre-determined budget if the investment is made, but the investors cover the costs pro rata with their planned tickets if the syndicate decides not to invest).

Remuneration to the Lead Investor

If there is compensation for the lead investors, it should be agreed upon in the syndication agreement. And even if there is no compensation, it would also make sense to write that down in the agreement.

The remuneration for the lead investor can be e.g. lead investor fee, lead investor carry or compensation for the advisory or board work.

After the Investment

The second purpose of the syndication agreement is to set a foundation on the acts of the parties after the investment is made.

Voting in Shareholders’ Meetings

One of the benefits of making the syndicate formal via a syndication agreement is that it makes the syndicate one major shareholder instead of a bunch of smaller shareholders. Therefore, to fully gain the benefits of such arrangements, the syndicate members need to act unanimously.

Unanimous acting can be achieved by setting up a procedure in the operating agreement, where the syndicate members form their common understanding before a material decision is made and act accordingly in the actual decision making. E.g. it may be stipulated that all in all decisions that would require a qualified majority under the shareholders’ agreement, the syndicate members act as one if two-thirds of the shares held by the syndicate so vote.

Overall

A sound syndicate agreement helps to create a syndicate that is stronger than the sum of its parts. It also helps to mitigate the issues of the long cap table, when despite the number of investors they all act as one. Thus, having a syndication agreement in place can often be in the interest of both the investors as well as the founders; especially if the syndicate is large.

For more information on joining a King County Real Estate Syndication or Snohomish County Syndication, consider contacting a Puget Sound Commercial Real Estate Brokerage

Our Firm: 

Weitz Commercial Real Estate & Investing

Kirkland                                                                        Snohomish

105 Central Way, Ste 205                                             108 Union Ave

Kirkland, WA 98033                                                    Snohomish, WA 98290


...or email me, Scott Weitz at Scott@Weitzcommercial.com or text / call (206) 306-4034




Tuesday, January 18, 2022

Negotiating Tenant Improvements - King and Snohomish County Commercial Real Estate

 

The Basics - Tenant Improvement 

A tenant improvement allowance (TIA) is the amount of money the landlord or property manager is willing to spend so a tenant can renovate their new space according to their demands. Typically speaking, the improvements are aesthetic or functional, including paint, lighting fixtures, flooring, and similar items. Depending on the wording of the lease, tenant improvement allowances come in two general types – an allowance type and turnkey.

 

Allowance

With an allowance improvement, a designated amount is allocated towards making tenant improvements with expenses being paid directly by the landlord to the contractors for making physical improvements to the space. This type of TIA does not cover furniture, technology, or customized items but only things specified and mutually agreed-upon by the landlord and tenant.


It should be noted that allowance typically does not permit the tenant to make any improvements of their choosing, but is rather relegated to those items specified in the agreement with the landlord. 


The allowance is typically offered per square foot of space so, while negotiating the TIA. Its incredibly important that a tenant must be a certain/ confident that the designated amount is sufficient to accomplish their needs. Particularly, we like to team with some of the best local contractors to give a good sense of TIs that will be necessary to accomplish the tenant build out needs. We highly recommend doing this PRIOR to finalizing your lease. 


Potential Drawback: 


From a tenant's perspective, a potential biggest drawback of a traditional allowance is the responsibility of finding the architects, contractors, and sometimes even project manager to work on the improvements. Particularly, for a small business or startup, such a responsibility can absorb significant amounts of time that should be spent growing the business.  

Turnkey

For a tenant, a turnkey TIA is most entirely about the finished product. The landlord manages the entire process with the tenant approving the layout, fixtures, color palette, flooring, and most other aesthetic choices along with the finished product. The landlord is responsible for covering the expenses throughout the process.


Typically, a tenant is assigned a specified amount per square foot of space. Therefore, it is important to make sure the designated budget can successfully accomplish all of the changes and renovations desired. Any alterations that might be requested by the tenant after the agreement is signed but before the improvements are completed could trigger additional costs for the tenant.


Ultimately, a turnkey buildout is mutually agreeable for both a tenant and landlord if the costs are clearly spelled out. For them to work effectively for both parties, however, the plans should be straightforward, understandable, and financially reasonable relative to the total cost and the length of the lease. Larger, more complicated projects aren’t favored by landlords due to potential complications and slimming margins if the project spirals out of control.

 

Factors That Can Influence the Allowance

For reasons that would seem fairly obvious, TIAs more financially attractive / palatable for landlords in a longer term lease where the Landlord in confident in a long term tenancy. Typically speaking, a minimum three-year lease is needed for a TIA but, if more substantial improvements like moved walls are requested, the required minimum lease duration will usually be five years or more. 


Additionally, landlords prefer their TIA costs go towards improvements that will ultimately improve the value of the space over time. HVAC, plumbing, and lighting improvements are examples of items that are unlikely to be replaced or updated when the next lessee moves in. In other words, more aesthetic improvements like carpet, paint, and drywall are more likely to be approved than costs “above the ceiling" like HVAC plumbing and lighting.


For more information on finding the a great King or Snohomish County Commercial space for your business, consider contact a Snohomish County Commercial Real Estate Broker


Our office


Scott Weitz

Weitz Commercial

108 Union Ave, 

Snohomish, WA 98290

Scott@WeitzCommercial.com

T: (206) 306-4034