Sunday, November 24, 2013

Investment Grade Commercial RE Market Frenzy Continues

                                                                                                


Stamping Ground, KY --  The commercial real estate world continues it’s feeding frenzy of investment grade single tenant credit deals chasing prices to new highs and cap rates to new lows (cap rates have an inverse relationship to prices).  The recent sale of a brand new construction Dollar General in Stamping Ground, KY serves as another example. 

David Wells
The asset traded at a 7.6% cap rate to an all cash foreign buyer for a price of $980,000.  Both the buyer and seller were represented by the Wells Net Lease Group, the largest brokerage firm of Dollar stores in the Nation.

“We’ve done 50 dollar store transactions this year, they’re a great credit asset with a strong long-term outlook,"  says Wells Net Lease Group CEO David Wells.

"The buyer on this deal was a foreign national, we’re dealing with more and more foreign investors.  People here like to sing the blues about our economy, it’s a bunch of crap.

"America is resilient our legal system in regards to property rights is the best in the world and capital keeps pouring in.  The buyer on this deal is from Afghanistan.  

"I travel a lot and people always ask me about the strength of the US market, put it this way I’ve never once had a US investor ask for a deal in Afghanistan."




The overall outlook for US real estate assets with long-term credit tenants remains strong across all commercial real estate market sectors.

  “For credit rated tenants with ten or more years of term prices have steadily risen throughout the year as more investors are seeking higher yields than the bond market offers and the security of the underling real estate," says Mr. Wells. 

"Cap rates will rise slightly going forward in respect to the increase in interest rates but overall demand for credit assets will continue.”

Wells adds, “People always get excited when cap rates rise or fall, it’s just a function of the 10-year.  

"The relationship between the cost of capital and the cost of the asset remains historically at a 200-300 basis point spread, the spread necessary to incentivize investors with positive leverage.  Cap rates move with the 10-year treasury, it’s the most efficient gauge of market valuation.” 

“The industry tends to think the demand for credit rated tenants is a trend, it’s no trend, and we’ve all learned hard lessons over the past cycle.  

"Standard & Poors & Moody’s ratings are the only plausible benchmark to mitigate risk and lenders.  Investors agree."

Dollar General has an investment grade credit rating of BBB-. 

For more information, please contact David Wells directly:

305.498.6095

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