Friday, November 2, 2012

Hurricane Sandy Freezes Capital Markets



Jeanne Peck
Chicago, IL - - Hurricane Sandy was no lady, or a pleasant trick-or-treat surprise. The massive devastation froze the capital markets this week, with the full effects still unknown.

Yet the mid-fall funding season is very active, mostly due to the resurgence of conduit lenders in the marketplace; all capital sources are forced into competitive
bidding due to this CMBS "re-emergence". Both the November Presidential
Election and Fed policy action reinforcing low rates until 2015 have
resulted in borrowers having less urgency to refinance by year end.  The
state of realty capital markets is summarized as follows:

*    Record-low rates:  While treasuries climbed this past month, spreads
tightened by as much as 25 to 50 basis points, depending upon the type of
lender, leverage, project quality, etc.  Ten-year, fixed-rate permanent
loans are priced regularly below 4% for lower leverage transactions, while
five-year loans approach unheard levels near the 2%-mark.  At the end, rates are only slightly higher than a month ago.

*    Dropping floors: - A clear result of dropping rates are lower [or
no] floors.  Lenders chase yields downward, eliminating floors on the way
down.  The 4%-floor was commonplace with life companies, while CMBS lenders clung to 5% for much of the year- but no more!  Competitive lenders are dropping floors, in light of fierce competition from all fronts: life companies, banks, conduit and agencies.

*    New supply:  More development deals brewing, and not just
multifamily.  However, development is very targeted - mostly underserved and urban infill sites.  In particular, multifamily with mixed-use components (parking, retail and office) grabs the spotlight due to the readily available financing for this sector.   New-construction office, retail and industrial deals are financeable, but with substantial equity or based upon strong credit-tenant profiles.

*    Smaller loans:  As the picking gets slim for larger, quality assets lenders are moving down the dollar-size scale.  Loans of $5 to $20 million
gain more traction, particularly with conduit lenders.  During the past few years, much of this funding turf remained in smaller lifeco and bank territory.

*    Equity pricing:  Equity pricing closely follows declining debt costs.  Generally speaking, Coastal Core properties are targeting overall yields in the 8%-10% range for multifamily, office, retail and industrial properties.  Value-add pricing is within the 10%-15% range, including a wider spectrum of assets such as senior, self-storage, health-care and lower
grade conventional properties.  Last but not least, Opportunity funds target
appreciation vs. cash flow, taking on the remainder of the commercial real
estate investment base with yields of 15% to 20% or more.

Ms. Jeanne Peck of The Real Estate Capital Institute suggests, "Fierce competition among lenders is quickly reducing the risk profile differential between various types of properties".  She further notes, "The borrower is the real winner, as lenders finally realize lower rates are here to stay for a while."

The Real Estate Capital Institute(r) is a volunteer-based research organization that tracks realty rates data for debt and equity yields.  The Institute posts daily and historical benchmark rates including treasuries,
bank prime and LIBOR.  Furthermore, call the Real Estate Capital RateLine at 7RE-CAPITAL (773-227-4825) for hourly rate updates.

 Contact:

The   Real Estate Capital Institute(r)
3517 West Arthington Street
Chicago, Illinois USA 60624
Contact: Jeanne Peck, Executive Director

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