edr insight update: navigating in an uncertain market- cincinnati
DESCRIPTION
EDR Insight Update at the Cincinnati DDDTRANSCRIPT
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EDR Insight Market Update:
For presentation at:
Cincinnati Due Diligence at Dawn workshop
March 2013
Navigating In An Uncertain Market
Presented by:
Dianne P. Crocker, Principal Analyst
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4 Keys to Navigating an Uncertain Market
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1. MARKET METRICS
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• 4Q12: the most active
quarter since 4Q07.
• Deal flow increased
37% for the year.
• Now well above „09
trough.
Bumpy Road for Commercial Real Estate
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Multifamily, Office Drive Property Deals
•Majority of gains driven by:
• Multifamily +47%
• Class A office +20%
• The “sweet spots”
• Largely viewed as low risk
• Retail: +19%
• Recovering, but bifurcated
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Good News on the CMBS Front
• Post-recession high of $48B in 2012
• Robust start to 2013.
• January saw the highest monthly volume since
December 2007.
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Capital Remains Concentrated in Largest Metros
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LENDING: Positive Signs
“By almost every observable metric, the
American banking system will enter 2013 with
its strongest balance sheet position since
before the financial crisis.”
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Commercial Real Estate Loan Volume
• Commercial and
multifamily mortgage
originations hit their
highest levels since
2007 in 4Q12.
• Originations in 2012
increased 24 percent
over 2011.
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• Glacial deleveraging continues.
• More confidence, more borrowers.
• Competition for loans heating up.
• Certain large financial institutions are extremely
bullish about CRE lending.
Lending in 2013
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Environmental Due Diligence: What‟s Up With Lenders?
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Cincinnati Spotlight:Commercial Real Estate, Lending, Phase I ESA Volume
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• 2012:
• Closely mirrored U.S.
• Highest sales since „07
• 3rd straight year of growth
Cincinnati Deal Flow
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• Multifamily 1st
• Industrial 2nd
• Office/Retail tied for 3rd
Cincinnati: Top Property Types
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• Slow recovery underway
• Developers:
• Starting to dust off plans which were created before
2008
• Looking toward underutilized properties as potential
opportunities for redevelopment into apartment uses.
Spotlight: Cincinnati
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Top Multifamily Buyers
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Top Industrial Buyers
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Top Buyers: Office
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Cincinnati: Top CRE Deals in 2013
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• Industrial Development International:
• Ranked 1st with 17 million square feet.
• Miller-Valentine Group:
• Ranked 2nd with 11 million square feet
• Colliers International:
• Added 5 million square feet to its portfolio.
• Neyer Management/Neyer Commercial Real Estate:
• Added 18.2 million square feet to its portfolio
Cincinnati‟s Top Developers
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• Greater Cincinnati and Northern Kentucky banks:
• Mostly profitable in 2012
• Nearly half outperformed national average
• 22 of the 46 institutions with operations based in the
region had year-over-year net income growth of 19% or
more.
• Top banks posting profits here:
• PNC Bank
• Huntington National Bank
• JPMorgan Chase Bank
Cincinnati Lenders
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• The Cincinnati market, by all accounts is getting healthier.
• Job levels are nearly back to pre-recession levels
• Strong demand for rental properties will keep the multifamily
sector as the safest option for investment here.
• Office properties will continue to be looked at as possible
redevelopment opportunities for repurposing into apartment
uses.
• An increase in demand should occur in the second half of the
year. Construction will continue to perk up and rental rates
should remain relatively flat.
2013 Forecast
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Now 50% above
market‟s Oct. 2009
low point
2012 volume:
12% above 2011
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OH Quarterly Phase I ESA Activity4Q12:
24% over 3Q12
28% over 4Q11
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OH Metro Performance
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2. ATTITUDES TOWARD RISK
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“A negative, or rather extremely conservative, mindset
is prevalent with the investors in the market. Many
investors are analyzing assets based on the 'what-
could-go-wrong' view versus spending time focusing
on 'what-could-go-right' and this has had an impact
on pricing and deal velocity."
Steve Timmel, senior VP of Colliers International
Risk Aversion Is High Among Investors
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• “What happens today that was not back in 2006 and 2007 is that
loan closings are being delayed for environmental issues, simply
because financial institutions are no longer willing to take on risk as
they once were.”
• “It has brought the opportunity—good or bad—to revisit decisions
we made during the good times….to rethink our approach to due
diligence.”
• “What has changed is the relationship with loan officers. Years
back, they tended to resist environmental due diligence. Now there is
much greater awareness.”
Risk Management is Now “Everyone‟s Business”
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• “My clients are demanding a more consultative approach to
ESA completion as opposed to only report delivery.”
• “In the past, Phase II equaled dead transaction. Now there is
more willingness to consider risking away issues through
Phase IIs.”
• “They want the thorough investigation but are not necessarily
allowing more time for it. The lenders are very competitive
with one another, so they don’t have the luxury of higher due
diligence fees or longer due diligence periods.”
Source: EDR Insight‟s Quarterly Survey of EPs.
Feedback from EPs
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3. AREAS OF OPPORTUNITY
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Status of CRE Lending by Source:
Commercial banks Flat/moderate growth
Government (Fannie/Freddie) Active
Credit Unions Expanding
Private Equity Expanding
Life Insurance companies Peaking
CMBS Securitizations Recovering
1. Focus on the Most Active Lenders
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CRE Lending for the 5
Largest Banks in U.S. (>$50B)
% Change in Property
Loans
(2012 vs. 2011)
PNC Bank 15%
JPMorgan Chase 13%
Bank of America 9%
U.S. Bank 2%
Branch Banking and Trust 2%
Wells Fargo 1%
Focus On Who‟s Lending:CoStar Analysis on Loan Growth by Bank Size
Largest banks:
Down 0.4%
Mid-size banks:
Up 7%
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Status of CRE Lending by Source:
Commercial banks Flat/moderate growth
Government (Fannie/Freddie) Active
Credit Unions Expanding
Private Equity Expanding
Life Insurance companies Peaking
CMBS Securitizations Recovering
Watch for shifts toward other lending sources:
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Focus On What Lenders Value Most
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• The U.S. SBA is one of only a handful of federal
agencies with a bigger budget in FY13 than in FY12:
• As much as $16 billion in loans through the popular
7(a) program
• 15 percent increase over FY12.
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Strongest SBA Lenders in the U.S.:
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REITs Are Raising Capital:
Notable Private Funding Raisings in 1H2012
Firm Name Capital Raised
Blackstone $6.6 billion
UBS $1.8 billion
Carlyle Group $1.4 billion
Rockpoint Group $1.3 billion
GEM Capital $1.3 billion
McMorgan & Co. $977 million
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• Among REITs‟ top concerns are risks related to factors that
could devalue their properties, including environmental liability.
REITs (cont‟d)
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Retailer Category Planned Openings
through 2015
Dollar General Dollar 1,300
Family Dollar Dollar 1,000
Dollar Tree Dollar 600
CVS Drug 600
Walgreens Drug 400
Advance Auto Parts Auto 320
AutoZone Auto 125
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• U.S. retailer store-openings in 2012 reached 5-year high
• 81,990 new stores planned over the next 24 months
• Up 11 percent from the 2-year period ended in 2011
• Very focused in specific sectors, geographic areas
Robust Forecast for New Store Openings
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• Old program gaining new interest as avenue to stimulate
capital investment by foreign investors.
• Boston is a top target of foreign investors
• In FY12, the number of EB-5 projects approved was triple
FY09 levels.
• “Typically as a condition of closing, the borrower will
need to provide a clean Phase I environmental site
assessment report along with other due diligence items.”
• EB-5 presents a way for EPs to connect with key players:
• 209 Regional Centers in 40 states.
Foreign Investors and EB-5 Program
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4. ADOPT WINNING STRATEGIES
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Strategies to Win
You get out there.
You stay on the cutting edge of technical knowledge.
You educate clients, connect the dots for them.
You embrace a “customer first” attitude.
You have an active business development function.
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Strategies to Win
You get out there.
You stay on the cutting edge of technical knowledge.
You educate clients, connect the dots for them.
You embrace a “customer first” attitude.
You have an active business development function.
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Strategies to Win
You get out there.
You stay on the cutting edge of technical knowledge.
You educate clients, connect the dots for them.
You embrace a “customer first” attitude.
You have an active business development function.
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Education Is Key As Market Recovers
• New lending, investments are on the board for 2012.
• Banks, investment firms are replacing past layoffs with
junior staff.
• Leading to a “rustiness” in engaging Phase I ESAs.
• A learning curve as market adjusts to new risk aversion.
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• New E 1527 standard
• Vapor intrusion awareness
• Updates to policies like SBA, HUD, Fannie Mae
• Real-world examples/reminders of why environmental
due diligence is critical
Topics for Client Education Efforts
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• How aware are you of the proposed revisions to the ASTM
Phase I ESA standard?
Challenge of Education: New E 1527 Standard
Very aware, 12
%
Somewhat,25%Not at
all, 63%
“I have NOT been
privy to the task
force or the
pending changes
and would greatly
appreciate any
information.”
~community
lender
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Strategies to Win
You get out there.
You stay on the cutting edge of technical knowledge.
You educate clients, connect the dots for them.
You embrace a “customer first” attitude.
You have an active business development function.
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Strategies to Win
You get out there.
You stay on the cutting edge of technical knowledge.
You educate clients, connect the dots for them.
You embrace a “customer first” attitude.
You have an active business development function.
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• Improvements in both the cost and availability of
commercial mortgage capital are expected to drive
increases in 2013:
• Total investment transaction volume? +10 to 20%
• CMBS issuance? +50%
• CRE loan originations? +11%
2013 Forecast
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1. Continued focus on modeling the downside
2. More emphasis on technology, streamlining
3. Repurposing the oversupply of obsolescent properties
4. More deferred maintenance issues arising on refis or
neglected properties
5. Property Condition Assessments growing in importance
Forecast for Risk Management
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• The market is recovering.
• Market uncertainty creates aversion to risk.
• New players and new markets are emerging.
• Think critically about where and how you can
compete most effectively.
Parting Thoughts
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• The market is recovering.
• Market uncertainty creates aversion to risk.
• New players and new markets are emerging.
• Think critically about where and how you can
compete most effectively.
Be strategic and grow!
Parting Thoughts
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Dianne P. Crocker
Principal Analyst, EDR Insight
Research and Analytics:
www.edrnet.com/EDRInsight
Twitter:
@dpcrocker
Email: