why has d.c. multifamily been so hot?

Multifamily TrendsNovember 2011

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Why has D.C. multifamily been so hot?Jeffrey Kottmeier, Vice President, Director of Research

Multifamily investment in 2011 has been the golden child of commercial real estate. Real Capital Analytics reports that through

September of this year, U.S. apartment sales volume was over $33 billion. While it is not on par with the record-setting $94 billion in

sales for 2007, annualized sales volume for 2011 has shaped up to be the best in four years. With strong economic and employment

fundamentals, large metros like Washington, DC have attracted investors. Year to date, the D.C. Metro market saw over 17,500

multifamily units trade hands for $3.2 billion, thus ranking D.C. Metro just behind number one ranked Manhattan based on total sales

volume. D.C. investment sales are on pace to match those of 2006, second only to the record $8.5 billion in sales recorded in 2007.

Institutional investors have helped fuel this growth, accounting for over one-half of multifamily purchases in the D.C. market. Average

cap rates have compressed, and they are delivering returns of 350 to 400 bps above the ultra-low 10-year Treasury.

Multifamily vacancy rates have been declining. Strong market fundamentals have attracted not only investors but developers as well.

After a lull in activity, multifamily building permits in the D.C. region are approaching levels not seen since 2006. In fact, the number

of permits issued during the first nine months of 2011 was triple that issued in all of 2010. Additionally, almost the same number

of multifamily permits has been issued in 2011 as those for single-family homes. The difference between those permits issued in

2006 compared to those issued this year is that multifamily permits in 2011 have been primarily for rental housing instead of for-sale

condominiums.

Why has multifamily investment been so hot, especially in D.C.? What are

some of the underlying economic and demographic fundamentals driving the

multifamily market? There are a number of reasons that stimulate a strong

appetite for multifamily product. At a macro level, U.S. homeownership

rates reached their apex in 2004 and have continued to decline. By the end

of 2010, ownership rates were slightly under 67% -- at the end of the third

quarter of 2011 the homeownership rate was 66.1% -- still higher than rates

in the mid-1980s to 1990s. Renting has been a viable alternative to owning

a house. Changing economics and demographics have driven much of this

decline in homeownership.

Source: Real Capital Analytics

Multifamily Investment SalesYear-to-Date, September 2011

$0

$1,000

$2,000

$3,000

$4,000

New York

DC Metr

o LADall

as

Atlanta

Chicag

o

Housto

nSea

ttle

San Fran

Boston

Northern

NJ

Denve

r

Philad

elphia

Minneap

olisMiam

i

$ Vo

lum

e (m

illio

ns)

$0

$100

$200

$300

$400

$500

$600

Pric

e Pe

r Uni

t (th

ousa

nds)

$ Volume Avg PPU

Source: Real Capital Analytics

Multifamily Cap RatesWashington, DC Metro, all classes

5.6%

6.1%6.4%

4%

5%

6%

7%

8%

9%

10%

2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 YTD2011

DC VA MD

Source: US Census Bureau, Moody’s

Building PermitsDC Metro

0

5,000

10,000

15,000

20,000

25,000

30,000

1980

1982

1984

1986

1988

1990

1992

1994

1996

1998

2000

2002

2004

2006

2008

2010

MF SF


Incomes and affordability are squeezed. With the coming and going of the Great Recession, real household incomes have decreased. Those people aged 25 to 34 – the prime age cohort for purchasing a first home or renting an apartment – have seen their real income decrease by 5% from 2005 to 2010. Diminishing spending power has driven this group and others to delay purchasing a home and consider renting.

Despite record low mortgage rates, decreased home affordability has fueled rental demand in a number of markets. Large metros, such as the Washington, D.C. area, have seen home affordability diminish significantly as home prices have outpaced incomes. From 1975 to 2001, the average price to income ratio for a single-family home in the region was 1.8; since 2001, the average price to income ratio has increased significantly to 2.5. While that is off its peak of 3.5 in 2005, home prices are still relatively high in comparison to incomes. Until price to income ratios fall back towards more historical levels, there will still be an impetus to rent in the D.C. market. Most likely, affordability will remain under pressure for some time as regional home prices are on the rebound and incomes are held in check by a slow economic recovery.

A diversified renter pool. The D.C. region attracts a young, highly educated workforce. Still, both the young and middle aged rent apartments in the region. Almost the same number of apartment units are occupied by those younger than 35 as those aged 35 to 64. Many professionals aged 35 to 64 live in D.C. part-time or for the short-term due to Congressional or diplomatic service. Varying age groups support the need for communities geared toward both young individuals out of college and also experienced professionals.

Marketing to the average (median) Joe. D.C. Metro boasts significantly higher incomes compared to the U.S. as a whole.

According to the U.S. Census Bureau, the D.C. Metro median income was $84,500 in 2010 compared to $50,000 for the U.S. Both

the nation and D.C. Metro are similar in one aspect: approximately 75% of rentals are for households at or below the median income.

That being said, the D.C. region’s rental properties (which include both attached and detached units) serve more diverse income levels

compared to rental properties nationwide. Approximately one-third of D.C. rentals are for households with annual incomes below

$35,000, with the second largest group falling in the $50,000 to $75,000 income range. This supports demand for properties located

across the D.C. Metro area especially targeted to those at or below the median income.

Incomes support buying but some are renters by choice. According to Moody’s and the National Association of Realtors®,

median mortgage principal and interest (P&I) payments in the D.C. Metro area are $16,000 annually while annual rental payments are

$14,000. Factoring in the tax advantages of purchasing, one could argue that buying is cheaper than renting. Still, many in the D.C.

region choose to rent by choice.

Looking less like Mayberry. Demographics are evolving, especially in urban areas. The previous household composition “norm”

of a married couple with 2.2 kids, a dog, and a house in the suburbs has changed. Demographics have continued to shift in favor



Homeownership RatesUS

63

64

65

66

67

68

69

1980

1982

1984

1986

1988

1990

1992

1994

1996

1998

2000

2002

2004

2006

2008

2010

2004 = 69%

2010 = 66.9%

Source: NAR, BEA, US Census Bureau, Moody’s

Price to Income RatioResidential SF Homes, DC Metro

0.0

0.5

1.0

1.5

2.0

2.5

3.0

3.5

1975

Q1

1977

Q1

1979

Q1

1981

Q1

1983

Q1

1985

Q1

1987

Q1

1989

Q1

1991

Q1

1993

Q1

1995

Q1

1997

Q1

1999

Q1

2001

Q1

2003

Q1

2005

Q1

2007

Q1

2009

Q1

2011

Q1

Av = 1.8

Av = 2.5


of more non-family households. According to the 2010 U.S. Census, the D.C. Metro area is home to over 2 million households. Of

those, slightly less than half are married-couple families. This cohort tends to own homes, though approximately one-quarter of

renter-occupied households are married couples. The second largest demographic is 563,000 single households, comprising 28%

of households in the D.C. region. Single households are on the rise and occupy the largest percentage of rental units. Shifting

demographics in favor of non-family households and singles point to strong rental demand.

People drive demand. The influx of people into the D.C. Metro area has been strong, especially during the recent recession. On

average, annual net migration to the region totals 14,000 people. During 2009 and 2010, this figure skyrocketed to over 46,000

people annually, on average, as individuals were attracted by job prospects in the D.C region. As the regional economy normalizes

(and the Federal Government slows its accelerated rate of hiring), in-migration to this area will trend back towards historical averages.

Nevertheless, an estimated 67,000 net additional people will be added to the region over the next five years. This ongoing population

increase will drive demand for both rental and for-sale markets.

D.C. is getting both younger and older. D.C.’s population has changed over the years, and this impacts their housing choices.

After dipping in the late 1990s, the 25 to 34 year old age group has increased, and consequently so has the number of potential

renters. This bodes well for projects in urban areas and those with Metro (subway and bus) accessibility. The number of people over

45 years old continues to grow. This age group has the highest incomes and thus can probably afford to live where they want, as

renters or owners. If they choose to rent, they gravitate towards the best locations and can afford higher rents. The one age group that

has shrunk over the past four years is 35 to 44 year olds. In the past, this group has typically formed families and chosen to purchase

a home. But there are a growing number of singles in this age group who prefer to rent.



Renter Occupied Units by IncomeDC Metro, all product types

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

US DC Metro

$150k+$100k-$149k$75-$99k$50-$74k$35-$49k<$35k

40%

30%

Source: US Census Bureau

Household DemographicsDC Metro, 2010

257,000

982,000

95,000

563,000

145,000

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

Total Households Owner Occupied Renter Occupied

Householder notliving alone

Householderliving alone

Femalehouseholder, nohusband presentMalehouseholder, nowife presentMarried-couplefamily

Non-Family

Family

Non-Family

Family


Total Net MigrationDC Metro

(20)

(10)

0

10

20

30

40

50

60

1991

1993

1995

1997

1999

2001

2003

2005

2007

2009

2011

2013

2015

Peo

ple

(th

ou

san

ds)

Forecast

Av 14,000


Population By AgeDC Metro

200

250

300

350

400

450

500

550

600

650

700

1990 1992 1994 1996 1998 2000 2002 2004 2006 2008

tho

usa

nd

s

25-3435-4445-5455-6465+



Outlook:

• Market fundamentals remain strong for the D.C. multifamily market. With uncertainties in the economy and political climate,

investment dollars will be attracted to stable metro markets such as D.C.

• As the D.C. apartment supply pipeline ramps up, be aware of possible oversupply, especially as new projects deliver in 2013 and

beyond.

• Population supports demand in D.C. Over 67,000 people are expected to migrate to the D.C. metro area over the next five years.

Varying product types across the region will be needed to accommodate different types of renters. Additionally, strains on the

current transportation infrastructure will not improve sufficiently, thus demand for transit-oriented locations and those close to

major work centers will drive demand.

• Homeownership rates peaked several years ago. Will they continue to gravitate to the historical average, or dip below it for the

long-term? Expect more households to rent by choice (especially true of the Gen-Y population). At least in the short to medium

term, many will continue to have difficulties qualifying for a mortgage, saving for a down payment, and struggling with home

affordability.

• Multifamily rentals will need to target a varying range of ages and incomes. It just isn’t the fresh-out-of-college 22 year old or

the “downsizing empty nester” any more. Many mid-career professionals are renting, especially in large urban areas like D.C.

Multifamily projects will need to tailor marketing and amenities to multiple groups.

why has d.c. multifamily been so hot?

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