Economy
There was a major turnaround for US REITs in November as the industry raised $5.1 billion of capital compared to $1.3 billion in October. It was also an 89% increase from last November’s figure of $2.7 billion. YTD, the sector has raised $53.4 billion in capital, an 18% increase from last year’s first 11 months.
Nearly all of the capital raising came from debt issuance with the remainder from common and preferred equity offerings. The biggest contributors were hotel landlord Service Properties Trust and mall owner and operator Simon Property Group who raised $1 billion each. Realty Income Group raised $951 million through two separate debt offerings.
YTD, the biggest debt issuance has been Uniti Group’s $2.6 billion at the start of the year. And the biggest capital raiser has been American Tower at $7.1 billion followed by Prologis at $5.4 billion.
In terms of subsectors, specialty REITs, which encompass advertising, casino, communications, datacenter, energy infrastructure, farmland, and timber, had the most capital raised at $17.4 billion. Next was retail REITs at $9.4 billion, followed by industrial REITs at $7.9 billion.
Finsum: November was a successful month for REITs in terms of capital raising, significantly better than last month and last year. Nearly all of it was through debt issuance.
REITs have seen big gains in recent weeks with the FTSE Nareit All Equity index up nearly 12% in November and now green on the year. The major catalyst for recent gains has been increasing certainty that the Fed is nearing the end of its hiking cycle and may begin cutting rates by the second half of next year.
According to the REIT industry association Nareit, this strength will continue in 2024. In its outlook piece for next year it said, “We are cautiously optimistic that despite those challenges, the REIT recovery could begin next year. The impressive performance of REITs during late October and November may be a signal that, as in previous periods of monetary policy adjustments, the end of the rate-rising cycle will herald a period of REIT outperformance.”
Based on historical precedent, REITs have returned 20% over the next year following when rates stabilize which is better than stocks and private real estate. It also forecasts the performance gap between public and private real estate shrinking during this period. However, John Worth, Nareit’s executive VP of research and investor outreach, warns that these returns will be lumpy which means that investors will be rewarded for being in the market rather than timing the market.
Finsum: REIT stocks are seeing a strong rally in recent weeks amid optimism that inflation is falling and that the Fed is done hiking rates. Here’s why some see it extending into next year.
Commercial real estate (CRE) has been in the crosshairs due to a combination of cyclical and secular factors. However, there is a wide dispersion in the sector with some areas facing perilous times like offices and retail, while others continue to experience strong fundamentals like industrial, multi-family, and tech infrastructure.
The biggest cyclical threat is the Fed’s interest rate hikes which have increased the cost of capital, especially with so many borrowers looking to refinance in the coming months and years. Adding to this is that many regional banks are dealing with impaired balance sheets due to falling bond prices and have reduced lending activity to minimize risk. This means that capital is more expensive and harder to access. Another concern is if the economy falls into a recession this could lead to a spike in defaults, downward pressure on rents, and an increase in vacancies.
Operators in the space must adapt to these new realities rather than wish for a return to the previous era, when low rates and steady economic growth fueled a long bull market. Some recommendations for owners and investors in the space are to upgrade properties, find new capital sources, spend on technology for greater efficiencies, invest in sustainability, and adjust accommodations for hybrid work arrangements.
Finsum: Commercial real estate (CRE) has faced major struggles over the past couple of years. Yet, there is a wide dispersion in space with some areas continuing to have strong fundamentals while others are in a much more vulnerable position.
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Clarion Partners, a leading global real estate investment manager, shared its thoughts on the US economy and outlook for real estate in 2024. It notes that the economy has stayed resilient despite headwinds from inflation, higher interest rates, and geopolitical risks.
The expansion has been sustained by a robust jobs market, steady consumer spending, and fiscal deficits. There could be some relief with inflation moderating which could lead the Fed to pivot its policy in 2024 and provide relief to rate-sensitive parts of the economy like real estate.
Real estate activity has slowed due to higher interest rates, while sellers have been unwilling to lower prices. In some segments, there is concern about a wave of maturities which will have to be refinanced at higher rates in a more restrictive environment.
The firm is generally optimistic about commercial real estate except for office, mall, and select retail. Other than these areas, vacancy rates remain low, and rents remain elevated. There has also been a drop in new construction which is also supportive of rents continuing to grow in the coming years. It also believes that private real estate is well-positioned to take advantage of dislocations created by the current market environment.
Finsum: Clarion Partners, a real estate invesment manager, believes that macro conditions for real estate will improve in 2024 due to a more dovish Fed while underlying fundamentals remain solid.
REIT stocks have endured a brutal two year period primarily due to the headwind of rising rates. Now, there is some optimism that the Fed could be done hiking and its next major move will be to cut rates in 2024 as inflation declines to its desired level. Yet, the sector does face some real challenges in the coming year especially in areas with weaker fundamentals.
At the Nareit REITworld 2023 annual conference, investors and Wall Street analysts shared their perspective on the sector. Steve Sakwa, the senior managing director and senior equity research analyst at Evercore ISI noted some weakness in apartments and self-storage while noting strength in senior housing, industrials, and healthcare.
A catalyst for the data center space could be companies spending on artificial intelligence (AI) with this positive catalyst lasting for 3 to 5 years. He expects 3 to 4 rate cuts in 2024, which he believes will push REIT stocks 15 to 20% higher.
Jeff Horowitz, the global head of real estate, gaming, and lodging at BofA Securities struck an optimistic tone. He sees public companies being in a good place with an average maturity of five-years at below 4% and could see a wave of REIT IPOs in 2024 as well.
Finsum: REIT stocks have underperformed for 2 years. Now, there are some reasons for optimism with many expecting the Fed to cut rates in 2024 and opportunities in some parts of the real estate market.
One of the biggest beneficiaries of the October CPI report was office REIT stocks as the sector saw double-digit gains due to the odds of further hikes diminishing, while expectations for cuts in 2024 increased. It marked the biggest gains for the sector since November 14 when the Covid-19 vaccine was announced.
One of the biggest headwinds for this group has been high levels of debt which is exacerbated by high interest rates. So, the relief rally makes sense given that lower levels of inflation would portend looser monetary policy and a decline in short and long-term rates. Many stocks in the sector have high levels of short interest which also make them more susceptible to big moves higher in the event of a positive catalyst.
However, there remains considerable uncertainty over whether these gains will last given that the fundamental outlook remains impaired. Companies continue to reduce office space as remote and hybrid work arrangements have remained even after the pandemic. Prior to the pandemic, the office vacancy rate was at 9.4%, while it’s 13.5% currently.
There’s little indication that this could change as demand for new office space is subdued. According to data provider VTS, the number of new searches for office space in major cities is 47% below pre-pandemic levels.
Finsum: Office REITs have enjoyed a decent rally following the CPI report. However, the longer-term picture remains challenging with no rebound in sight for office space.