Real estate investors tend to like low interest rates.
After all, low rates mean lower payments for the same size mortgage … or a bigger mortgage for the same payments. Nice.
The current Wizard of Rates is Fed chair Jerome Powell. And he just showed up on 60 Minutes and told everyone …
“‘We don’t feel any hurry’ to raise rates this year.”
Many Fed followers consider this a bit of an about face.
And those who use the Fed’s actions as a barometer of economic health and stability are asking what this more dovish stance means.
After all, isn’t the motive of low rates to goose a sluggish economy? So then what’s all that healthy economy talk?
Also weird is that just over six months ago, Powell stood at a podium and defended his plan to RAISE rates.
Then two months ago he said, ‘The case for raising rates has weakened …”
Last summer, he apparently couldn’t see six months ahead … and now all of the sudden he’s clear for a year?
Maybe the answer is here …
Fed Chair Powell: ‘The US federal government is on an unsustainable fiscal path’
– Yahoo Finance, 2/26/19
Summit faculty member Peter Schiff constantly reminds us … the economy is addicted to cheap money and Uncle Sam is addicted to spending.
Of course, addicts … and their enablers … sometimes take extreme steps to keep the party going.
So that could mean more money printing … because that’s how the Fed keeps rates down. And as any debt-ridden household knows, lower interest rates help make a giant debt load a little easier to service.
That’s probably more important than anyone’s letting on.
So … maybe the Fed’s just trying to keep them all supplied?
Of course, we have no way of really knowing what data or philosophy is driving Jerome Powell’s decisions. We just watch and react.
But based on all the green lights flashing across stocks, bonds, oil, and precious metals … it looks like asset price inflation is the bet du jour.
At least for now.
But even though it’s party time in the Wall Street casinos, real estate investors need to play the game differently.
We don’t have the luxury of jumping in and out of positions on a moment’s notice. Besides, that’s not our game.
We’re not trying to buy low and sell high. Real estate investors work to find a spread between the cost of capital and the cash flow on capital invested.
So let’s switch from the macro view and get a little closer to Main Street … and glean some lessons from self-storage investors.
But before you tune out, this isn’t about self-storage … it’s about how real estate investors are reacting to an big influx of capital.
Because as cheap capital floods any market (niche, geography, asset class) it affects prices and yields. So sooner or later, investors move around searching for opportunities.
And that’s what’s happening in self-storage …
Self-Storage Investors Start Looking at Smaller Markets to Capture Higher Yields
– National Real Estate Investor, 3/11/19
This headline caught our attention because of what the Fed is doing with interest rates. And as we dug deeper, we found some notable excerpts …
“Investors are being more careful about which assets to bet on …”
“ … worried about the number of new … properties …”
“To avoid competition from new properties coming on-line … buyers have turned their attention to secondary markets …”
“ … buyers in overbuilt markets are taking more time to underwrite their deals, double-checking assumptions about future leasing and rent growth.”
There’s more, but let’s stop and process these thoughts …
First, these are lessons investors in ANY income-property niche should take note of. So it’s not just about what’s happening in self-storage.
Notice the attention to supply and demand.
We see lots of rookie real estate investors crunch the numbers of the property … but completely ignore the inventory pipeline of the market.
And of course, there’s also the supply of prospective renters in a market. That’s why we also look at population and migration trends.
The article also highlights something we’ve been talking about for a while …
People, businesses, and investors will “overflow” from mature primary markets into emerging secondary markets in search of affordability.
The danger is getting into an emerging market ahead of a migrating problem.
Think about it …
If investors are moving into secondary markets to find better opportunities than in an over-built market … what happens when builders move in for the same reason?
Cheap money makes building easy. Developers love it.
But Austrian economists warn of “malinvestment” … when bad investments look good primarily because money is cheap.
All long-term debt needs stable long-term cash-flow to service it. If supply exceeds demand, and rents and cash flows fall … debt can go bad fast.
So when looking at markets, pay attention to the capacity of market to absorb more inventory without collapsing rents.
Because if you go in with optimistic underwriting (tight cash flow) and supply expands faster than demand and rents fall … you could be in trouble.
That’s why self-storage investors are “taking more time to underwrite their deals”. Maybe you should too.
Hot markets can be intoxicating for investors. It’s easy to jump on a hot trend hoping to catch a nice ride …
“Despite these worries … investors keep paying higher and higher prices … relative to income. Cap rates … are at their lowest point on record.”
“They continue to trend lower even though interest rates have begun to rise …”
“There is a tremendous amount of capital chasing yield.”
That’s what happens when interest rates are low.
Don’t get us wrong. We’re not complaining. We like low-cut interest rates as much as the next guy. But hot markets can be fickle.
So the moral of this muse is to stay sober and diligent about your underwriting … and be very wary of using short term money to invest long.
Until next time … good investing!
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