A Lot Of Investors Require A Certain Return
Bloomberg reports on California. “With its 40 stories and monthly rents of as much as $25,000, a new Los Angeles apartment tower is reaching Manhattan’s heights. And its amenities may make New Yorkers jealous: a chauffeur-driven Rolls-Royce, in-house Botox and your latte brewed to order before you even ask for it. In a city known for sprawling mansions, the 283-unit Ten Thousand, scheduled to open in January on the border of Century City and Beverly Hills, is testing the market for high-end living with high-rise views. It follows the success of the nearby 8500 Burton Way, which opened almost four years ago as one of the city’s first ultra-luxury rental buildings and is now fully leased with rents of $12,000 to $40,000 a month.”
“While the $8,500 starting rent at Ten Thousand isn’t unheard of in New York, it’s uncommon in Los Angeles, where a mortgage payment of that amount could pay for a $2.1 million villa with six bedrooms and guesthouse in the Hollywood Hills. But for a wealthy millennial, an international visitor or a bicoastal executive, Ten Thousand’s two- and three-bedroom rentals provide an alternative to a five-star hotel or buying a mansion and hiring a team of servants.”
“Developer Rick Caruso, whose 8500 Burton Way has even higher rents, said the biggest challenge for Ten Thousand will be getting its almost 300 units filled. ‘There’s a bit of an amenities arms race, where each building wants to have the latest, greatest and newest features to outdo each other,’ said Krishna Rao, an economist at real estate listings website StreetEasy.”
The Union Tribune in California. “The median rent at the bottom rung of the San Diego County apartment market rose nearly 16 percent faster in the last year than the market as a whole, said Zillow. Eleven percent of new construction since 2014 has been at the low-end, but high-end has accounted for 64 percent of building — leading to more competition for cheaper places. The study illustrates tension between builders, who say they need to construct high-end units to pay for permits and regulations, and housing advocates pushing for more options across all income levels.”
“At the same time, there continues to be no shortage of renters who are willing to pay for luxury apartments. San Diego County’s lowest-income renters spend 69 percent of income on rent, said the latest report from the California Housing Partnership Corp. It said the median rent had increased 32 percent since 2000 while median renter household income, adjusted for inflation, had declined 2 percent.”
“Matt Schwartz, CEO of California Housing Partnership Corp., said curbing regulations in California may not mean builders will decide to build more low-end units. ‘If your goal is to make money, you’re probably always going to chose the biggest margin you can,’ he said. ‘If you got rid of a bunch of regulation, how much do we think builders would then lower their prices to make it affordable for people at 50 to 60 percent of median (income)? No, they would take the profit.’”
The Denver Post in Colorado. “Central Denver is spinning out apartments at one of the fastest rates in the country, according to a national survey of apartment construction. The submarket made up of Downtown, Highland and Lincoln Park ranked 7th out of nearly 1,000 submarkets tracked nationally with a 71 percent growth rate in its inventory of apartments built and under construction since early 2012, according to MPF Research. The 71 percent jump in apartment inventory was eightfold the increase averaged across the nation’s 100 largest metros.”
“The developments, with more bells and whistles than past generations of apartment buildings, aren’t targeting those making the median income. ‘We are seeing dramatic growth in urban areas,’ said Jay Parsons, vice president of research at MPF. ‘These are people who are making good money, working good jobs. This is a relatively privileged class,’ Parsons said of the tenants.”
“Rent gains are slipping and vacancy rates are rising in the areas with the most concentrated apartment construction, raising the risks for developers, especially if the economy slumps. But Parsons argues long-term demographic trends support the construction wave in popular urban areas. And as to the idea that developers will pivot to more affordable suburban projects, Parsons said he doesn’t see it happening in a big way this cycle. ‘A lot of investors require a certain return. Getting that return will require bigger deals in more expensive neighborhoods,’ he said.”
The Wall Street Journal on New York. “Vacancy rates for Manhattan rental apartments reached their highest level for any July in at least 14 years, the latest evidence that the market is softening, according to broker Citi Habitats. The report also said deals that include landlord concessions more than doubled from July 2015. July is usually a strong month for New York City landlords. Analysts attributed the signs of weakness to a disconnect between the rents that landlords are demanding and what tenants expect to pay, at a time when the real-estate market is flooded with newly opened rental buildings in Manhattan and Brooklyn.”
“New buildings often offer discounts to attract tenants, and such offers are now affecting rentals in nearby older buildings as well, said Nancy Packes, a marketing consultant to many rental developers. ‘Buildings in the area of new buildings need to match the concessions,’ she said.”
“In Brooklyn, the percentage of rentals with landlord concessions nearly doubled, according to a report by Douglas Elliman prepared by Jonathan Miller, an appraiser and president of real-estate firm Miller Samuel Inc.’There is a mismatch between what the demand is and what the supply being created is,’ Mr. Miller said.”
The Williston Herald in North Dakota. “Wednesday morning, a long Atlas moving van was parked outside 2300 25 th St. W. Workers loaded possessions into the truck and by nightfall, another family had departed Williston. The slowdown in oil-based employment has forced many families to leave the area, taking with them school-aged children, making enrollment projections and classroom space needs hard to gauge. Along one block of 25 th St. W, three homes are for sale. In that new section northwest of Dakota Parkway, more than 40 homes, most of which have been built in the last few years, are also on the market. Across Williston, according to Zillow, about 200 homes are for sale.”
“In 2012-13, the city’s population increased 11 percent or 2,851 to 29,595. To put that in perspective, one person moved to Williston every four hours. A North Dakota State University study predicted that then-current trends indicated Williston would grow more than 50 percent to about 40,000 people by 2017. But the frenzied oil drilling has gone into hibernation, taking such predictions with it.”
“That population explosion created the well-documented housing shortage in which, at one point, Williston had the highest rents in the nation at $2,450 a month for a one-bedroom apartment. Now, with thousands of units available, those rents are coming down but still hover at about $1,800 a month for a one- or two- bedroom. As home prices gradually revert to their true value, it means more families are looking to buy homes, says Bill Murphy of Bakken Realty. Those who have the money for down payments and who can qualify for loans would see monthly mortgage and tax payments about equal to the rents they are now paying.”
“Murphy said sellers are more willing to negotiate, enticing families who have been living in apartments to enter the market. ‘There’s a higher inventory of homes on the market than anytime in the past several years,’ he said.”