I think Adams Street Partners are spot on in this very thoughtful piece! · Rising interest rates are creating headwinds for buyout portfolios · Leverage reliant GP's returns are to be negatively impacted · GPs focusing on scaling via earnings growth are more likely to outperform · Sellers should rein in their valuation expectations What does this mean for PE market like #ASEAN where returns are inherently #growthdriven? Rather simplistically put, higher interests rates are levelling the playing field between Developed Markets (DM) and Emerging Markets (EM) The more returns need to rely on growth, the more regions or countries with strong GDP growth fundamentals become attractive. Granted there are many more nuances that come into play, but one could hardly argue that for the last decade+, low rates and generous leverage packages have supercharged returns in DMs. Unlevered EM businesses needed to grow earnings 3 to 4x faster than DM peers to just match the returns, quite a tall order even in booming economies. With a more "normalised" rate environment, portfolios would benefit from regionally diversified exposures to growth and we believe #ASEAN displays the most promise! #CollyerCapital #CCPL #LeveragedReturns #GrowthReturns #Buyout #interestrates https://lnkd.in/g9xDCjMY
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🏢 S&P Global on #REIT Stocks 2Q'24 Performance 📉 Overview: US Real Estate Investment Trusts (REITs) continued to struggle in Q2 2024, lagging behind broader market indices. Performance Metrics: 📉 Dow Jones Equity All REIT Index: -0.9% return 📈 S&P 500: +4.3% return Sector Insights: 🏭 Industrial REITs saw the steepest decline as the Industrial REIT Index had a -10% return 🏭 Lowest performers: Industrial Logistics Properties Trust (-14%) and Prologis (-13%) 🏨 Other sectors: * Hotels Index: -6.6% * Office REIT Index: -4.4% * Apartments and Healthcare REITs outperformed: +11.8% and +11.5%, respectively Bottom Performers: 📉 Communications REIT Uniti Group Inc.: -47.8% after merger announcement with Windstream Holdings II LLC and financial restructuring 🏢 Diversified REIT Peakstone Realty Trust: -32.9% 🏢 Office REIT Hudson Pacific Properties: -24.7% Top Performers: 📈 Healthcare REIT Diversified Healthcare Trust: +24.5% 🏘️ Multifamily REITs NexPoint Residential Trust Inc. (+24.3%) and Centerspace (+19.7%) also posted strong gains https://lnkd.in/gedDCEtb
REIT stocks continue to underperform broader market in Q2 2024
spglobal.com
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Interesting insight in the PE market.
HALF OF PE BUYOUT GAINS CAME FROM LEVERAGE AND HIGHER MULTIPLES "Revenue growth and multiple expansion accounted for over half of value creation in every vintage year from 2011 to 2016, whereas margin expansion did not meaningfully contribute to value creation." That's according to PitchBook who analyzed DealEdge.com data on all US buyout deals done from 2011 to 2016 that have been fully exited. The chart shows the contribution of revenue growth, leverage, and margin expansion to total deal profits by vintage, assuming $100 is invested in every deal. The results are remarkably consistent across vintages (top chart). This is yet another stake in the heart of the long-accepted conventional wisdom that private equity provides a sustainable 2% or more risk premium over public equities. And that this risk premium will be sustainable as industry assets double and triple! Multiple analyzes in recent years show this simply wasn't the case historically. This analysis shows that half the gains were simply the result of cheap leverage, rising multiples, strong public market returns, and a benign economic environment. So the LBO Wizard behind the curtain producing eye-popping returns is revealed. It wasn't some crack management guru producing operational transformations - - it was just another banker handing out money to anyone who'd take it. And as discount rates approached zero, almost any valuation for equity appeared reasonable. So at the end of the day, more than half of those legendary PE gains were simply the result of a decade of free money. As these are averages, surely there ARE managers which have produced returns more from skill and less from the rising tide brought about by QE and ZIRP. My point is not that all PE is bad, or all that all GPs are useless. My point is that the evidence for a durable and meaningful PE risk premium in the past is weak. And when we look ahead and consider the huge growth in PE AUM over the last 5 to 10 years, structurally higher interest rates, and reinvigorated antitrust enforcement (with bipartisan support), the future will be even tougher. https://lnkd.in/eiAUNHFW I explained in detail why PE returns will be lower going forward in this piece from 2022: Private Equity Investors Should Prepare To Be Disappointed https://lnkd.in/eKBnmTpQ
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⬇️ Prices are Down, Opportunities are 🆙: Why the Time to Buy CRE is Now. Or…at least that’s what Blackstone, Goldman Sachs, Fundrise and Brookfield Asset Management are saying. 🔎 Here’s a closer look at the insights from Peter Rothemund Co-Head of Strategic Research at Green Street reflecting on the market’s journey from uncertainty to a hopeful equilibrium. 1️⃣ January: “The correction in real estate pricing that began two years ago appears to have run its course. Commercial real estate is now fairly priced versus yields on corporate bonds, and market pricing of listed REITs suggests the same,” Rothemund observed. This marked the beginning of a hopeful year, setting the stage for a potential market recovery. 2️⃣ February: Moving into February, Rothemund shared an optimistic outlook, stating, “For most property types, pricing has probably hit its low.” This sentiment provided a glimmer of hope for investors looking for signs of a bottoming market. 3️⃣ March: “Property pricing has stabilized over the past couple of months,” Rothemund noted. With CRE now deemed fairly priced relative to corporate bonds, expectations were set for pricing to hold at current levels. 📉 Market Insight: Prices have dropped 21% since the peak in March of 2021. The index is at 121.8. It peaked at 155. During the lowest of the lows, July of 2021, it was at 120.1 Yet, as Rothemund’s insights reveal, the industry is navigating towards stability. 𝐓𝐡𝐞 𝐫𝐞𝐚𝐥 𝐪𝐮𝐞𝐬𝐭𝐢𝐨𝐧? Amid these developments, investors are pondering, “Should I buy right now, and if so, what?” Industry giants like Fundrise, Brookfield Asset Management, Blackstone, and Goldman Sachs are advocating for seizing the moment. ➥ THE TAKEAWAY via CRE Daily - Looking ahead: The resilience of the U.S. economy is expected to aid in the CRE recovery. The focus is now on the speed of this rebound rather than further price declines. 𝐁𝐥𝐚𝐜𝐤𝐬𝐭𝐨𝐧𝐞’𝐬 𝐉𝐨𝐧 𝐆𝐫𝐚𝐲 𝐬𝐮𝐦𝐬 𝐢𝐭 𝐮𝐩 𝐰𝐞𝐥𝐥: 𝐛𝐞𝐢𝐧𝐠 𝐨𝐯𝐞𝐫𝐥𝐲 𝐜𝐚𝐮𝐭𝐢𝐨𝐮𝐬 𝐦𝐞𝐚𝐧𝐬 𝐦𝐢𝐬𝐬𝐢𝐧𝐠 𝐨𝐮𝐭, 𝐚𝐧𝐝 𝐰𝐢𝐭𝐡 𝐢𝐧𝐭𝐞𝐫𝐞𝐬𝐭 𝐫𝐚𝐭𝐞𝐬 𝐞𝐱𝐩𝐞𝐜𝐭𝐞𝐝 𝐭𝐨 𝐝𝐫𝐨𝐩, 𝐧𝐨𝐰 𝐢𝐬 𝐚 𝐭𝐢𝐦𝐞 𝐭𝐨 𝐚𝐜𝐭. 𝐁𝐮𝐭 𝐭𝐡𝐞 𝐰𝐨𝐫𝐥𝐝 𝐡𝐚𝐬 𝐜𝐡𝐚𝐧𝐠𝐞𝐝, 𝐚𝐧𝐝 𝐬𝐨 𝐡𝐚𝐬 𝐭𝐡𝐞 𝐚𝐫𝐭 𝐨𝐟 𝐰𝐢𝐧𝐧𝐢𝐧𝐠 𝐝𝐞𝐚𝐥𝐬. #CREInvesting #MarketRecovery #StrategicInsights #RealEstateTrends
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The strong macro environment and higher for longer interest rates are placing continued pressure on PE deal-making and exit activity. Some key points regarding this building pressure include: -Strong economic growth, low unemployment, and above-target inflation have hindered the Fed’s willingness to cut rates in 2024. Market expectations indicate that just two cuts are likely starting in September instead of the earlier expectations of four beginning in March. -A surge in sponsored leverage loan issuance for repricing's and dividend recapitalizations as well as record-tight credit spreads in the secondary market indicate a strong investor appetite for risky credit. Yet new issuance for buyout deals remains subdued, likely due to weak demand at current rates. -The combination of strong unrealized gains and a lack of exits have caused NAVs in older buyout funds to peak higher than expected and remain higher for longer. Funds older than seven years now hold an impressive $760 billion in assets. -While the secondaries market has seen impressive growth over the past several years and will be a helpful alternative liquidity option for some GPs, it is nowhere near big enough to meet the coming demand from primary funds. -The leverage and multiple expansion tailwinds that helped propel buyout performance over the past 15 years are unlikely to be as strong in the coming years or even be present at all. Managers will need to rely on operational alpha to maintain the performance that LPs have come to expect #PrivateEquity #VentureCapital #Secondaries #MergersandAcquisitions #MacroEnvironment
Q2 2024 Quantitative Perspectives: Under Pressure | PitchBook
pitchbook.com
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Fed Decision • Yields Retreat • REIT M&A REIT Daily Recap: https://lnkd.in/ezcUbT4z Small-cap Whitestone REIT (WSR) - a Sunbelt-focused retail REIT that owns 55 strip centers - was little changed today after disclosing yesterday afternoon in an 8-K filing that it received - and rejected - a takeover bid from MCB Real Estate, which proposed last Monday to buy WSR for $14.00/share - a roughly 7% premium to today's levels. In the 8-K, WSR's written response to MCB stated that it "respectfully declines" the offer and noted that its Board believes that the offer price "does not represent a fair valuation and strongly believes that current management has a clear strategy and compelling pathway for creating long-term shareholder value significantly greater than the amount offered." In the offer letter, MCB noted that it owns 4.69 million shares in WSR, representing about 9.6% of its outstanding common stock, making MCB one of the company's top five shareholders. Whitestone had already been in focus recently amid a proxy battle with activist firm Erez Asset Management, which unsuccessfully lobbied for two seats on WSR's board. Erez had focused on WSR's relative underperformance compared to some of its peers and its failure to meet performance targets. REIT Academy & The Executive REIT Masterclass | The Daily REIT Beat Newsletter | #REITs #Dividends #Investing #Income #Yield #RealEstate #Housing #Stocks #Bonds #HighYield #DividendInvesting #IncomeInvesting #Diversification #Inflation #realassets #investment
Fed Decision • Yields Retreat • REIT M&A
seekingalpha.com
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🔍 Advisors Weigh in on #REITs Amid Market Volatility 📉🏠 As the market navigates a turbulent summer, Real Estate Investment Trusts (REITs) are gaining attention. Market Update: 📉 S&P 500: Down over 4% in the past month. 📈 iShares US Real Estate ETF (Ticker: IYR): Up more than 9% due to falling interest rates and expectations of Federal Reserve rate cuts. Expert Insights: o Jeffrey Palma, DBA (Cohen & Steers): 📉 Valuations: Challenged but likely priced in. 📊 Outlook: Real assets look attractive compared to traditional markets. o Andrew Graham, CFA (Jackson Square Capital): 🚀 Outlook: “Cautiously constructive” on REITs. 📉 Performance Drivers: Bond yields; a 40 basis-point drop would benefit REITs. 📈 Strategy: Focus on sustainable dividend yields, growth, and fundamentals. o Will Sterling (TritonPoint Wealth): 🔍 Current View: Positive on REITs due to declining capital costs and rising transaction activity. 🏢 Key Sectors: Data centers and housing shortages. 💼 Strategy: Invest in both private and opportunistic public real estate. o Nick Codola, CFA®, CAIA® (Brinker Capital Investments): 📈 Position: Increasing exposure to REITs. 📊 Recent Performance: Top sector performer over the last three months. 💵 Opportunities: Declining rates may lower refinancing costs and renovation expenses. o Matt Malone (Opto Investments): ⚠️ Caution: Broad view on REITs may be misleading; commercial real estate is diverse. 🏢 Strategy: Focus on innovative financing and distressed property acquisitions. o Edward Fernandez (1031 Crowdfunding): 📈 Bullish on: Private and publicly registered, non-traded REITs. 🏠 Market Condition: High real estate value due to limited inventory. 📉 Skeptical of: Publicly traded REITs due to high volatility. 💡 Takeaway: With the market in flux, REITs are showing promise, but the sector's diverse nature requires a nuanced approach. https://lnkd.in/gXWrwd8Q
Advisors say REITs right as rates sink and stocks sell off
https://www.investmentnews.com
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via Morgan Stanley Active management within the REIT space has historically produced what we believe are compelling returns for investors – and today is no different. Not all real estate is created equal, nor are all companies created equal. Since 2007, the annual spread between the best and worst performing U.S. REIT sub sectors has ranged from 30% to 76%. On a YTD basis through 2Q24, REIT returns for the best and worst performing sub sectors varied by over 35%. On the basis of individual stocks, the variation of return was upwards of 80%.
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All eyes are on the potential interest rate cut. The FTSE Nareit All Equity REITs Index outperformed broader markets in August, delivering a 5.4% total return compared to 2.4% for the Russell 1000 and 2.1% for the Dow Jones U.S. Total Stock Market. Since October 2023, the All-Equity REITs Index has surged 35.2%, signaling strong investor confidence in real estate—particularly in the multifamily sector, which continues to shine. With anticipated rate cuts and sliding Treasury rates, real estate assets are becoming even more attractive. #MultifamilyGrowth #REITs
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Goldman Sachs has removed its recommendation to short sell - betting on the declining share price of - UK real estate stocks, in a sign of increasing confidence in the sector, buoyed by increasing house prices. #realestateinvestment #building #realestatemarket #ukproperty
Goldman Sachs calls for halt on shorting UK property stocks
propertyweek.com
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As many have noted, we're seeing an investor pivot towards higher-quality assets in CRE, focusing on cash flows and core markets, and there is real strength and demand in those submarkets. But where does that leave the rest of the market? Deals that would've historically relied on optimistic exit cap rates just aren't happening. Transaction volume in less-desirable submarkets is down. But many investors are staring down the barrel of maturing debt. Like it or not, these properties will have to be addressed in the months and years to come, be it through conventional transactions, refinancing, or 1031s. With the tease of rate cuts, the so-called "extend and pretend" mindset defined the tone of these submarkets for the last six months. As the salvation of lower rates looks more and more unlikely to come in time to salvage these properties, what happens next? Are we about to see the next big round of defaults from non-core investors? Will prices start to stabilize around the new rate environment? Whatever happens, the next 6 quarters or so ought to be interesting, and may provide opportunities for very tidy returns for those who can nail the timing. #cre #investing #commercialrealestate
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4moMy former professor Charles Calomiris once told me that ROE is basically a "leverage decision." Whereas ROA reveals a lot about asset selection. I'd imagine high-growth EM regions like ASEAN have plenty of businesses with killer ROA on offer. It's true that higher rates make leverage relatively less attractive, though still useful as long as the cost of equity remains higher than debt costs.