Northeast PCG recently closed mid-market retail transactions in submarkets of Boston, Mass. and New Haven, Conn. The 6,000 square foot multi-tenant property in Brighton, Mass sold at a price of over $500/SF and a cap rate on actual Net Operating Income of 4.38% — highly aggressive metrics for un-anchored, non-credit commercial, indicative of ongoing investor interest in Boston area submarkets. Likewise, the 7,000 square foot Starbucks-anchored retail strip in Old Saybrook, Conn. sold at a price of nearly $320/SF and a cap rate of 6.47%.
Investors continue to find viable opportunities to invest in Class-B and Class-C assets in Greater New Haven which offer the opportunity to make capital improvements, raise asking rents and generate higher returns. This year Northeast Private Client Group has closed a number of high-profile transactions in the New Haven submarket, including the sale of the iconic “Exchange Place” at 123-127 Church Street for $6,388,000 on March 29; the sale of 245 Whitney Avenue for $2,310,000 on April 12; and the sale of 101 Orange Street for $2,131,500 on May 10.
As the first quarter of 2017 draws to a close, multifamily assets continue to trade at record high rates in both Boston and New York City. As many investors explore opportunities in neighboring communities where undervalued Class-B and Class-C assets offer the opportunity to make modest capital improvements, raise asking rents and generate returns, markets such as Framingham and Worcester are thriving. In 2016, Worcester and Framingham ranked first and second among I-495 corridor submarkets for transaction volume in the $1 million to $10 million range. In November 2016, MetroWest Daily News reported commercial property values in Framingham had risen close to 12-percent per a review by the town’s assessing department.
The Commercial Observer reports 2016 investment sales activity in Manhattan came in at $57.8 billion, down 25-percent from its 2015 record of $77.1 billion. New York City’s multifamily market hit a 5-year low in 2016, accruing only 656 multifamily transactions. While Queens saw a 59-percent increase in multifamily deal volume, multifamily deal volume in Brooklyn declined 28-percent and the Bronx declined 17-percent, according to The Real Deal.
Named to the prestigious Inc. 5000 list as one of the fastest growing real estate firms in the Northeast, 2016 was a banner year for Northeast Private Client Group (Northeast PCG). With investment properties in Boston and New York City transacting at record highs, investors were driven to explore opportunities in neighboring submarkets where there was opportunity to add value, reposition assets and maximize returns.
With cap rates at rock bottom and interest rates rising, many investors believe we are at or beyond the peak of the current market cycle. Add a resurgent stock market to the mix and investors may see more attractive yield alternatives beyond real estate. That said, opportunity still exists to add value and grow rents in selected Class-B and Class-C assets throughout the Northeast. In 2017 we will be hosting a series of investor workshops in New York, Boston, New Haven and Hartford/Springfield to address these issues and more.
Investment real estate requires a business plan. To make a successful acquisition, the investor must formulate a strategy, execute on the roadmap and let fact-based data inform the decision making process. Whether you are new to real estate investing or looking to reinvest proceeds from a prior transaction to further grow your equity, keep these investment real estate best practices in mind before signing a purchase and sale agreement.
While much of the new multifamily inventory hitting the marketing is Class-A product, the development of affordable housing units is declining slightly, according to the National Council of State Housing Agencies. For investors and developers with an interest in the multifamily market, there are affordable housing credits and incentives available to minimize the risks and maximize the returns of engaging in this market.
As ecommerce continues to grow, brick-and-mortar retailers are feeling the hit. Reports indicate store closings have hit the worst level since 2010, due in part to bankruptcy filings by major retailers, and an estimated 200 malls have closed down in the past two years. Bloomberg Intelligence reports there were only seven weeks from Q1-2015 to Q1-2016 where retail store traffic rose year-over-year. It is estimated that for retail stores in North America, per-square-foot sales have declined $35 per square foot from 2006 to 2015 ($200 to $165).
Northeast Private Client Group has reported throughout 2016 that assets in New York City and Boston are trading at record-high valuations for this cycle. In New York City, deal flow has slowed considerably since Q1-2016 and value-added investors are exploring opportunities in submarkets outside the City including Connecticut and the Hudson Valley. Similarly, in Boston, ranked as the third most expensive U.S. market for multifamily rents at the end of last year, valuations for income properties have hit historic highs for this cycle, as investors are increasingly less likely to bid down capitalization rates any further. Despite strong demand for multifamily and commercial assets in both markets, one is left to question if either or both of these markets may be “overvalued.”