Over the past ten years, one question has loomed large in the minds of real estate investment professionals: what will inevitably be the next event to slam on the brakes? The good news is that we now have our answer.
New Haven’s international profile and high rental demand is attracting investors from around the Northeast region. Located along the I-95 and I-91 corridors, New Haven enjoys Amtrak and local rail service to both New York and Boston. The city is a thriving community of generational, ethnic, and educational diversity, and is home to a number of educational, healthcare, and cultural institutions. Its emphasis on education and health sciences contributes to steady job growth, while New Haven’s arts and entertainment scene makes it an enjoyable community to call home.
What is bringing Boston investors into secondary markets north of the city? Value-add opportunities in the Merrimack Valley are attracting investors who have been priced out of the Boston area. Situated along the northeastern Massachusetts and southern New Hampshire borders, this region is experiencing economic growth and improving demographics in submarkets including Lowell, Lawrence and Haverhill.
Bridgeport, Conn. represents one of the best multifamily investment opportunities in the state.
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.
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.”
At the peak of the last investment real-estate cycle in 2006-2007, investors borrowed hundreds of billions of dollars to finance the acquisition of investment properties from coast-to-coast. While many loans went into default during the ensuing financial crisis as building owners were unable to service the principal and interest on their obligations, the vast majority of that 10-year debt survived the crisis and is now coming due over the next 12 months. This coming wave of mortgage refinancing is just one piece of an ever-evolving real estate debt marketplace.