HZ News

PUYALLUP, Wash. – May 18, 2023 – San Francisco-based real estate investment firm Hamilton Zanze is pleased to announce the sale of Sierra Sun in Puyallup, Washington. The property is located in Puyallup’s South Hill, a popular choice for Pierce County residents. The firm purchased the community in May 2014 and the sale closed on May 15, 2023.

During their ownership, Hamilton Zanze completed many successful renovations focused on making the property run more efficiently. These projects included unit renovations, landscaping, pool and spa repairs, amenity improvements, lighting enhancements, and the addition of a dog park.

“We are very pleased with the performance of Sierra Sun,” said Anthony Ly, senior director of dispositions at Hamilton Zanze. “The property experienced strong rent growth while also being a cost-effective alternative to other urban areas of Washington. Transacting in this current market is not without its challenges,” added Ly. “The Kidder Mathews team led a strong marketing effort which resulted in the selection of a very strong buyer that could navigate this market.”

Sierra Sun was built in 2003 and is located at 12415 172^nd Street East in Puyallup. The property comprises 150 one-, two-, and three-bedroom units averaging 1,133 square feet. Unit amenities include maple cabinetry, electric fireplaces, kitchen islands, nine-foot ceilings, attached two-car garages, tile features, and designer accents. Community amenities feature a two swimming pools and spas, 24-hour fitness studio, spacious clubhouse with a koi fish pond, gourmet kitchen, coffee bistro, classic billiard room, business center, gazebo, and gated entry.

Sierra Sun is located in Puyallup, WA, on just over 14 acres, along Sunrise Boulevard East facing south with views of Mount Rainer, the highest peak in the Cascade Range. The community is approximately 10 miles east of Tacoma and 40 miles south of Seattle, providing access to major retail and employment centers. Sierra Sun is located near several of the Seattle/Tacoma metro’s largest economic drivers, such as Boeing, Starbucks, Amazon, and Microsoft. The Port of Seattle is one of the major gateways for trade with Asia and one of the top 10 largest ports in the United States.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $6.3 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 132 properties (22,035 units) across 30 markets. For additional information, visit www.hamiltonzanze.com.

DALLAS, Texas. – April 21, 2023 – San Francisco-based real estate investment firm Hamilton Zanze is pleased to announce the sale of 4000 Hulen Apartments in Fort Worth, Texas. The firm purchased the property in 2017 and the sale closed on April 18, 2023. The sale of 4000 Hulen Apartments represents the firms fourth disposition of 2023.

“The Dallas/Fort Worth metro continues to thrive with strong population growth,” said Anthony Ly, director of dispositions at Hamilton Zanze. “We were able to purchase 4000 Hulen below replacement cost and increase the property’s value through strong property management. We are glad to have executed on the sale and deliver a positive outcome to our investors.”

During their ownership, Hamilton Zanze completed numerous exterior and landscaping improvements, upgraded community amenities and renovated units with new backsplashes, appliances, and hardware to improve leasing efforts and increase rental rates.

4000 Hulen Apartments was built in 2015 and is located at 4000 Hulen Street in Fort Worth. The mid-rise property comprises 240 units which average 886 square feet. The community has a pool, fitness center, coffee bar, billiards table, and a dog park.

4000 Hulen Apartments is located in the Dallas-Fort Worth market, just a 12-minute drive away from Downtown Fort Worth. 4000 Hulen is in close proximity to several major Dallas/Fort Worth employers, such as Texas Christian University (TCU), Plaza Medical Center, and Cook Children’s Medical Center. Both TCU and private-sector employment opportunities remain a draw for young adults in the market and 4000 Hulen’s submarket.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $6.3 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 132 properties (22,035 units) across 30 markets. For additional information, visit www.hamiltonzanze.com.

PHOENIX, Ariz – March 7, 2023 – San Francisco-based real estate firm Hamilton Zanze (HZ) has acquired the 296-unit Springs at Deer Valley apartment community in Phoenix. The purchase marks the firm’s seventh property in their current portfolio in the state of Arizona. The community will be rebranded as the Ironwood at Happy Valley apartments.

The property was marketed by Walker & Dunlop’s investment sales team, led by Dan Woodward, David Potarf, Matt Barnett, and Jake Young.

Built in 2021, Ironwood at Happy Valley is located at 24025 N. 23^rd Ave in the desirable Deer Valley submarket, a 23-minute drive from Downtown Phoenix. The property is close to the $12 billion Taiwan Semiconductor Manufacturing Company manufacturing campus.

“We are excited to further expand our presence in Phoenix with the purchase of this community,” said David Nelson, Hamilton Zanze’s chief investment officer. “The brand-new garden-style asset features institutional-quality amenities, an ideal location in the booming Deer Valley submarket, convenient proximity to the Shoppes at Norterra and Happy Valley Towne Center, and access to the largest employers in North Phoenix, like Taiwan Semiconductors, USAA, Discover Financial, Honeywell, Cigna, Cox Communications, Mayo Clinic, and Merrill Lynch. This property is in a strong position due to its stable, high-income tenant base, proximity to internationally recognized job drives, and extremely competitive amenity and interior package. We believe Ironwood at Happy Valley will be an asset to the local community for years to come.”

The property includes 296,518 net rentable square feet across 12 two-floor residential buildings. The units average 1,002 square feet with private balconies/patios, spacious walk-in closets, and in-unit washers and dryers. Community amenities include an outdoor barbecue area, a resort-style swimming pool, an on-site car maintenance center, a pet playground and park, a 24-hour fitness center, and attached and detached garage options.

HZ will execute a capital improvements campaign that includes building, amenity, and green improvements. Additionally, management of the property has also been transitioned to HZ affiliate Mission Rock Residential.

To learn more about Ironwood at Deer Valley, please visit https://www.missionrockresidential.com/apartments/az/phoenix/ironwood-at-happy-valley/.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $6.2 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 132 properties (22,821 units) across 17 states and 30 markets. For additional information, visit www.hamiltonzanze.com.

MIDDLETOWN, Conn. – February 28, 2023 – San Francisco-based real estate investment firm Hamilton Zanze is pleased to announce the sale of Middletown Brooke and Middletown Ridge Apartments in the desirable Southeast Hartford/Middlesex County submarket of Hartford, Connecticut. The firm purchased the portfolio of two properties in March 2018 and the sale closed on February 27, 2023.

During their ownership, Hamilton Zanze completed many successful renovations focused on making the property run more efficiently. These projects include unit upgrades, additions to the amenity package, repaving, HVAC replacements, and numerous exterior improvements.

“We are thrilled to have executed our business plans for Middletown Brooke and Middletown Ridge in just five years versus the projected ten-year hold period,” said Anthony Ly, senior director of dispositions at Hamilton Zanze. “Both properties were acquired as a portfolio in 2018 and represented an opportunity for immediate scale and to improve the resident experience through unit renovations and property-wide renovations.”

Middletown Brooke was built in 1989 and is located at 100 Town Brooke. The property comprises 280 one- and two-bedroom units averaging 812 square feet. Community amenities feature a leasing office, clubroom, fitness center, swimming pool, dog park, barbecue areas, and a carport.

Middletown Ridge was built in 1988 and is located at 100 Town Ridge Road. The property comprises 236 one-, two-, and three-bedroom units averaging 1,066 square feet. Community amenities include a leasing office, clubroom with kitchen, fitness center, indoor racquetball court, swimming pool with sundeck, laundry facility, and barbeque grilling stations.

Middletown Brooke and Ridge are located in Middltown, CT, central to both Downtown Hartford and Downtown New Haven, providing residents with easy access to major retail and employment centers. The properties are located near several of Connecticut’s largest economic drivers, such as Aerospace Techniques, Wesleyan University, Middlesex Hospital, and Pratt and Whitney.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $6.2 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 132 properties (22,821 units) across 17 states and 30 markets. For additional information, visit www.hamiltonzanze.com.

JANUARY 19, 2023 – SAN FRANCISCO

Hamilton Zanze entered its 21st year in business in 2022 and what a year it was – with new leadership roles and team expansion, the launch of a discretionary fund, robust acquisition activity, strong portfolio performance, and the first steps toward a new investment strategy. Here’s a recap of some of our biggest milestones in 2022 and a look at what lies ahead in 2023.

HZ Leadership

In early-2022, we announced a series of important leadership moves, positioning us for our next stage of growth and planning for succession and retention of key employees. After leading the firm’s investment efforts for more than a decade, President Kurt Houtkooper assumed the title of CEO from Founding Partner Mark Hamilton, who remains highly engaged in HZ’s senior ranks. We also welcomed six new shareholding partners from within our leadership ranks and promoted David Nelson to Chief Investment Officer. Our people have always been HZ’s biggest strength and we see continued growth with this team at the helm.

Strategically Active in a Cautious Market

From a deal standpoint, HZ had another busy and successful year in 2022. We purchased 10 apartment properties (in five states) for $800 million, sold 11 others for $825 million, and refinanced four properties generating approximately $75 million in proceeds for our partners and ongoing property operations. On the capital side, we raised $441 million in equity for HZ-sponsored transactions. This would rank us in the top 10 (#7) in DST/TIC market equity, according to data reported by Mountain Dell Consulting for November 2022.

While many investment firms spent 2022 on the sidelines, concerned about their floating-rate debt and asset viability, HZ remained active in its pursuit of new properties. Our leadership team continued to take a thoughtful, conservative and selective approach with transaction activity. We recapitalized two properties, moving from institutional partners to private capital. We purchased assets with loan assumptions, taking advantage of cap rate expansion while also reaping the benefit of low interest rates. We continued to focus on growing markets with strong job expansion, such as Nashville and Colorado Springs.

Portfolio Performance

Our portfolio remains healthy and financially resilient, despite a volatile market. While we have seen historic rent growth in the last 18 months, that growth is now moderating. We believe there is still significant loss to lease that can be harvested on our rent rolls, which will allow for Net Operating Income (NOI) growth within the portfolio, albeit at a more moderate, pre-pandemic rate. Our same-store revenues grew 8% in 2022, with NOIs growing the same amount. In 2023, we are budgeting 5% revenue growth, 8% operating expense growth and approximately 3.5% NOI growth. 

One industry metric to determine the health of the portfolio is Debt Service Coverage Ratio (DSCR). Our portfolio DSCR is 2.58x. A DSCR greater than 1.0x means a borrower can service the debt. When we originate a loan, we are typically 1.25x DSCR. So a DSCR of 2.58x means we have seen significant net operating income growth in our portfolio and we are in a very healthy position compared to our debt (on a portfolio basis).  

New Discretionary Fund

Another important milestone in 2022 was the expansion of HZ’s investment offerings to include our first discretionary general partner fund (HZ GP Fund I), allowing our acquisition team to invest in unique deal opportunities with more agility. In a competitive acquisition environment, this fund further differentiates HZ by providing surety of capital, which is highly valued by both sellers and brokers in the disposition process, and also helps position us for better deal terms and pricing. 

The $52 million fund has invested into three transactions and is currently 33% deployed. We anticipate four to eight additional acquisitions in 2023 depending on market conditions. The uniqueness of this structure gives fund investors the opportunity to augment their returns through shared fees paid by joint venture partners, including acquisition, asset management and promoted interest. To date, we have worked on joint ventures with high-quality institutional partners such as Davidson Kempner Capital Management, Investcorp and DCA Partners.

While the HZ GP Fund I offering is closed for new investment, we will likely be back in the market raising HZ GP Fund II in 2024. 

Transition to a Diversified, Perpetual Investment Model

The next evolution of Hamilton Zanze will move us further into the fund world. We will be growing a Perpetual Investment Fund that will continue to purchase and manage real estate investments throughout the country. This fund will afford investors better access to a diversified real estate portfolio, more consistent distributions, improved liquidity, and simpler transferability of ownership shares. We are poised to officially launch HZ’s new Perpetual Fund in 2023. 

Nonetheless, we will also continue our single-asset syndication business. We will continue to acquire assets on a one-off basis through joint ventures, separate accounts, and Delaware Statutory Trusts (DSTs). These DSTs give us the ability to continue to accommodate 1031 exchange investors into individual assets with an additional option to convert their investment into the Perpetual Fund.

Expanding Team

To support these initiatives, we have invested in people who embrace HZ’s culture and vision, including: Peter Casey, Managing Director of Capital Markets, providing expertise in institutional capital and discretionary funds; Ian O’Connor, Director of Acquisitions, focusing on the strategic deployment of fund capital; Bob Shuttle, Senior Vice President of Construction and Development, working to increase density and development opportunities within HZ’s existing portfolio of assets; and David Cervantes, Senior Director of Marketing and Communications, to oversee our brand development, investor experience, and go-to-market strategies.

Environmental, Social and Governance

Over the last year, HZ made significant strides in our Environmental, Social and Governance (ESG) program, which we will roll out in 2023. 

To help drive our environmental efforts, we are working with Measurabl, the world’s most widely adopted ESG management software for commercial real estate. The platform allows us to measure and benchmark property-level energy efficiency data as we continue investing in sustainability for properties fitting our value-add strategy. Energy- and water-efficiency improvements can reduce operating expenses, positively impacting NOI, helping lower resident utility costs, and reducing vacancy loss and turnover expenses. 

In 2022, we convened an intra-company ESG Council with our sister companies and engaged The Cee Suite, a diversity, equity and inclusion and talent management consultancy, which completed an assessment of our company and identified strengths and areas of opportunity toward achieving our vision of building inclusive, people-centered practices. 

Looking Ahead

Our diversified portfolio and conservative approach to the capital stack have helped us weather market volatility and regional risk factors. Moreover, most of the single-asset loans in our portfolio have fixed-rate 10-year financing. Thus, those loans are not subject to interest rate volatility. Also, we have proactively replaced debt that is maturing and have limited exposure to near term-loan maturities.

We anticipate continued strain in the real estate investment world in 2023, likely impacting some apartment owners, particularly within the Class A and Class C asset profiles in certain regions. Whether properties are considered “distressed” or not, we are well positioned to take advantage of this, with ample capital ready to deploy as attractive investment opportunities arise via our extensive industry relationships. We are actively pursuing value-add deals, including 1990s- and early-2000s era assets where we can utilize our property management and construction management arms to build value through expense reduction, green initiatives and interior improvements to grow NOI.

We look forward to an exciting year ahead for our team, our investment partners and the industry at large.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $5.9 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 132 properties (22,035 units) across 17 states and 30 markets. For additional information, visit www.hamiltonzanze.com.

JANUARY 10, 2023 – SAN FRANCISCO) – Peter Casey has joined Hamilton Zanze Real Estate Investments (HZ), a San Francisco-based real estate investment firm focused on multifamily properties, as Managing Director – Capital Markets.

With two decades of industry experience, Casey will play a key leadership role as HZ expands its investment offerings to include discretionary funds alongside its individual property-based deals. HZ’s first discretionary fund of $50 million is currently being deployed, allowing the firm’s accomplished acquisition team to invest in deals with more agility.

Casey’s relationship with HZ’s leadership team, including Founding Principal Tony Zanze and CEO Kurt Houtkooper, goes back nearly a decade.

“As Hamilton Zanze has evolved, and with my specific expertise with institutional capital, the time was right for us to work together,” said Casey. “There were many things that attracted me to HZ, but it started with high quality people, a respected platform and well-defined culture.  From there, the Partners’ vision of the business gave me confidence to jump aboard.”

Casey’s role is multi-pronged. He will work with joint venture partners to deploy HZ’s first discretionary General Partner fund, utilize his expertise to raise additional institutional capital for future funds, and assist with asset-level debt procurement, with the goal of building enterprise value.

“Peter’s experience and background will be a tremendous asset to HZ as we move forward with this next stage of growth,” said Houtkooper. “Having known him for so many years, we knew he was the right person to help lead the charge with institutional investors as our platform continues to evolve and expand.”

Casey’s background includes over 20 years of institutional real estate experience. Prior to joining HZ, he was Managing Director – Capital Markets and Fund Partner with Sack Capital Partners, a San Francisco-based real estate investment firm. Prior to that, he was a Director at Interstate Equities Corp., where he was responsible for raising $500 million across two commingled fund vehicles. Earlier, he worked in the asset management and investment banking divisions of J.P. Morgan Chase & Co.

He earned a Bachelor of Science degree from Vanderbilt University and an M.B A. with a real estate concentration from the University of North Carolina at Chapel Hill. He is an active member of the Urban Land Institute.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $5.9 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 132 properties (22,035 units) across 17 states and 30 markets. For additional information, visit www.hamiltonzanze.com.

PHOENIX, Ariz. – November 21, 2022 – San Francisco-based real estate investment firm Hamilton Zanze is excited to announce the purchase of Crestone at Shadow Mountain, our 25^th acquisition in the state of Arizona. The firm closed the deal on this property on November 15, 2022. CBRE’s Sean Cunningham, Asher Gunter, Matt Pesch and Austin Groen of Phoenix Multifamily Institutional Properties represented the seller.

Crestone at Shadow Mountain is a garden-style community built in 1992 on 14.83 acres. The property was 96.77% occupied at purchase and is comprised of a single-story central clubhouse and 16 two-story residential buildings. These units range from 624 square feet to 1,147 square feet. The community includes several upscale amenities such as a two swimming pools with spas and poolside ramadas, complete fitness center, business center, dog park, tennis court, and picnic areas with barbecues, and many others. Unit amenities include full-sized washers and dryers, wood-style flooring, walk-in closets, stainless steel appliances, private patios and balconies, and more.

“We are excited to further expand our presence in Phoenix with the purchase of Crestone at Shadow Mountain,” said David Nelson, Hamilton Zanze’s chief investment officer. “The 1992 garden-style asset features institutional quality amenities, ideal location in the supply constrained Northeast Phoenix submarket, in convenient proximity to Paradise Valley Mall and Old Town Scottsdale, and access to the largest employers in North Phoenix, like Taiwan Semiconductors, USAA, Discover Financial, Honeywell, Cigna, Cox Communications, Mayo Clinic, and Merrill Lynch. This property is in a strong position due to its stable, high-income tenant base, supply-constrained location, and extremely competitive amenity and interior package. Crestone at Shadow Mountain will be an asset to the local community for years to come, and we at Hamilton Zanze are proud to be a part of it.”

The property is located at 3033 East Thunderbird Road in Phoenix. It is conveniently located just off Arizona State Route 51, providing access to Deer Valley along the I-17 Corridor, one of the submarket’s most robust and durable group of Fortune 500 companies. The property is also in close proximity to Old Town Scottsdale. Residents can make a short 20-minute drive southeast to enjoy many four and five-star restaurants in the neighborhood.

HZ’s capital improvements will include site and life safety improvements, amenity upgrades, and HVAC, electrical, and plumbing improvements. Management of the property has also been transitioned to HZ affiliate Mission Rock Residential, a Denver-based company.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $5.9 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 132 properties (22,035 units) across 17 states and 30 markets. For additional information, visit www.hamiltonzanze.com.

With stubborn inflation, investment triggers feel harder to pull in 2022. Multifamily real estate is a strong option.

Kurt Houtkooper | Nov 01, 2022

In an inflationary environment, many investors flounder as pulling the trigger on investments of any kind can feel like higher stakes. The questions are endless. With rising interest rates, falling returns and concerns about recession, where are our dollars best placed to serve our long-term financial goals? Will I need to keep this cash more liquid in case inflation gets out of hand? Or what investments are safer when economics are shifting so rapidly all around us?

One particular category of investment is especially daunting to many, and even more so during shifting economic times—commercial real estate investing. In countless financial advisory offices this year, the question has been posed ‘is now a smart time to invest in commercial real estate?’

Our analysis points to yes, particularly when it comes to multifamily. Unlike stocks and bonds, real estate provides a strong defensive strategy against market volatility, a hedge against inflation and a wide range of tax advantages (especially in 2022). Additionally, the sector is currently benefitting from a fundamental imbalance in supply and demand, which is generating higher income and cash flows not available with other asset classes. Let’s take a closer look at the many factors at play.

Recession

There are several advantages of investing in multifamily real estate in a recessionary environment. Supply of both rental and for-sale housing is constrained, as lenders and equity partners have moved to the sidelines and new housing deliveries are delayed. Demand is increased, as renters are priced out of homeownership by exorbitant home costs and rising interest rates, and new cohorts join the rental market. Apartment occupancy rates also tend to remain firm during economic downturns, as renters are disinclined to relocate and opt to stay in the rental housing longer than they otherwise would.

Interest rates

Apartments are likely to perform well in both stable and rising interest rate environments. Historically, financing rates for apartments have been lower than other commercial property types, as federal backing of multifamily mortgages from Fannie Mae and Freddie Mac results in a lower risk premium than privately sourced mortgages. In fact, according to Real Capital Analytics, apartments have benefitted from financing rates that averaged more than 48 basis points lower than commercial property over the last 10 years. Apartment investors may actually benefit from demand destruction caused by higher interest rates—especially if the increase in rates is due to rising inflation, as is underway now. As homes become more expensive to buy, and new product more expensive to build, the existing inventory of rental housing becomes more valuable and in-demand.

Inflation

Multifamily investment can serve as a hedge against inflation by offering the opportunity to reset lease rates as frequently as every 12 months, compared to three to 10 years for other property types. This provides managers with the flexibility to quickly reset pricing to meet demand or offset rising operational costs.

Historically, apartment rents have tended to outpace overall inflation rates. However, the potential for pushing rents upward will vary by how cost-constrained each market is, so strong local knowledge and acquisition selectivity is essential.

RealPage recently published a study that found the vast majority of renters were able and willing to pay their rent. While rents have soared due to a 40-year high in inflation, so too have renters’ incomes. This has kept rent-to-income ratios much lower than widely assumed, and not enough to meaningfully change apartment affordability.

The benefits to apartment investors go beyond the dramatic increase in rents. At Hamilton Zanze, operating expenses for the company’s national portfolio of multifamily properties represent approximately 40 percent of revenue. Even though rents are rising faster than inflation, if both revenue and expenses rose at the rate of inflation, our net operating income (NOI) and cash flow would still increase.

Liquidity

Liquidity is the biggest factor differentiating multifamily from other types of commercial real estate right now. As capital markets have largely frozen up, it has become incredibly difficult to get a loan for an office building, for example. We predict we will see a significant amount of distress in these properties, which may provide opportunities for savvy investors. By contrast, there is plenty of liquidity for apartments, with government-backed lenders like Fannie Mae and Freddie Mac doing exactly what they are supposed to do—step up to provide liquidity to the nation’s residential mortgage finance system. As a result, apartments have been spared the dramatic drop in asset values we are currently seeing with other types of commercial real estate.

Tax benefits (especially in 2022)

Total returns on real estate investment are enhanced with several tax advantages, including depreciation (particularly with bonus depreciation through cost segregation), capital gains deferral through 1031 exchanges, as well as the tax-efficient cash flow to investors considered a return of capital and reduction of basis before becoming taxable.

Smart investors will want to act quickly in the fourth quarter to take advantage of bonus depreciation, which allows purchasers to deduct 100 percent of eligible property through December 2022. Beginning with acquisitions in 2023, this benefit will gradually decrease each year until it is phased out in 2026.

Portfolio diversification

As the world slowly reemerges from COVID and investors prepare for whatever lies ahead, it is important to remember that portfolio diversification is essential in uncertain economic times. Apartment properties can provide a proven alternative asset class to a well-constructed portfolio, and to a growing number of investors, the category is increasingly recognized as a “fourth asset class” and a valuable alternative to traditional investments such as stocks and bonds.

Valuations

Another question on investors’ minds right now is what is happening with valuations.

Capitalization rates (and therefore asset values) are largely influenced by capital flows—more so than interest rate movements. According to Dr. Peter Linneman, “the connection between both multifamily and office cap rates and interest rates is weak, while the connection with flow of funds is the powerful driving force.”

Currently, cap rates have expanded by 10-20 percent, as interest rates have caused many funds and private equity groups to sit on the sidelines. However, there is a tremendous amount of equity that needs to be deployed for apartments and we expect transactional volume will pick back up in the first quarter of 2023. As the flow of capital returns to the market, cap rates should begin to stabilize.

According to a new report from Freddie Mac, multifamily is well positioned despite pressure on cap rates, and they expect every market they cover to experience gross income gains this year. The reason for this is that while cap rates are influenced by risk appetites, perceived uncertainty, cost of capital and market upside, net operating income (NOI) is generated through operations. Consequently, NOI growth is eroding the decrease in valuation from cap rate expansion.

Demographic trends

Homeownership rates remain well below levels witnessed in the last recession and today’s demographic trends continue to favor renting. The prime age group for renters—typically those 20-34 years old—is still increasing in size. In fact, more than half of the nation’s total population are now members of the millennial generation or younger.

While millennials are getting older, many continue to rent, whether as a lifestyle choice or due to rising home prices and burdensome student loan debt. Gen Z has also now entered the rental housing market, which will have a significant impact in the years ahead. Additionally, due to lifestyle changes and down-sizing, baby boomers also continue to be a significant source of apartment demand.

High demand, limited supply

Despite recent increases in multifamily starts, demand for rental housing still far exceeds current supply with a shortfall of 600,000 units, as reported by the National Multifamily Housing Council and the National Apartment Association.

In recent years, apartment construction has been concentrated on class-A, “renter by choice” product in downtown or central business district (CBD) areas of the major gateway markets. This has reflected demand from young workers who prioritized prime location and amenities over living space, a preference that will likely shift as millennials seek larger, more suburban properties to start families. Developers have largely overlooked prime suburban areas, where rent and occupancy performance have outperformed downtown areas. This presents an opportunity for investors to acquire suburban apartments at more favorable initial acquisition yields.

There continues to be limited new development for properties targeted toward the more moderate “renters by necessity,” who are a stable source of demand and less likely to shift toward homeownership regardless of changing market conditions.

It is worth noting that current inflation is also impacting the upcoming supply of new multifamily product. The rising price of construction materials and labor costs may cause some planned projects not to be built and limit the development of future projects. This will have the effect of making existing product more valuable, as replacement costs increase.

Affordability gap

While rents have been rising sharply, home prices have risen even faster. As a result, renting remains a far more affordable option than buying almost everywhere. According to recent Zillow data, mortgage payments are higher than rent in 45 of the 50 largest U.S. metros, up from 22 in 2019. Typical U.S. rents are now $2,031 per month, having crossed the $2,000 threshold for the first time this year, with an annual growth rate more than three times that of July 2019.

As barriers to homeownership remain high, which will likely hold true for some time, renting remains the most cost-effective option for many would-be-buyers.

Pandemic impact

Counter to the assumptions of many, rent collections have remained generally stable throughout the pandemic—consistently averaging between 95 percent and 96 percent since March 2020, according to RealPage.

After rents were frozen for two years, landlords are now playing catch-up. Despite sharp rental rate increases in many markets, residents are staying in their apartments longer. According to RealPage, apartment retention rates rose by 3.5 percentage points year-over-year in April to 57 percent. Notably, when renters renew their leases, they are also spending significantly more—10.7 percent more when compared to their previous lease. New renters, however, are paying even higher rates for the same units.

Demand for rental housing continues to outpace inventory in many areas. The 2022 Rental Housing Report from the Joint Center for Housing Studies (JCHS) of Harvard University reported the lowest rental vacancy rates since the mid-1980s.

Conclusion

In summary, there are many compelling reasons for why now is a particularly good time to invest in multifamily real estate. Historic demand across multiple generations, an anemic supply of new housing, demographic and lifestyle trends that favor renting, and economic advantages for both investors and renters will continue to provide tailwinds to the multifamily market. It is, quite frankly, a great time to be a landlord in whatever form or fashion that role can be held.

Kurt Houtkooper serves as CEO of real estate investment firm Hamilton Zanze. He joined the firm in 2003 and has more than 18 years of experience in real estate asset management, property management, leasing, acquisition and disposition of income-producing properties. At HZ, he oversees acquisitions, dispositions and capital markets activity. Justin Fossum, Hamilton Zanze’s director of asset management, also contributed to this article.

Hamilton Zanze in the News

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  Hamilton Zanze Sells Multifamily Community in Seattle Metro
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  Hamilton Zanze Sells Multifamily Community in Dallas Metro
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  Multifamily Investor Hamilton Zanze Acquires Community in Phoenix

BOISE, Idaho. – October 27, 2022 – San Francisco-based real estate investment firm Hamilton Zanze is pleased to announce the sale of Selway Apartments in Meridian, Idaho. The firm purchased the property in 2013 and the sale closed on October 14, 2022. The sale of Selway Apartments represents the firms ninth disposition of 2022.

“Selway was right down the fairway for Hamilton Zanze. Its size, vintage, and the Boise submarket itself all presented exciting opportunities at the time of acquisition,” said Anthony Ly, director of dispositions at Hamilton Zanze. “We are elated to have executed on this deal and delivered a positive outcome for our investors.”

During their ownership, Hamilton Zanze completed numerous exterior and landscaping improvements, upgraded community amenities and renovated units with new backsplashes, appliances, and hardware to improve leasing efforts and increase rental rates.

Selway Apartments was built in 2009 and is located at 2552 West Selway Rapids in Meridian. The property comprises 171 units, averaging 942 square feet, across 19 buildings. The community has a pool, an indoor pool spa, a barbecue area, and a fitness center.

Selway Apartments is located in Meridian, the second largest city in Idaho. Selway is in close proximity to several major Boise employers, such as Boise State University. The property is close to Valley Regional Transit (VRT), which connects Meridian to other major areas in the Boise MSA. Selway Apartments is located 17 miles from Downtown Boise and 16 miles from the Boise Airport.

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ABOUT HAMILTON ZANZE
Hamilton Zanze (HZ) is a private, San Francisco-based real estate investment company that owns and operates apartment communities. Since its founding in 2001, Hamilton Zanze has acquired over $5.9 billion in multifamily assets primarily in the Western, Southwestern, and Eastern U.S. The company currently owns and operates 131 properties (22,035 units) across 17 states. For additional information, visit www.hamiltonzanze.com. 

BOISE, IDAHO – October 10, 2022 –San Francisco-based real estate investment firm Hamilton Zanze is pleased to announce the sale of Monterra Townhomes in Boise, Idaho. The firm originally purchased the 148-unit, garden-style apartment community was in 2014, and the sale closed on September 29, 2022. The sale of Monterra Townhomes represents Hamilton Zanze’s eighth disposition of 2022.

During their ownership, the firm completed numerous exterior improvements, which included renovations to the fitness center, roof replacements, and pool enhancements. Additionally, units were updated with new flooring, paint, appliances, faucets, countertops, hardware, and cabinets.

“It has been great to see the Boise market flourish since acquiring Monterra in 2014,” said Anthony Ly, senior director of dispositions at Hamilton Zanze. “Since then, the efforts of Hamilton Zanze’s construction and asset management teams combined with the robust multifamily fundamentals the property thrived. We are thrilled on the execution of this sale in a time that is seeing reduced transaction volume and being able to deliver a tremendous IRR and equity multiple to our investors.”

Monterra Townhomes was built in 1994 and is located at 3960 Federal Way in Boise. The property is comprised of 148 units averaging 1,313 square feet. The community has a clubhouse, pool, hot tub, fitness center, and playground.

Monterra Townhomes is located in Southeast Boise on South Federal Way, a major arterial road that connects to Downtown Boise. The property is less than two miles east of I-84, which connects Boise with Salt Lake City, UT and Portland, OR. The property is approximately three miles from the Boise Airport and five miles from Downtown Boise.

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