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The diversification benefit in global Reits



Home / Money / Personal Finance /  The diversification benefit in global Reits

5 min read.Updated: 25 Nov 2021, 12:21 AM ISTAbhinav Kaul

When you look at returns and inflationary periods, you’ll see that Reits have outperformed general equities and bonds, says Rick Romano, MD, PGIM Real Estate

PGIM India Mutual Fund recently launched PGIM India Global Select Real Estate Securities Fund of Fund, which is India’s first global real estate securities fund. The earlier such schemes were largely focused on the Asia-Pacific region. The PGIM India scheme will invest into PGIM Global Select Real Estate Securities Fund, which primarily invests into Reits or real estate investment trusts and equity-related securities of global realty companies. Rick Romano, managing director, PGIM Real Estate and head of global real estate securities business, talked to Mint on how demand has changed post-pandemic and why real estate is expected to benefit from inflation. Edited excerpts:


How has the real estate trend changed in the post-covid world?

There were a lot of trends that started to accelerate during the pandemic. For example, the e-commerce impact on brick-and-mortar retail. Demand for e-commerce was pulled forward during the pandemic as people were forced to do so in the pandemic. So, that benefited global industrial warehouse Reits. One trend that was not really in place was work from home. And that’s going to have implications on office space, where there may be a global need for less office space. While that may be a detriment to office real estate, it really benefits another area of real estate such as data centres or cell towers. So, the need for streaming services on calls like Zoom calls, work from home (WFH), that has created tremendous demand for data centres, cell tower usage, and that’s an area in real estate that would benefit.

What kind of opportunities can good company realty global real estate fund provide to Indian investors that they don’t have access to in the domestic markets?

What one can gain by investing in a global real estate strategy is diversification. If your local market is not growing as fast as the rest of the world, or happens to be in a recession, you get the diversification of being able to access other markets that might be in different points of the real estate cycle. Also, you can access some of the very high growth areas of real estate that might be difficult to access in the private real estate markets. So, that would include areas such as data centres, healthcare Reits, whether it’s assisted living hospitals or skilled nursing, cell towers, specialty living properties as well as self-storage and hotels. Also, liquidity; you can buy and sell at any point that you don’t typically have in real estate.

PGIM Global Select Real Estate Securities Fund’s one-year return is around 26% and five-year is around 7%. Going forward, what should be investors’ expectations?

When we think about Reits and real estate, we really think about them as a hybrid between a bond and a stock. So, they have bond-like qualities because they have a dividend. But that’s not fixed like a bond. The dividend can grow over time as a real estate company increases rents. So, your rent would increase by inflation every year, and that gets passed down to the dividend which is growing by inflation. Beyond that, the equity-light components, especially when you are talking about shorter lease duration, they can all reset rents very quickly, and participate in equity like growth as a result of that. When you think about it that way, you should expect for long periods of time, the returns to be in excess of bonds and closer to equities. Historically, over long periods, they have averaged about 10% annualized returns (in dollar terms) within the global Reit space.

Rising prices globally pose a risk to pricey stock markets. How will inflation impact global real estate?

I think that inflation historically has been an opportunity for real estate investors. When you look at returns and inflationary periods, you’ll see that Reits have outperformed general equities and bonds in those periods, and it’s partly because a lot of the leases have the underlying inflation protection built in. Also, you have construction cost inflation, which goes up a lot, which tends to limit supply. The only caveat is that you have to be careful about wage inflation. Those are the types of opportunities that are out there in real estate in an inflationary environment.

Will continued demand for work from home negatively impact returns going forward?

It is going to be a headwind to office demand. But, the good news about being in a global real estate strategy that’s diversified is that we don’t need to invest in office. In fact, in select regions, we’ve either been tactical, meaning we’ve had some tactical positions, or we haven’t owned it at all, recently. So, the menu of opportunities in the global real estate strategy allows us to invest in opportunities away from office if we think that’s going to be negatively impacted and have headwinds to work from home. Even beyond that, there are beneficiaries of work from home in the real estate global real estate strategy.

Reits as an investment vehicle is fairly new to Indians, and there is a small percentage of people who have started dabbling in it. What makes you confident that Indian investors will go for global realty?

Indian investors have a good understanding of real estate. Also, what we’ve seen in other parts of the world when introduced Reits is that there’s an appetite for diversification. Investors realize that real estate as an asset class can be a big diversification if they own stocks and bonds and local real estate. And it’s a good way for local investors to access best in breed global real estate. Once we’ve offered that in markets, I think investors have been attracted to those diversification benefits to the access to high-quality properties to increase their real estate exposure into different property types that they might not have access to locally.

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    Is Empire State Realty Trust Too Risky?

    The 2020 pandemic hit was particularly hard on landlords with properties located in big cities. You don't get much bigger than Manhattan, which is where Empire State Realty Trust(NYSE:ESRT) calls home. As 2021 has progressed, the real estate investment trust's (REIT's) portfolio performance has started to improve. But there's more to understand here before you make the decision to jump in.

    Coming back to life

    When the coronavirus first started to spread around the globe, it was clear that it spread most easily in group settings. People started working from home, and many basically fled big cities to find refuge in more suburban environments. It was tough on office-focused REIT Empire State Realty. But as vaccines rolled out and efforts to reopen the economy progressed, things have gotten better.

    People walking in the atrium of an office building.

    Image source: Getty Images.

    For example, in the third quarter, Empire State Realty's adjusted funds from operations (FFO) came in at $0.20 per share. That's up from adjusted FFO of $0.12 per share in the same quarter of 2020, a huge 67% increase.

    Although occupancy numbers are still kind of weak, not shocking given the company's focus on office properties, the revenue it generates from the observation deck of its trophy Empire State Building property has started to rebound. That's helped to buoy the REIT's overall results and provides anecdotal evidence that the Big Apple is starting to come back to life.

    Overall, the REIT's business trends are actually not so terrible. And it seems that Empire State Realty has learned a lesson from the pandemic, as it just agreed to buy two apartments in a diversification move. That sounds great, but it actually highlights the deeper problem with Empire State Realty.

    Too much focus

    The first thing to note about this REIT is right up front walmart closing time in usa its name. It is heavily reliant on New York City and its surrounding suburbs. How reliant? Basically, 100% of its business comes from NYC. That's a big bet on just one region.

    Furthermore, almost all of its rents come from office properties. (The two apartment acquisitions still have yet to close.) Only about 7% of rents come from retail tenants, but even there, those businesses are operating in the street-level space at office properties. Put that number together with the 75% of rents directly tied to New York City offices, and Manhattan, despite its splendor, desirability, and size, makes up a massive 82% of rents. 

    Adding to the risk here, just six properties (out of a portfolio of 14 at the time) represented nearly 75% of the company's rents in 2020. That's not even a full picture of the concentration, either, given that the Empire State Building alone accounted for nearly a third of the REIT's overall rents. This is a very concentrated bet on New York City.

    Chart showing steep drop in Empire State Realty's price and dividend in 2020, followed by rebound.

    ESRT data by YCharts.

    This brings up the Empire State Building observation deck, which generated around $130 million in revenue in 2018 and 2019. Rounding, that was roughly 18% of each year's revenues. That's a pretty big number for a business that is highly dependent on tourism. In 2020, amid the pandemic, the observation deck brought in just $29 million.

    In the third quarter, despite notable improvement, the observation deck's revenues were $12.8 million, or an annual run rate of a bit more than $50 million. It's nice to see things working back to normal, but it just highlights the importance of this unique New York-centric asset to the REIT's overall business.

    And then there's the recent move into the apartment space, which is basically just a statement about how Empire State Realty's business is too focused. While it's nice to see management taking action on this issue, there's more that needs to be done before conservative investors should feel comfortable owning this REIT.

    Not bad -- just a leveraged bet

    This isn't to suggest that Empire State Realty Trust is a bad REIT. In fact, it owns some pretty incredible buildings (you know, like the globally iconic Empire State Building). However, it is a leveraged play on New York City. In fact, even after it diversifies by acquiring a pair of New York City-based apartments, it will still be a leveraged play on New York City.

    Most investors should probably look elsewhere, unless you can stomach the concentration risk that is inherent in Empire State Realty Trust's business model. While that might be exactly what some investors want as the city works back from the pandemic hit it took, it could still cause some sleepless nights for more risk-averse types.

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Confidential Washington Hotel in Resort Location - PRICE REDUCED! See property details. Washington Whitetail Season 2019: October 16 -29, we hunt 4-day cycles, Oct. Nature is everywhere you look, in the form of water, mountains, forests, and volcanoes. Read More. 4 acres in Winona, Kansas offered at $54,900. Experience. These listings are updated daily from the MLS. $2 3 hours ago Recent data from LandWatch shows about $2 billion of rural property, ranches, farms and hunting land for sale in Oregon's Northwest region. Live Water Properties is a ranch and land real estate brokerage specializing in land and ranches for sale. Adjacent parcel APN 30703162 is available for sale, does not have well or septic (We have 3 more 10 acre parcels without well or septic for good company realty same low price. * Scale from 1-5 ** Index where 100 is the national average. 2 bed. 0000 Confidential Washington Hotel Confidential Washington Hotel, WA 00000 – Confidential Washington State Hotel – C21002 Status: Available Price: $2,900,000 Hunting & Recreational Land For Sale in Goldendale, WA This 230-acrepremierproperty has views of 3 mountain tops and views as if you were in The Sound of Music. Find the latest home, condo, townhouse real estate listings for sale in the Seattle, WA market. 4 billion, we have the most experienced and technically talented professionals in the industry. California Vacation Land and Cabin for Sale. Location, Location, Location! This Harrison County 13 acres lays in an area where all the hunters want to be, northwest of Hatfield, MO. For Sale. “ Creating an excellent experience for our clients is our highest priority. Hunting And Recreation. 99,000 2922 Ne Alder Street, Bremerton, Kitsap County, Wa 98310. Find cheap homes for sale, view cheap condos in Oregon, view real estate listing photos, compare properties, and more. Find state of pa properties for sale at the best price Southeastern Land Group specializes in helping people buy and sell rural chase disney premier visa login across the Southeast, and especially in Alabama. 2 bath. Start Licensing. Pacific Northwest Washington Real Estate. 00 Acres Wayne Heaton Clearwater Properties Washington Real Estate & Homes for Sale There are 31778 active homes for sale in the state of Washington. If a state agency has identified the real property as surplus to their needs, it is appraised, presented to the Land Board for approval, and offered to state government We have 118 properties for sale listed as pa hunting cabin, from just $35,000. 20008, Washington, DC. Whether you are looking to buy a Washington Hotel and Motel for sale or sell your Washington Hotel and Motel, BizQuest is the Internet's leading Washington Hotel and Motel for sale marketplace. Build-ready home sites, RV acreages, recreational land, model homes, and more. Our interactive touring technology is raising the bar in land realty—allowing you to experience properties like never before, from anywhere you are. 8 acres in Bear Lake County! Home has 3,844 sq ft with 6 bedrooms, 3. May 28, 2016 · True to form, in 2015 and 2016, the price of Weyerhaeuser access permits for the Vail tree farm increased yet again to $250 and $300 respectively. Homes 1 Bedroom. Some of the more popular big game, small game, and game birds We have 70 properties for sale listed as hunting cabin in washington, from just $59,900. Compass Exclusives. Washington is a fantastic state for rockhounding, both for its wide variety of minerals and its large number of prospective rockhounding sites. Cedar sunrise, a modern nw cabin speaking to nature good company realty w/ appreciation. Idaho Hunting Land for Sale - 97 Listings Land and Farm. Get off the grid at this planned community with 5 miles of horse riding Offered at $350,000. Find washington properties for sale at the best price Check out the different types of land available including acreage, ranches, rural properties, hunting land, and more. Welcome to RealExpertsRealty. Land for Sale by Chewelah, Washington - Stevens County. 20 acre lot. All Rights Reserved. 2. There is no well or septic on the Hunting & Recreational Land For Sale in Goldendale, WA This 230-acrepremierproperty has views of 3 mountain tops and views as if you were in The Sound of Music. 20 Acres Homesite, Off-Grid. Land for Sale in Eatonville: Eatonville vacant land for sale. Frontier Northwest Land Company is a member in good standing of the Spokane Chamber of Commerd e Better Business Bureau. Property has been freshly surveyed and is mostly cleared and ready to go. Offered at $7,000,000. These lands are ideal for hunters, fishermen and other nature lovers looking to get outdoors and into the forest. This property is located at Mead, WA 99021. 16 to Oct. 5 baths, large kitchen and dining area, laundry on the main floor. Let our agents introduce you to the many horse farms for sale in Maryland today. The average price of hunting land for sale in Washington is $1. pasture land with river front! Property includes 2 lots parcel#22634130000 & Parcel# 22634240000. Bow, WA Phenomenal one of a kind beach-front property on idyllic Samish Island featuring 19′ tall fireplace in great room, amazing southerly views of the paradise hills san diego homes for sale Sep 19, 2017 · Here according to state statistics, a number of sale averages around $206,837 and the land sizes are of 377,430 square feet on the average, which brings the average price per square foot to $2. Set up email notifications for new walmart tv clearance property listings in WA State. The endless opportunities waiting, and numerous real estate listings in Northwest Montana Communities available, we are Confidential, WA Offered for sale at $2,900,000. We want to be worth telling your friends about. Showcase Ranch. View Details. Click right now to see the details of each rental service! Hunting & Recreational Land For Sale in Goldendale, WA This 230-acrepremierproperty has views of 3 mountain tops and views as if you were in The Sound of Music. 69. The 42nd state of Washington is diverse in its geography and landscape. landsofwashington. 2 million. From the ferry landing & 4-miles to eastsound, the cabin feels remote, yet. Live Water Properties represents clients in the acquisition and disposition of investment quality ranch properties in Wyoming, Montana, Colorado, Idaho, Oregon, Nebraska, California and Utah and land properties in Florida, Georgia and Hunting & Recreational Land For Sale in Goldendale, WA This 230-acrepremierproperty has views of 3 mountain tops and views as if you were in The Sound of Music. Call +1 (253)967-7056 for details. If your preferred county is not listed, then we do not currently have any property for hunting available in that county. We believe the 2nd Amendment is best defended through grass-roots organization, education, and advocacy centered around individual gun owners. Get off the grid at this planned community with 5 miles of horse riding Located in the coastal area of western Washington state where the Olympic and Cascade Mountains are famous for their thriving game populations including Roosevelt Elk and Columbia Blacktail Deer. United Country Recreational Properties for Sale is a largest in the nation destination Northwest, MO Land For Sale. We have managed, developed, and owned rural land for decades, providing leases backed by knowledge and experience. Find state of pa properties for sale at the best price And if you want to buy i will always love you quotes for her suitable for hunting, you can look in our land for sale section. Thirty-three wildlife management areas 1 - 25 of 25 listings - Browse Eastern Washington Region hunting land for sale on LandsOfAmerica. TEXAS TIMBERLAND PROPERTY & HUNTING LAND FOR SALE. All the highly-rated services for washington hunting property for sale are recommended here. C. View Ranch. Washington has dozens of listings for hunting land for sale. County. Get off the grid at this planned community with 5 miles of horse riding Allow us to make your property search as easy and successful as possible. Page 2 WA STATE RIVERFRONT HOMES RIVERFRONT REAL ESTATE NEWEST LISTINGS. Get off the grid at this planned community with 5 miles of horse riding Washington Farmland. Become a member! Search Washington commercial real estate for sale 5 3 bank login in lease on CENTURY 21. Washington homes, ranches, horse farms & land for sale, as well as lakefront, historic, recreational property are all for sale at United Country Real Estate. Work with Tutt Land. Acres. It is one of the few ranches that boasts the rare combination of quality upland game bird, waterfowl, and big game hunting, plus fly fishing for steelhead and smallmouth bass! Rich in history, jaw-dropping vistas, and amazing geology, this ranch has it all. Newly Added. FOR SALE. Hunting & Recreational Land For Sale in Goldendale, WA This 230-acrepremierproperty has views of 3 mountain tops and views as if you were in The Sound of Music. — Matt van Winkle, CEO of RE/MAX Integrity

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