Goldilocks and the Big Wheel

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Dupre + Scott Apartment Advisors, Inc

Apartment investment trends are cyclical. But unlike Seattle’s big wheel, and whether this is good or bad is a matter of opinion, most of us will go through more than 3 cycles in our career. In fact, sales trends in the Puget Sound region apartment market remind me of the story of Goldilocks and the three bears. Actually, Goldilocks and the three bowls of porridge.

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Dupre + Scott Apartment Advisors, Inc

Some apartment buyers plan to renovate and sell within a year or two of their purchase. They expect to cash in the capital gains their effort created. Others plan to renovate and hold the property for the long-term. They see this as a way to increase cash flow. Either way, these buyers expect to force gains. They actively take steps to increase rents and values. They won’t sit back and either wait for, or gamble on a rising market. But does it really make sense?

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Dupre + Scott Apartment Advisors, Inc

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Dupre + Scott Apartment Advisors, Inc

Forecasts are beautiful things to observe. Okay, maybe not as beautiful as a Chihuly glass garden. But just as fragile. That’s why the first rule of forecasting is, don’t. And the second rule is, if you must forecast, do it often. We won’t update our forecast for rents, vacancies, net income, development, and price trends until October. But since we’re almost half way through 2014 this is a good time to look at two key factors that will impact our next forecast.

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Dupre + Scott Apartment Advisors, Inc

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Dupre + Scott Apartment Advisors, Inc

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Dupre + Scott Apartment Advisors, Inc

We usually talk about trends for 20-unit and larger apartments. But there are a lot more investors involved in smaller rental properties like single-family rentals, multiplexes, and 5 to 19 unit apartment buildings. This spring we surveyed just over 2,200 20-unit and larger properties for our Apartment Vacancy Report and more than 6,400 smaller properties for our 1-19 Unit rent & Vacancy Report. So this week we will talk about some of the trends we found in King County from our smaller property survey.

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Dupre + Scott Apartment Advisors, Inc

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According to the two finest philosophers of the past 100 years, when you are negotiating to buy an apartment building you have to decide on one of two strategies. The philosophers, Jagger & Richards in their 1968 treatise, “Let it Bleed”, identified the “Get what you want strategy” and suggested an alternate “Get what you need strategy.” Let’s start with the “get what you want” strategy.

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Dupre + Scott Apartment Advisors, Inc

A lot of investors are bullish on our region’s apartment market. They have seen rents climb over the past few years and expect more of the same. Others are worried that new development will increase vacancies and lower rents and values. The key is for investors to look at all of the inflationary and deflationary trends in the market, not just the one thing they might be fixated on today. It’s like the Patriots letting air out of footballs. Let's see how.

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