Adding to its portfolio of high quality residential rental properties in the greater Denver metropolitan area, Granite Capital Group has acquired Belle Creek Commons, a 167-unit complex of townhomes and apartments in Henderson, Colorado. Belle Creek Commons consists of ten buildings, which were constructed in 2017 and 2018, and is part of the master-planned-community of Belle Creek. The purchase price for the complex, where all units feature 9′ ceiling heights and full size in-unit washer/dryers, was $34.17 million. More details on the acquisition are available here.
The Apartment Association of Metro Denver honored the President of Granite Management Group, Jason McIntosh, at their annual dinner in 2018, selecting him as a finalist in their Most Outstanding Executive of the Year competition. The selection came as no surprise to McIntosh’s colleagues, who value the insight and operational experience that he brings to bear every day, having spent more than two decades working in the industry. You can read more about the award here.
With the October 2018 closing of the sale of the Rise, Edge and Vue apartment buildings in Denver’s Cherry Creek neighborhood, for a total price of $56.35 million, investors in the two funds that owned the properties locked in an annual rate or return at least 30%. This is a testament to the success of the project, which included significant rehabilitation work aimed at increasing property valuations and rental income. More details on the sale are available here.
As was recently reported in the Denver Business Journal, a new report out from Zillow ranks Denver as the nation’s 7th hottest housing market in 2018. According to Zillow senior economist Aaron Terrazas, “The tech industry continues to roar, attracting thousands of new residents per year to tech-dominant markets like Seattle, Denver and the Bay Area.”
Indeed, recent reports from both United Van Lines and U-Haul place Colorado near the top of the list of states receiving new residents. As Mike Blau, a regional president at U-Haul explained, the impacts of this in-migration are readily apparent. “You used to drive down the Interstate 25 corridor and see open spaces everywhere. Now you hardly pass a dirt lot. There are no gaps. Colorado is bursting at the seams. Denver is overflowing so much that folks are moving to the outskirts.”
A recent article on the Wall Street Journal’s Moneybeat blog cited several factors that are contributing to an increasingly bullish outlook for oil prices. Having gained 22% in the past 12 months, U.S. crude oil futures are set to benefit from demand growth that could well exceed supply increases. Given the geopolitical risks looming in important oil-producing nations like Iran, Iraq, Libya and Venezuela, “global oil supply disruptions could materially increase in 2018” according to a Citigroup analysis.
A recent Wall Street Journal article examined the increased participation of large investment firms in the single family home rental market. Starting with the 2008 financial crisis, when mounting foreclosures presented an attractive investment opportunity for many institutional investors, large firms have moved aggressively to acquire single family homes in cities throughout the nation. With deep pockets, institutional investors are well positioned to renovate the homes they acquire before putting them on the rental market. As the article notes, “The buying spree amounts to a huge bet that the homeownership rate, which currently is hovering around a five-decade low, will stay low and that rents will continue to rise.”
To some extent, the bet may become a self fulfilling prophecy, as investment firms soak up the scarce inventory available in desirable markets, driving up housing prices while adding to their increasingly valuable rental inventory. American Homes—which owns more than 48,000 houses nationwide—recently reported that the average household income of their rental applicants had risen to $91,000, highlighting the fact that rentership is now common among young professionals and growing families.
At Granite Capital Group, this article comes not as news, but rather as another confirmation of a trend that we have long recognized. For all three of the projects that we have pursued since forming the firm 18 months ago, the market dynamics described above are aligned to increase both property valuation and rental income over the term of our investment. As we evaluate future projects and our current portfolio, we look ahead to the end of this cycle and the beginning of the next, when the millennials—with their famously delayed household formation—finally start buying homes in larger numbers. This demand may well serve to drive prices of entry-level homes even higher, creating high demand for the properties in our portfolio.
Currently under development in Erie, Colorado, Enclave Vista Ridge is a great example of the investment opportunities that Granite Capital Group sponsors. A commuter community for both Denver and Boulder, Erie offers a high quality of life and lower cost than either of those cities and, for that reason, has been drawing many new residents in recent years. Adding new, high quality units to the constrained housing supply in the area, Enclave Vista Ridge will be uniquely attractive to prospective residents. With its low density layout, life at Enclave Vista Ridge provides a similar experience to living in a single family home, without the long-term financial obligations that would normally entail.
Split between single family, detached Fairway Homes and multi-unit Park Homes, Enclave is positioned to offer appealing options to a wide variety of tenants. All units feature Class A finishes and attached, direct-access garages. Access to a huge range of amenities in the Vista Ridge master-planned community is another strong selling point. Enclave Vista Ridge will be managed by Granite Management Group, an affiliate of GCG. Because of this close relationship, marketing efforts for the property are underway already, so that units can be leased as soon as they come online. More information on Enclave Vista Ridge can be found in the initial marketing materials here.
When oil prices cratered in 2014, much of the blame was attributed to the dramatic increase in US energy production that was made possible by fracking and other technologies. The situation was exacerbated, everyone agreed, by Saudi Arabia’s decisions to increase their own production at the same time. Traditionally, Saudi production costs have been among the lowest in the world, so it was reasonable for them to assume they could weather the downturn better than their competitors.
It is clear today, however, that things did not play out quite as the Saudis expected. With oil prices now relatively stable, US producers are benefitting from further improvements in technology and a nimble business model that allows them to quickly adapt to market changes. According to a recent Wall Street Journal article, “The productivity—output per shale drilling rig—has been rising by more than 20% a year. That means every 3½ years the average rig produces twice as much oil or gas.” While many of the small and mid-size firms that account for the majority of domestic production did not survive the downturn, those that did are lean, efficient and starting to look to software—which they have used sparingly, to date—to make their businesses even more competitive. In short, many signs point to a future in which US energy production continues to increase significantly. You can read the WSJ article here.
The Washington Post recently examined the climate for first time home buyers and found that even more barriers exist to ownership than are commonly considered. Principally, the article looked at the lack of homes for sale and how that impacts those trying to enter the market. “The houses go so quickly” laments Teree Warren, a 31 year-old who is trying to buy a home in the Dallas area. Adding to delayed household formation, staggering student debt and slow wage growth, tight housing inventory is just one more reason that the lower homeownership rates we have seen in recent years may well persist for some time to come. Click here to read the article.
Two new reports about the U.S. housing market show that higher mortgage rates, increasing home prices and tepid wage growth are all conspiring to keep home ownership out of reach for many middle-income Americans. The December 2016 Mortgage Monitor report from Black Knight Financial Services shows that housing affordability is currently at the lowest levels since 2010—a median wage earner would have to devote 22.2% of their income to make payments on a median priced home. With data from CoreLogic indicating that housing prices will continue higher, the trend seems likely to continue. As the firm’s chief economist told CNBC, “We expect our national index to rise 4.7 percent during 2017, which would put homes prices at a new nominal peak before the end of this year.”