Commercial real estate investments have long been considered a safe and reliable way to diversify portfolios and generate steady returns. However, recent years have seen an increase in banking stress, especially in early 2023 with the failure of Silicon Valley Bank (SVB) and the acquisition of almost-failed Credit Suisse by UBS which can have and has already had a significant impact on these investments. Banking stress refers to a range of factors that can cause financial institutions to struggle, such as economic downturns or regulatory changes (a quickly rising interest rate environment). When banks are under stress, it can lead to a tightening of credit, making it harder for commercial real estate investors to secure the financing they need at rates that are acceptable. In addition, it can affect property values and rental rates, which can impact the overall profitability of an investment. In this article, we will explore the various ways that banking stress can affect commercial real estate investments and the steps investors can take to mitigate these risks.
Understanding Banking Stress and CRE Investments
Before we delve into the impact of banking stress on commercial real estate investments, it’s important to understand what banking stress is and how it can affect the broader financial system. Banking stress can be defined as a situation where financial institutions are struggling to meet their obligations or are facing significant financial difficulties. This can be caused by a variety of factors, such as a recession, changes in regulations, or poor management decisions.
When banks are under stress, they may be less willing or able to lend money to borrowers, including commercial real estate investors. This can cause a tightening of credit and make it more difficult for investors to secure financing for their projects. In addition, banking stress can lead to a decline in property values and rental rates, as tenants may struggle to pay rent or may be forced to vacate their properties altogether. This can have a significant impact on the overall profitability of a commercial real estate investment and can even lead to default or foreclosure. Much of the current banking stress is a result of banks improperly managing interest rate risk, i.e…investing significant funds in long term treasuries or mortgage backed securities when interest were much lower and then owning those assets that have become “upside down” as interest rates rapidly rise. Additionally much of the stress and “contagion” was a result of huge deposit withdrawal requests from large private equity depositors at Silicon Valley Bank.
How Banking Stress Affects CRE Investments
The impact of banking stress on commercial real estate investments can be significant. Firstly, as mentioned earlier, a tightening of credit can make it more difficult for investors to secure financing for their projects. This can reduce the number of potential buyers for a property and can make it harder to sell or refinance an existing investment. In addition, banking stress can lead to a decline in property values and rental rates.
When banks are under stress, they may be more likely to foreclose on properties that are in default, leading to a flood of distressed properties on the market. This can cause property values to decline as supply outstrips demand. Similarly, tenants may struggle to pay rent or may be forced to vacate their properties, leading to increased vacancies and a decline in rental rates. This can have a significant impact on the overall profitability of a commercial real estate investment, as lower rental income can lead to reduced cash flow and lower returns.
Impact of Banking Stress on Different CRE Sectors
The impact of banking stress on commercial real estate investments can vary depending on the sector. For example, banking stress can have a significant impact on the retail sector, as tenants may struggle to pay rent or may be forced to vacate their properties due to declining sales. This can lead to increased vacancies and a decline in rental rates, which can have a significant impact on the overall profitability of a retail investment.
Similarly, banking stress can also impact the office sector. When banks are under stress, they may be less willing to lend money to businesses, which can lead to a decline in demand for office space. This can cause rental rates to decline and can make it harder to lease vacant space. Finally, banking stress can also impact the industrial sector. When banks are under stress, they may be less willing to lend money to businesses that require warehouse or distribution-oriented space. This can lead to a decline in demand for industrial space and can have a significant impact on the overall profitability of an industrial real estate investment.
Case Studies of Banking Stress and CRE Investments
To understand the impact of banking stress on commercial real estate investments, it’s helpful to look at some real-world examples. One such example is the Global Financial Crisis of 2008. During the crisis, banks around the world were under significant stress, which led to a tightening of credit and a decline in property values and rental rates. This had a significant impact on commercial real estate investments, as investors struggled to secure financing and faced declining returns.
Another example is the European Debt Crisis of 2011-2012. During this period, many European banks were under significant stress, which led to a decline in lending and a tightening of credit. This had a significant impact on commercial real estate investments, particularly in the retail and office sectors. In countries such as Spain and Greece, property values declined by up to 50%, leading to significant losses for investors. Finally in 2023 with the failure or acquisitions of banks like SVB or Credit Suisse combined with increasingly higher interest rates financing, or refinancing commercial real estate has become challenging. The interest rate environment alone in the last 3 years has seen skyrocketing increases, the Prime Rate has gone from 3.25% in March of 2020 to 8.0% in March of 2023, a 475 bps rise in just 36 short months.
Prime Rate Vs. National Transaction Volume
Minimizing the Impact of Banking Stress on CRE Investments
Despite the significant impact that banking stress can have on commercial real estate investments, there are steps that investors can take to minimize the risks. One such step is to diversify their portfolio across different sectors and asset classes. By investing in a range of different properties, investors can reduce their exposure to any one sector or location.
Another step is to ensure that they have a strong relationship with their lender. By maintaining a good relationship with their lender, investors may be able to secure more favorable financing terms, even during periods of banking stress. Additionally, investors should ensure that they have a solid business plan in place, with realistic assumptions about rental rates and property values. This can help to mitigate the impact of any declines in property values or rental rates. Finally, investors will be required to use more equity capital to offset the high cost of debt in order to make proforma models work on new acquisitions and/or to refinance existing assets.
Strategies for Investing in CRE during Banking Stress
While banking stress can pose significant risks to commercial real estate investments, it can also present opportunities for savvy investors. One such opportunity is to invest in distressed properties that may be available at a discounted price. By investing in distressed properties, investors may be able to acquire assets that have the potential for significant appreciation once the market recovers. Having cash to be able to appropriately leverage a property or avoid leverage all together is critical in times like we are experiencing now.
Another strategy is to invest in properties that are less affected by banking stress, such as those with long-term leases to stable tenants or those that are located in areas with strong job growth. By investing in properties that are less affected by banking stress, investors can reduce their exposure to the risks associated with a tightening of credit or a decline in property values.
Banking stress can have a significant impact on commercial real estate investments, making it more difficult for investors to secure financing and leading to a decline in property values and rental rates. However, by diversifying their portfolio, maintaining a strong relationship with their lender, and investing in properties that are less affected by banking stress, investors can mitigate these risks and potentially even profit from the opportunities presented by periods of financial stress. As with any investment, it’s important for investors to conduct thorough due diligence and to have a solid investment thesis/business plan in place to ensure that they are making informed decisions.
