Furthermore, the tremendous amount of equity in the market is helping to offset lenders’ lower loan-to-value requirements. For many investors, mitigating risk has become a primary objective. As baby boomers near retirement, demand for lower-risk investments with stable returns will rise substantially. For investors with a higher risk tolerance, opportunities still exist for self-storages with above-average upside potential. Deals that rely heavily on future rent and occupancy growth, however, will require borrowers to put more cash down to satisfy current requirements with still higher rates.
What to Expect
Normally, the closing process for self-storage properties takes 60 to 120 days from start to finish, a constant even in the wake of the lending shifts. After a seller places a property under contract, a buyer has 30 to 45 days to conduct due diligence and then another 30 to 35 days to close on the loan. Additionally, the elements of the closing process have remained the same.
An earnest down payment and contract are needed up front. The contract includes provisions for title insurance, surveys and physical due diligence. Physical due diligence includes inspection of all aspects of the property: roofs, gutters, drywall, foundation, driveway, etc. Buyers should allow enough time to conduct the due diligence, acquire a loan, and close on it because there are a number of pitfalls that could occur along the way. Land surveys can reveal easements or encroachments, for example, that sellers may not know about, slowing the process tremendously.
Recent shifts in the capital markets have cut into commercial real estate transaction velocity, but healthy fundamentals in most prime markets will help to sustain investors’ interest. Furthermore, with a healthy supply/demand balance and expectations for continued rent growth, liquidity is forecast to return to the market well ahead of the residential sector. While velocity has slowed, the decline is due almost entirely to changes in the lending environment, as buyers remain in the market.
As financial institutions have tightened their lending requirements and conduits have essentially left the market, most private investors must front a larger down payment. As a result, many of the inexperienced investors who initially entered the self-storage market to make a quick profit by taking advantage of record-low down payments and interest rates have been weeded out. More sophisticated buyers are stepping off the sidelines and reclaiming their seats at the closing table.
Charles (Chico) LeClaire is vice president/investments in the Denver office of Marcus & Millichap Real Estate Investment Services. He is also a senior director in Marcus & Millichap’s National Self-Storage Group. He can be reached at 303.320.1300; e-mail firstname.lastname@example.org.