June 30, 2022, DST Education Series B- Part 10 Retail

June 30, 2022- DST Education Series B- Part 10 Retail
Editor’s note- this is part ten of a ten-part series on DST asset types.
Part 10: Necessary Retail Asset Classification Discussion

By Al DiNicola, AIF®
DST 1031 Specialist
NAMCOA® – Naples Asset Management Company®, LLC
Securities offered through MSC-BD, LLC, member of FINRA/SIPC

Why Investing in Retail Makes Sense
Delaware Statutory Trusts (DSTs) continue to gain in popularity among cash investors and 1031 tax deferred exchange investors. Investors seeking diversification may refocused on a specific style of retail investment.
Driving around most cities and towns we see many businesses that provide valuable services to the public. Retail has been a major driver of the economy over decades. There is a wide variety of retail space that exist from small strip centers, neighborhood centers, regional centers, power centers and major lifestyle centers. In some areas of the country, we are surrounded by retail. In rural areas you may need to drive miles to purchase groceries and other necessary items for daily life. With the potential of lifestyle centers all retails have one goal in mind and that is to sell services or goods. Over the past 5 years there has been an acceleration of the e-commerce sector (driven by technology) creating competition to the brick & mortar outlets. Many of the brick & mortar stores have opened on-line outlets. There are active sponsor of DSTs structuring offerings with the potential for higher-than-average risk adjusted return especially with rising borrowing rates. However, the investor needs to understand the dynamics of the various retail sector.

Understanding the Retail Asset Class
As with all asset class investors need to understand what can create a successful investment. With retail there may be more variables that may be out of the control of the development company or in the case of a DST the sponsor. The success of a retail investment can be directly linked to the property. The US economy has a direct correlation to the success of many retail properties. Indicators including job creation and increased earning across all employment sectors do add to consumer confidence. The tenant who would be renting the property actually create the value of their business enabling the business to make a profit and afford to make lease payments to the underlying investors. Retail that can build a brand that consumers have confidence in the quality of service or effectiveness of the products prompting the consumer to buy will add to the tenant success. That would equate to tenant renewals for the landlord or investor.
Retail includes an overwhelming list of types of buildings, locations, and designs. We will provide a brief overview prior to a deeper dive into the DST style offering.

Lease Types, Anchors and Duration
We frequently hear the term Triple-Net Leases or if in type NNN. Landlord (investors) may prefer the NNN structure. The main reason is the tenant is responsible for all taxes, maintenance an dinsurance on the property. There may be variations to this structure. The landlord shifts the financial risk to the tenant. One concern for the investor may be how well the tenant maintains the building and potential problems failing to maintain properly.

In prior years stores such as Sears and others no longer in business were considered “Anchor” Properties. Today the anchor tenants many have changed but these anchors continue to drive traffic that smaller retail tenants may benefit from exposure. More traffic may result in increase in potential rents that tenants are able to pay.

Long term leases may benefit both the landlord as well as the tenants. Leases may be as short as a few years up to 20 years. Having a longer lease may assist the tenants to building their name recognition, brand and longevity in a neighborhood or location.

Is E-Commerce a Threat
When we hear E-Commerce, we may have visions of everyone ordering on line for many goods and services. Investor may be nervous of the word e commerce and the potential effect on the retail property success. True there are tenants moving from a traditional storefront and seeking a position online with brand identity seeking to create or in some cases recreate a business. E commerce and internet sales will continue and can be a threat to certain retail. The other dynamic is the increased physical stores for some online seller. For example, Amazon will continue to increase their physical presence. There are also strategic relationships with online sellers offering customers to ability to return unwanted merchandise at a physical location.
The relationship between the E-commerce sector will continue to evolve with the physical retail stores and may not be hurting the retail sector just creating a new relationship. There are consumers who want to be in a retail environment.

Is Any Retail Insulated?
There is another type of retail section that is worth mentioning. We may reference this as “the Insulated Retail Tenant”. The profiles of the retail tenant, (that may be included in a Retail DST), would address those that e-commerce sector that are impossible to replace. Services like a dry cleaner, specialty restaurant, such a juice vendor, ice cream, a clinic, nail salon, and other that involve labor to provide the service to the customer. Overall seeking diversified and desirable Retail tenants that can fill the parking lot with repeat customers, whether its weekly, monthly, or quarterly.

DST Retail Alternative
The DST retail offering seek a somewhat different approach to a typical retail offering. Over the past few years (and especially during the COVID environment) the offerings have focused on necessary retail. Recent portfolio offerings have included Walmart neighborhood stores, Kroger supermarket, Publix Grocery stores, NAPA Auto Parts, CVS, Walgreens, Dollar general, Fresenius Dialysis center, tractor supply and other similar types of stores. These physical locations would also have long term leases. This portfolio would not include a small unbranded retail store in a strip center. The other dynamic of a diversified portfolio of product type would be a geographic diversification. Many of the portfolios would include assets located in a variety of markets or states. A portfolio may have 18 different properties located in 9 states. There have also been single asset retail offerings. For example, there have been BJ Wholesale stores or Cabela’s Bass Pro shops that have appeared in DST offerings over the years.

Conclusion
The importance of spending by consumers cannot be questioned as a critical part of the economy. Many of the same investment criteria for investors in a non-DST investment is used for DST offerings. However, there may be an expanded vision of retail with a DST offering. The main difference may be the ability in a DST to obtain diversification both with markets and number of assets that may assist to mitigate risk for the investor. An investor with $1 MM to invest in a traditional real estate may have one location and with leverage may be forced to sign for a recourse loan on the asset. With a diversified DST portfolio, the same $1 MM may provide the investor with many more assets in their portfolio, non-recourse debt (if leveraged) and potentially geographical diversification. In addition, the passive nature of the DST with no management responsibilities may relieve investors of other concerns.

DSTs are not for all investors. The acquisition of a DST is for accredited investors only. Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@namcoa.com.

This is not an offer to purchase or solicitation to purchase any security, as such be made only through an offering memorandum or prospectus. Investing in securities, real estate, or any investment, whether public or private, involves risk, including but not limited to the potential of losing some or all of your investment dollars when you invest in securities. You should review any planned financial transactions that may have tax or legal implications with your personal tax or legal advisor. NAMCOA, LLC is a Registered Investment Advisor, regulated by SEC (Securities and Exchange Commission).
NAMCOA’s corporate office is located at 999 Vanderbilt Beach Road, Suite 200, Naples Florida 34108. Securities Offered through MSC-BD, LLC, Member of FINRA/SIPC. 1719 NW Edgar Street, McMinnville, OR 97128 MSC-BD, LLC and NAMCOA are independently owned and are not affiliated.
Thank you.
NAMCOA® – Naples Asset Management Company®, LLC

 

 

June 23, 2022- DST Education Series B- Part 9 Medical Office

Editor’s note- this is part nine of a ten-part series on the various asset types of DST offerings.
Part 9: Medical Office Building Asset Classification Discussion

By Al DiNicola, AIF®
June 23, 2022
DST 1031 Specialist
NAMCOA® – Naples Asset Management Company®, LLC
Securities offered through MSC-BD, LLC, member of FINRA/SIPC

Why Investing in Medical Office Buildings Makes Sense
Delaware Statutory Trusts (DSTs) continue to gain in popularity among cash investors and 1031 tax deferred exchange investors. Investors seeking diversification may include Medical Office Buildings (MOB) in their portfolio. The need for medical services continues throughout the United States. Large and medium hospitals service the needs of a vast amount of the population. For the purposes of this article, we will focus on the smaller medical facilities that handle outpatient services that do not require an overnight stay. There are a variety of outpatient services that include kidney centers, surgery centers, orthopedic offices and many more. There has been growth in many areas of the country and not just in southern states where many retirees tend to relocate. The performance of this asset class has been consistent. The MOBs may be single site offering or there may be a portfolio of locations in an offering. Specific performance of the MOBs asset class may be hard to zero in on because many MOB have been included in the overall office asset class. Some typical office asset class offerings may have concerns for occupancy with the ability for employees to work from home. However, the MOB require full staffing to handle the growing needs of patient services. The MOB provide medical professionals facilities to handle the variety of needs of patients including surgery centers. When the facilities are professionally managed physicians and medical specialist can focus on the needs of the patient. Investing in DST as well as MOB are not for everyone. However, there are reasons to consider investing in the asset class. Based on the variety of medical services, procedures and requirements of the population of the US, the medical office asset class may be worth considering.

Strong Historical Performance
There has been a steady growth of the medical real estate space when compared with the general office space. In addition, long-term occupancy rates in MOB have steadily increased when compared to other office space. According to the CBRE 2021 Healthcare Real Estate Investor & Developer Survey Results, 90% of CRE firms stated that between 2020 and 2021 the occupancy of their medical office portfolios either remained stable or increased from the year prior.
When you visit a medical office building you may be aware of the amount of equipment that has been installed and other specialty build out components. The features of certain buildout include not only the waiting room and offices but all high-tech testing devises, monitors, plumbing needs, operating rooms, recovery rooms, special wiring for electronics, specialty gases and many more features. With all these tenant improvements it is easy to understand tenants staying longer than traditional office renters who may be running a business such as a law firm. There would be a tremendous cost involved with moving equipment and switching to a new location. For this and other reasons there is a stable occupancy rate for MOBs and have demonstrated consistent rent growth over the past years. This stability has also enabled landlords to increase the dollar per square foot rents.

DST sponsors recognize Investor Demand
DST sponsors recognize the strength of the MOBs historical performance over the past few years. Especially in the sun belts (southwest and southeast US) where there is an expansion of the medical office asset class. For this reason, sponsors are seeking opportunities to offer cash investors as well as 1031 exchange investors quality offerings. However, the task to bring on offerings is more difficult than you would imagine. There is competition for the assets for institutional investors and private investors. There are more REIT offerings than DST offerings.
Even during the Great Recession, the medical office building sector demonstrated resistance to the market slowdown. This may have provided an indication of how the asset class would perform in future turndowns as well as the COVID pandemic. The resilience to a downturn and the performance of the MOB drove the increase in investor interest.

Outpatient Locations
Many Americans have experienced taking someone to an outpatient center or going yourself. The innovations in technology and efficiencies in surgery centers provide exceptional care and results for patients. There are also several other specialty services such as kidney dialysis centers, orthopedic centers and a variety of other facilities. Numbers of outpatient centers continue to increase and do not show any signs of slowing down. The rationale for the increase may be connected to the patient looking for more access to healthcare (potentially being more affordable) and convenient locations. The traditional “in hospital” locations tend to be more expensive and by patients utilizing outpatient centers it may reduce the patients out of pocket expenses.

MOBs Asset Class may be recession resistant
COVID 19 accelerated the virtual or telehealth alternative to the traditional office visit. However, as well executed this new technology performed this type of online medicine is not an acceptable substitution for traditional medical services. The use of telehealth also prompts other questions such as what is the long-term efficiencies, quality and safety not to mention all the in person needs such as lab work, x-rays, and physical exams. As with any new technology the medical professionals need to monitor the effectiveness for the safety and health of the patients. Not to be overlooked would be the COVID-related elective surgery centers being closed.

Tenant Credibility & Responsibility
In a DSTs there will be a master lease that reflects underlying credibility and credit worthiness of the tenant occupying the space. The tenant may occupy a single site location or may have multiple locations in a portfolio. In many MOBs, including DST offering, the tenant typically enters into a triple net lease (NNN). This limits the investor exposure to escalation of expenses. The secure distributions may not have as much upside elasticity but will offer consistent returns. The Private Placement Memorandum (PPM) that all DST investors need to receive prior to investing will layout many aspects of the offering including the potential risks associated with the investment. Also, the background of the tenant leasing the space, terms of the lease, rental increases and other analysis would be illustrated.
Potential Distributions & Exit Strategies
The PPM would also illustrate the projected annual distribution (typically paid monthly) and the exit strategy for the potential sale of the asset. The exit strategy as with other DST offerings include receiving potential proceeds from the sale (at which time the investor would be responsible for their capital gains taxes to be paid), execute another 1031 into DST offerings, or execute another 1031 into a traditional brick and mortar real estate. Recently some sponsors have introduced an alternative in a 721 UPREIT. Details on the IRS 721 will be featured in future articles.

DSTs are not for all investors. The acquisition of a DST is for accredited investors only. Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@namcoa.com.

This is not an offer to purchase or solicitation to purchase any security, as such be made only through an offering memorandum or prospectus. Investing in securities, real estate, or any investment, whether public or private, involves risk, including but not limited to the potential of losing some or all of your investment dollars when you invest in securities. You should review any planned financial transactions that may have tax or legal implications with your personal tax or legal advisor. NAMCOA, LLC is a Registered Investment Advisor, regulated by SEC (Securities and Exchange Commission).

NAMCOA’s corporate office is located at 999 Vanderbilt Beach Road, Suite 200, Naples Florida 34108. Securities Offered through MSC-BD, LLC, Member of FINRA/SIPC. 410 Peachtree Parkway Suite 4245, Cumming, GA 30041. MSC-BD, LLC and NAMCOA are independently owned and are not affiliated.
Thank you.
NAMCOA® – Naples Asset Management Company®, LLC

DST Education Series B: Asset Classification Discussion – Senior Housing

Editor’s note- this is part five of a ten-part series on the various asset types of DST offerings.

Part 5: Senior Housing Asset Classification

By Al DiNicola, AIF®
May 25, 2022
DST & 1031 Tax Deferred Specialist

NAMCOA® – Naples Asset Management Company®, LLC

Securities offered through MSC-BD, LLC

Laying the Groundwork

The types, styles, and range of senior housing and services being offered today continues to expand. Unfortunately, the end is in sight of what has been known as the Greatest Generation. The Greatest Generation commonly refers to those Americans who were born in the 1900s through the 1920s. The Silent Generation is mostly a demographic sector of people who were born between mid-1920 and mid-1940s. This generation is referred to as the “silent generation” as the prevailing feelings were that speaking out or participating in activism is dangerous, and that they should focus on careers. This generation experienced the Great Depression and in spite of that many grew into successful prosperous life experiences. You may have heard the phrase “the Lucky Few” as another description of the silent generation. The Todays’ seniors (including part of the Lucky Few) are living longer and want more active lives than the previous generation.  Matching their lifestyle preferences becomes the key to successful developments.

The investors of today are somewhat confused or at lease wanting more details regarding senior housing on what was a niche real estate asset class that is becoming more in demand. This sector is now falling outside of the multifamily asset class where it was a subset. Delaware Statutory Trust (DST) sponsors are actively engaging and acquiring Senior Housing Assets. There is a wide spectrum of offerings of options for seniors that go outside the independent 55 Plus age restricted communities. This is a commercial real estate asset class that provides a much needed and sought-after alternative.  Hopefully we can provide some insight into the differences between ever growing aspect of Senior Housing.

Senior Housing Depth and Breath

Senior housing is more than the traditional “nursing homes”. Investors of commercial real estate are asking questions on the economics of the asset class as well as the options. As compared to 20 years ago, the options for seniors who are more active and healthier continue to expand. There is still a need for extended care for seniors who cannot take care of their daily needs. Some of those seniors need constant monitoring and care on a 24-hour basis.

The breath of offerings of senior housing selections starts with age-restricted single family and multifamily (with a variety of additional options) all the way to servicing the needs for intense care in nursing homes and hospitals.

55 and older age-restricted single family and multifamily properties have been around for a long time.  Of late the activities have increase along with the demands by many baby boomers seeking to extend their time beyond their prime.  The selection of home may include rentals as well as purchase options such as Apartments, townhomes, villas, and single-family homes. Very few 55 plus communities are included in the REIT structure or Delaware Statutory Trust (DST) offerings. Many of these are offered on a for sale bases. Investments into senior housing rely on rental income as a source of revenue. There may be some additional fees that add to the total income for the investor.

Moving up the senior housing list would be independent living facilities. While there may be some similarities to age-restricted housing, independent living facilities tend to cover more programming and amenities, such as restaurant-style dining.  Assisted-living facilities are one step up, providing additional service with daily living activities, such as eating and bathing. Assisted living facilities are regulated and must be licensed to provide medical care.

People with memory-loss conditions require special care.  The integration with assisted as well as independent living with memory care may offer an easy transition for some seniors. Memory care may also be on a standalone basis. Skilled nursing facilities are the most intensive classification of senior housing. These facilities are licensed and similar to traditional nursing homes.

There was good reason to classify senior housing as a separate asset class from multifamily. The senior housing sector is a heavily regulated business. The operator’s experience is critical. Investors need to understand this is an operating intensive asset.  As with all investments identifying the details and underlying economic issues may affect the performance and profitability of any investments.

The Key to success is the Operator’s Experience.

As a real estate asset class senior housing is an intense operating business as well as a local business. DST sponsors totally understand this fact. Prior to an investor becoming interested in investing capital into an offering the critical question is the experience on the operator running the facility as well as the business. DST sponsors may seek out existing facilities where a different management team can boost operations as well as returns.  This will set the table for a successful investment. All real estate contains risk but having an experienced operator helps to stifle or manage the risks.

The demand for an experience quality operator who understands all of the facets of the highly regulated industry is extremely high. There are a variety of compliance issues to adhere to for keeping the business open.

Staff and Labor, the Key Element

The largest line item in the operational budget is labor. Operators who can recruit, train, and retain staff will increase not only the bottom line but the experience of the residents.  The residents are the customers, and their living experience and relationship experience is vital to a successful operation. True appreciation for the staff may only occur when you personally experience a family member living each day in a senior facility. It is expected that the environment (interior and exterior) will be a caring environment that is inviting and warm. The quality of the environment will help to minimize vacancies. There will be policies and procedures in place for the wellbeing of the residents and employees. Systems need to be in place, monitored for compliance and feedback obtained.

All asset classes require operations for success.  When compared to other commercial real estate asset classes the operator risk to senior housing is magnified.  DST sponsors will have operators with deep experience in a position to move into a facility if necessary. This is truly the only way for the senior housing asset to perform to its full potential.

The Demand Components

Understanding the aging trends and local demographics may at first thought of as an easy task.  If an area has a high concentration of aging adults the initial conclusion may be this would be an ideal place to develop and invest in senior housing.  There are more aspects to pinpointing the demand. One key element may be where the key decision makers for the aging adult lives. There is a point in many families where decisions need to be made for the seniors by the adult children. These decisions go beyond financial and include the living accommodations.  Aging in place is a goal many seniors have, meaning staying in their homes as long as possible.  However, there comes a point in time where this becomes overwhelming.  The aging parents may or will move into a senior living facility. There are two age groups to consider:  the aging parents or seniors (over 70) and the age of the adult children (50-65) when evaluating potential demand for senior housing.

Scope of the Demographics

Many initial studies will utilize the typically drive time or mile(s) of radius from a potential facility. The demographic profiles within a three (3) to twelve (12) mile radius should provide an initial indication of need. Urban areas may be shorter than suburban.  There are a list of questions DST sponsors (and ultimately investors) will ask or want clarification.

  • What is the need or potential number of seniors who would be potential users?
  • What are the income statistics (Median household income) for seniors living independently?
  • What are the demographics on the adult children of the seniors (median income and other key elements)?
  • Do the Local housing values indicate a good sign of affordability or wealth?

As with any product offering there needs to be an evaluation of the numbers of households earning above a particular income level (for example $100,000). The other component would be the future of this demographic meaning is this group increasing or declining within the geographical local area.

What are the Sources of Income?

Understanding who the residents (or tenants) of the facilities is very important to understand. Recent statistics show the median income for seniors over 75 years of age is 54,058 per year. The median net worth is $254,800 (average is $977,600). Each senior housing complex may have a variety of services besides rental payments (some may exceed $10,000 per month). As the need for care increases with memory care cost may increase. While there is a need for many types and styles of senior housing facilities most DST offerings seek out primarily private pay.  Having said that many facilities have state requirements to include submarket rents (Medicaid).

Suffice to say that collecting Social Security benefits (most seniors will receive), this will not cover the full costs of senior housing.  There needs to be other sources of income. The analysis and due diligence process DST sponsors engage in becomes the key decision factor.   Seniors who have retirement accounts, pensions, savings accounts, stocks, and bonds create a financial foundation. In addition, the sale of the senior’s resident (and other real estate), vehicles may create additional income. There may also be long term care insurance policies providing support.  As a last parachute may be the adult children’s’ financial assistance.

When looking at offering statements and financial models DST sponsors are very interested in the percentage of rental payments coming from private pay vs. Medicaid residents.  Can the private-pay residents’ current and future income cover the rental payments and other services provided by the facility? Bottom line for DST sponsors (and ultimately investors) can the target market who would move into the facility create a sustainable income stream.

There is always Market Competition

There have been tremendous advances for a movement called “aging in place”.  Aging seniors want to stay in their own home (aka age in place) in their familiar location community and close to friends.  Moving hundreds of miles away may not be the preferred option.  When attempting to acquire or develop a new facility, or any product, looking at the competition in your submarket is a key point to understand.  DST sponsors will look at competitors’ occupancy rates, mix of living units (studios, 1 bed, etc.), mix of care units (independent living, assisted living, memory care), comparable rents, and other elements.

Conclusion

Senior housing has been elevated into a more mainstream product type and no longer listed as a specialty asset under multifamily product. Senior housing is attracting attention from DST sponsors and institutional investors. The interest in senior housing should continue with Americans living longer. DST sponsors believe that there will be an increase in interest in senior housing. First steps for DST sponsors is to understand the business and economics of senior housing. Similar to all asset classes there is a complete underwriting and third-party reporting on the DST senior housing offerings.

 

DSTs are not for all investors. The acquisition of a DST is for accredited investors only. Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@namcoa.com.

This is not an offer to purchase or solicitation to purchase any security, as such be made only through an offering memorandum or prospectus. Investing in securities, real estate, or any investment, whether public or private, involves risk, including but not limited to the potential of losing some or all of your investment dollars when you invest in securities. You should review any planned financial transactions that may have tax or legal implications with your personal tax or legal advisor. NAMCOA, LLC is a Registered Investment Advisor, regulated by SEC (Securities and Exchange Commission). Our corporate office is located at 999 Vanderbilt Beach Road, Suite 200, Naples Florida 34108. Securities Offered through MSC-BD, LLC, Member of FINRA/SIPC. 410 Peachtree Parkway Suite 4245, Cumming, GA 30041. MSC-BD, LLC and NAMCOA are independently owned and are not affiliated.

Thank you.

NAMCOA® – Naples Asset Management Company®, LLC

 

May 15, 2022 DST Education Series B- Asset Classification Discussion

Editor’s note- this is part three of a ten-part series on the various asset types of DST offerings.

Part 3: Student Housing Asset Classification

By Al DiNicola, AIF®
May 15, 2022
DST 1031 Specialist
NAMCOA® – Naples Asset Management Company®, LLC
Securities offered through MSC-BD, LLC
 
Structurally many of the student housing buildings may resemble multifamily properties.  The Student Housing classification at one time was considered part of multifamily but because of the number of offerings student housing now commands its own classification.

Student housing, from an investment point of view, has provided stable returns especially in non-commuter schools.  Students need a place to live as well as keep the belongings they have moved out of their parents’ home. That is the big picture. Many advisers are bullish on student housing with sustainable occupancy.  The amount of student debt being taken on is another topic but suffice to say there is lending available for many students to go to school.

Over the years the stability of “universities & colleges” has been noted as an institution. These pillars of stability provide a path for many seeking higher education, social interaction as well as an avenue to showcase their talents as in the case of the athlete.  Two years ago, at the start of COVID there were many questions about the impact on private student housing locations as colleges were closing.

The colleges and universities were first to make a major statement with regards to the COVID pandemic.  One swift action taken was the NCAA March Madness tournament to be cancelled. Like all others in the country (and around the world) because of COVID we experienced new behavior in all facets of our lives.

What were the outlooks prior to COVID? The student housing sector has been one of the strongest investment sectors and there has been institutional money deployed in this sector. The DSTs that have been structured in specific locations have done well over the years. Not every college is a prime candidate for a private student housing property. (Many investors have utilized a 1031 tax deferred exchange with a DST as a replacement property). During recessions colleges and universities have seen an uptick in enrollment as people seek to obtain new skills.

Student housing has changed from the perspective of Animal House (the movie) to todays’ environment. There have been many product designs over the years and one plan that was popular was a four-bedroom unit with two bathrooms that would accommodate four students. This was a big step up from older campus housing with the bathroom at the end of the hall.  From a lease structure there are four leases with each individual student. Parents of the students would be required to sign on the lease (thus guaranteeing the lease or guaranteeing the bed lease).  This handles the potential eviction of one person or the exit of one student. When contrasting the parental guarantee vs. a typical multifamily rental there may be added comfort level for the investors.  Many of the parents who are guaranteeing the lease for their college student are backed up by one or more, six figure parental incomes and a 700 plus FICO score. If there was a 100-unit complex you may have 300 parental guarantees on the beds. Multifamily product references unit count Student housing references bed count.

In many universities the freshmen are required to live on campus in the dorms. First year of college is where most of the fall out or drop out occurs. (One of the big metrics colleges and universities use is the graduation rate of freshmen).  When students spend their freshmen year on campus there is a higher graduation rate). Student housing numbers will rise with increased enrollment but the increase with rentals will lag a year or so as the freshman move out of the dorms. The student housing markets have matured. Naturally, the locations within walking distance to campus is a plus. The other factor may be the type of colleges such as what is known as the Power Five schools. The physical location would also be important with destination campuses rather than commuter schools. Investors like stable, consistent occupancy, tax shelter, appreciation potential provided by student housing in well selected college locations.

So, what were the impacts from the COVID closings on student housing.  The initial reaction by many was student housing would be in the same position as hospitality with plunging occupancies. There was an interesting turn of events. The freshmen who were in the dorms were told to leave. While many may have gone home, they were faced with the challenge of what to do with their belongings.  Several self-storage facilities saw an increase in rentals.  Returning to their parents’ home was not an option for many and as a result there was an uptick in additional rentals in private student housing which were not forced to close. In addition, many students did not want to go home. If the students did go home, they wanted to return to college (or at least their off-campus apartment home). Colleges offered online classes to finish the semester. The private sector student housing management companies who were quick to respond with digital move in, face book page updates as well as increased bandwidth for WIFI did remarkably well.   If you were a student housing operator and you were behind the times in providing bandwidth, etc. that was a problem.  Many student housing communities provided study areas or rooms with the increased technology and including what was advanced technology for conferencing (Zoom meetings, green screens, etc.). Zoom has now become the norm in many daily activities. What became counter intuitive was when the school closed (or only offered classes online) parents were still on the hook for the rents.

Even with remote access to classes it was hard to replace brick and mortar experience. For schools who decide not to re-open some students transferred to other schools that provided the on-campus experience. Most all universities and colleges are back to normal in the post COVID environment. We will explore the anticipated Fall 2022 drivers.

Product design changes. What COVID did drive was the bedroom to bathroom parity requirement.  Meaning each bedroom requires its own bathroom.  This “de-densifying” requirement pushed students out of the dorms. Dormitories with four students sharing two bathrooms will be reduced to two students (in a four-bedroom unit) sharing the 2 bathrooms unless modifications can be made. In the older style dorms this will be even more of a challenge. The freshmen will need to seek off campus housing and add to the demand of private student housing.  The private sector may be at an advantage with the unit mix.  Many one-bedroom/one-bathroom units as well as two-bedroom/two-bathroom units will not be affected by the parity requirements. In the larger four-bedroom units that only had two bathrooms, the private sector had a solution.  The fourth bedroom may be converted into a high-tech bedroom and bathroom.  Converting the four bedroom two baths into three bedrooms and three baths became the solution.  Naturally, specific permitting and local jurisdiction will determine the process.

Campus visits are back to normal and rental lease ups for the 2022 fall semesters are in full swing. The outlook is encouraging.

FALL 2022 ENROLLMENT OUTLOOK: Record Application Numbers Reported Across US

Bolstered by escalating numbers of international students, interest in college attendance is higher than ever. Soaring past pre-pandemic levels. One sponsor believes the four-year, in-person experience is a rite of passage. Something both students and parents both see tremendous value. With more and more US high school students pursuing higher learning and even more international students seeking a US education, many sponsors believe this trend could lead to steady, sustainable incline in college enrollment.

  • UCLA – Nearly 150,000 applications (Source: UCLA newsroom)
  • Auburn has reported record 40,000 applicants (Source: oanow.com)
  • 31% increase in international applications (12% domestic) (Source: Common App Data Analytics)
  • 21% increase in underrepresented domestic minorities

DEMAND AND SUPPLY OF STUDENT HOUSING: What has changed? First of all, enrollment in degree-granting institutions in the US is projected to hit 19.8 million by 2025, representing a 2.6 million increase from 2017.

  • New student housing deliveries for 2021 reached the lowest total since 2009
  • Pre-COVID vacancy rates of US student housing remained considerably low between 2016 and 2019: 2016 (1.7%), 2017 (2.5%), 2018 (2.6%), and 2019 (2.3%)

Sources: Axiometrics and https://www.guide2research.com/research/student-housing-statistics (July 07,2020)

Technology & Security– What has also changed in security both inside and outside the properties.  For example, some offerings boast the latest technology to restrict access to only residents.  The Blue Tooth applications where students have access through their phones eliminate the need for keys and other entry systems. Cameras are being positioned in nearly every location to monitor assess to buildings, hallways, and common areas.  Security has become a major required amenity or a demand of parents and students.

Final thoughts on American Education. There has been a premium placed on a US education by foreign students (and by foreign parents). Restrictions that were placed on foreign students during COVID have been lifted. During COVID there was a loss of revenue for colleges since many of these students pay full tuition.  However, when the foreign students could not return during COVID this did permit colleges to accept more US students.  Colleges have demonstrated they can pivot easily. The private sector student housing developers and sponsors are increasing the attraction of the property with enhanced designs and amenities. Many of the offerings (structurally and amenities) rival the Class A Multifamily properties and if you did not know the property was student housing you would never know the difference.

Content for this article was obtained through communications with DST sponsors of Student Housing. Not all Student Housing locations are the same and may have different results. Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future.

DSTs are not for all investors. The acquisition of a DST is for accredited investors only. Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@namcoa.com.

This is not an offer to purchase or solicitation to purchase any security, as such be made only through an offering memorandum or prospectus. Investing in securities, real estate, or any investment, whether public or private, involves risk, including but not limited to the potential of losing some or all of your investment dollars when you invest in securities. You should review any planned financial transactions that may have tax or legal implications with your personal tax or legal advisor. NAMCOA, LLC is a Registered Investment Advisor, regulated by SEC (Securities and Exchange Commission).

Our corporate office is located at 999 Vanderbilt Beach Road, Suite 200, Naples Florida 34108. Securities Offered through MSC-BD, LLC, Member of FINRA/SIPC. 410 Peachtree Parkway Suite 4245, Cumming, GA 30041. MSC-BD, LLC and NAMCOA are independently owned and are not affiliated.

Thank you.

NAMCOA® – Naples Asset Management Company®, LLC

DST Educational Series B- Asset Classification Discussion

Part 2: Multi Family Asset Classification

By Al DiNicola, AIF®
Editor’s note- this is part two of a ten-part series on the various asset types of DST offerings.
May 10, 2022
DST 1031 Specialist
NAMCOA® – Naples Asset Management Company®, LLC
Securities offered through MSC-BD, LLC

When multifamily asset class becomes a topic of discussion there is a lack of formal definition of the variations of multifamily assets.

Multifamily loosely defined would include apartment complexes. These are multi story buildings from two stories to multi story buildings as well as repurposed buildings.  These may be in suburban locations, an urban location, or the edge of urban locations. The construction of the buildings may be purpose built or a conversion of an older building. The conversion of older buildings to multi-tenant dwellings are appearing in cities as property owners may be repurposing the asset.

For example, in cities like Philadelphia a warehouse along the waterfront may be converted into residential flats. In certain cities there may be special tax abatement or incentives to redevelop. Recently we placed an investor in a multifamily property that had a twenty-year tax incentive.  Not all locations can be guaranteed this special situation.

The properties may also be separated into a classification or grading system from Class A (highest), Class B, C & D.  The grading may be subjective in nature depending on who is making the evaluation.  Sponsors of Delaware Statutory Trust (DST) will conduct due diligence into the various properties. It becomes very important to understand the underlying principles that create the risk / return profiles of the opportunities prior to acquisition. There may also be a fine line between the asset classification.  Sponsors, Investment representatives as well as investors need to be objective in evaluating the criteria and offerings.

The Class A properties will normally have similar qualities. These qualities may be the physical locations with access to good schools, shopping, and other geographic assets.  Normally these properties can generate the highest rents in the submarket. The construction may be more recent (built with the past 10 years) and there may be little deferred maintenance.  The word luxury is used often (maybe too often). However, this may be draw for high-income tenants.

The Class B properties are still very functional and useful and a step down from Class A.  The age may be older (built 10-30 years ago typically).  The properties may be in need of maintenance and potentially have need of interior upgrades as well as exterior amenities. Because of these factors rents will be at mid-level.  However, there may be upside potential for sponsors. The upside may be created as a result of interior finish packages being installed that may create rent increases.

The Class C properties may be an option for renters who rent out of necessity.  The term work force housing occasionally comes up in this discussion.  The properties tend to be older, build 30-50 years ago.  With properties built that long ago there may be obsolescence either in the floor plans, HVAC, ceiling heights and other outdated physical aspects. The tenant base may also be lower income (paycheck to paycheck). These properties may be a great opportunity for value-add strategy.  The caution would be the extend of additional capital required to elevate to class B.  The physical location of the property may warrant a full investigation.

Class D properties once again are older and may include very low-income housing. Unfortunately, the location may be in higher crime areas. These areas also have additional requirements for security and increased maintenance. The vacancy rate and turnover may also be a concern for investors.

Each of the asset classes have a different risk profile. When DST sponsors are seeking properties for acquisition and ultimate packaging for individual investors the Class A and potentially Class B become the low hanging fruit so to speak.

Recent Activity
Recently there has been a compression of cap rates on the Multifamily asset.  Prices of the properties have escalated over the past year as individual investors as well as institutional investors seek out properties to add to their portfolios.  Multifamily properties have been the first choice of investment option for a variety of reasons.  There are many reasons for the appeal of this asset class. Individual investor may be interested in smaller properties that contain less than 20 units.  For an active ”hands-on” investor this may be manageable.

Typically, larger institutional investors look for projects that contain higher number of rental units.  Projects that have over 200 units (an upwards of 400 units) are preferred.  In addition, DST sponsors may package several complexes to offer assets that contain 800 units.  The dynamics of multiple units all with different lease expiration dates enable the property managers to respond to market rate increases.  The rental increases may only happen once per year on the renewal or on the turnover when a renter moves out. The property managers have the responsibility to minimize the down time and release the property. DST are passive investment that enable the individual investor to enjoy the benefits of ownership without dealing with property management, lease renewals, or capital improvements.

Each property may have unique features that may add to the overall appeal of the property.
The overall size of the property may be an advantage.  Technology has increased the ability for property managers to handle larger numbers of units.  When COVID occurred the management companies who embraced the electronic entry and digital lease and online application increased efficiencies.  The product mix meaning the numbers of studios, one bedroom, two bedrooms and potentially three bedrooms may be different depending on the market.  In urban areas the need for smaller units may be greater than suburban locations. When you look at a matrix of the DST offerings the majority of units are one and two bedrooms.

The community amenities could separate one asset from another.  Here is an example from one closed DST offering. Please note this not to represent what all Multifamily properties contain. “Community amenities may include a designer clubhouse with complimentary gourmet coffee bar; a workspace with private, fully supplied offices, dedicated coffee bar and conference room; resort-style pool with sun shelf and poolside cabanas; a state-of-the-art 24-hour fitness and yoga/cross training center with fitness on-demand kiosk; weekly onsite fitness classes; community iMac and resident printer station; a 24-hour access-controlled package room; multiple outdoor grilling stations; Wi-Fi access throughout the clubhouse and common areas; a family hangout and kids play area; valet waste and recycling; a social room with poker table and shuffleboard; an outdoor pavilion with lounge seating and a ping pong table; a fenced pet park; a pet spa with multiple wash stations and a grooming table; car charging stations; outdoor courtyard with hammocks and firepit; controlled access gated community; 24-hour onsite community market; private garages and storage; and elevator access”.

The physical location of the property may be another important feature.
Many potential tenants want to know how close the shopping is, restaurants, employment opportunities, school quality and proximity, and other external amenities.

There may also be regional features such as a highly educated population of residents within a certain radius on the property. Having an educated workforce may assist companies looking to relocate which in turn could bring an increase of jobs which benefits the overall community.

One of the metrics some real estate professionals use what is known as the Yardi Matrix© which identifies long term occupancy in the property’s submarket. This is not the only element of evaluation but may indicate stability in the marketplace.

The sponsor’s experience may also be a competitive advantage.  The overall question regarding the sponsor may be do they specialize in acquisition development, management and reposition if real estate investment assets.

We will expand on other asset classes in future sections of the Educational Series B DST Asset Classifications. The next topic of discussion will be Student Housing.  This is similar in many ways to Multifamily and at one time was a subsection of Multifamily.

DSTs are not for all investors. The acquisition of a DST is for accredited investors only. Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@namcoa.com.

This is not an offer to purchase or solicitation to purchase any security, as such be made only through an offering memorandum or prospectus. Investing in securities, real estate, or any investment, whether public or private, involves risk, including but not limited to the potential of losing some or all of your investment dollars when you invest in securities. You should review any planned financial transactions that may have tax or legal implications with your personal tax or legal advisor. NAMCOA, LLC is a Registered Investment Advisor, regulated by SEC (Securities and Exchange Commission).

Our corporate office is located at 999 Vanderbilt Beach Road, Suite 200, Naples Florida 34108. Securities Offered through MSC-BD, LLC, Member of FINRA/SIPC. 410 Peachtree Parkway Suite 4245, Cumming, GA 30041. MSC-BD, LLC and NAMCOA are independently owned and are not affiliated.

Thank you.

NAMCOA® – Naples Asset Management Company®, LLC

Educational Series B- DST Asset Classification Discussion

Editor’s note- this is part one of a ten-part series on the various asset types of DST offerings.
Part 1: Asset Overview.

By Al DiNicola, AIF®
May 5, 2022
DST 1031 Specialist
NAMCOA® – Naples Asset Management Company®, LLC
Securities offered through MSC-BD, LLC

At times there may be difficulty in connecting the terms or words Delaware Statutory Trust (DST) to the underlying asset that may comprise the investment portfolio. DST Assets are the same as commercial asset classification. Part of the disconnect may be with the words “trust” and then when you layer in “Delaware” and the word “statutory” it evokes an aurora of confusion sorting through the structure.

The DST structure started around 2003 when an investment real estate company from Chicago (name available upon request) petitioned the IRS to create another structure of fractional ownership other than the Tenants in Common (TIC). The intention of the petition was to create a structure that may limit the financial exposure for the individual investors. There are many differences between the TIC structure and the DST structure. TIC structure has investors personally responsible for any debt associated with the real estate. The DST structure includes non-recourse debt to the investor. The other component of the DST is an increase in the number of potential investors from thirty-five to a larger number.  A larger number of investors increases the amount of potential funding.

In a TIC environment to purchase a $35 Million asset each investor would need to contribute $1 million each. With an expanded investor pool the DST sponsor may have the ability to raise the same $35 Million but offering would include many more investors at a lower investment threshold. Lower threshold may limit individual investor exposure. A lower threshold may also satisfy the needs of smaller investors seeking to complete a 1031 tax deferred exchange. TICs are still available as a 1031 solution but may not be the first solution for a 1031 exchange utilized for many reasons. We will cover the differences between the TIC structure and the DST structure in detail in another writing.

Investors who have invested in commercial real estate over decades now are more than tipping their toe into the waters of Delaware Statutory Trusts. In 2021 nearly $8 Billion have been in alternative real estate which was more than the previous two years combined. 2022 may exceed the record-breaking year of 2021. Many of the same investment criteria used by investors on traditional real estate acquisitions are used for evaluating a DST investment. In a previous Educational Series, we covered many aspects of the DST structure.

Since the twenty-year evolution of DSTs there have been as many as seventy sponsors of DST at one time prior to the great recession.  Currently there are approximately 35-40 sponsors with a variety of types and styles of offerings. DSTs may also be found in various locations throughout the USA. Some types of DST may be referenced as the asset class. The asset may be in an individual location or include multiple locations if the offering is structured as a portfolio. The portfolio may be within one state or in different states. At any given point in time there may be $500 Million of available DST equity to a Billion dollars of equity.  We track most of the major sponsors (potentially 25-30) at any given time. Tracking becomes somewhat of a constant monitoring on an ongoing basis. A sponsor with $15 Million of equity may last just a few weeks and the remaining balance can be acquired by a few larger cash and/or 1031 exchange investors. Larger offerings (above $50,000,000) may be available longer simply because of the offering size.

Overall asset classes as mentioned previously are the same as traditional real estate ownership.

  • The list would include Multifamily (most often apartments), and all the former subsets of multifamily that include student housing, senior housing, single family rental communities, and manufactured housing communities.
  • The industrial sector may include distribution centers as well as the popular last mile distribution centers.
  • Operating companies such as manufacturing companies (some credit rated public companies) may offer triple net structures.
  • There are medical office buildings (MOB) that are small to medium size and may include portfolios.
  • Necessary retail that may be large facilities may include such recognizable names as Wal Mart neighborhood centers, Cabala’s Bass Pro Shops, etc.
  • Self-storage facilities offer single sites as well as portfolios.
  • The office sector may be structured as a typical DST with a distribution stream or other structures offering special benefits to satisfy investor needs.
  • There is a new subset of office called Life Science.

The DST offering maybe an all-cash investment or may be structured as a leveraged offering. All cash investment eliminates the risk of foreclosure of the property. Many investors do require some leverage to comply with the 1031 tax deferred exchange rules. Other investors enjoy leverage to increase the return potential. The Loan to Value (LTV) will be disclosed within the Private Placement Memorandum (PPM). LTV may range from 0% (all cash) to as high as 85% in what is specifically designed as a Zero Coupon Offering.

Frequently we recommend to investors to consider diversifying their holdings by asset class, and geographic locations.
This naturally depends on how much cash is allocated to the investment or the amount of the 1031 proceeds that need to be reinvested. Typically, the minimum investment amount is $50,000 for cash investors and $100,000 for 1031 tax deferred exchange investors. Identifying the assets for cash investors typically is easier. Cash investors are ready, willing, and able to submit paperwork to secure their investment. 1031 Exchange investors may be limited by the closing date of the property they are selling. Prior to the 1031 investor closing on their relinquished property there may be review and due diligence perform on the potential asset.

However, many sponsors may want the 1031 investor to be “in cash” prior to submitting paperwork that reserves a position or portion of the sponsor’s DST offering. In cash means the 1031 investor has closed on their relinquished property and the qualified intermediary (QI) has the proceeds of the closed relinquished property. Thus starts the critical 45-day identification period. This may be a stressful period of time.  However, with some pre planning on asset classes and underlying needs and suitability criteria, we hope to provide viable options for the investor. Options change depending on the current inventory of DST available at any given point in time.

We will expand on all the asset classes in future sections of the Educational Series B DST Asset Classifications

DSTs are not for all investors. The acquisition of a DST is for accredited investors only. Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@namcoa.com.

This is not an offer to purchase or solicitation to purchase any security, as such be made only through an offering memorandum or prospectus. Investing in securities, real estate, or any investment, whether public or private, involves risk, including but not limited to the potential of losing some or all of your investment dollars when you invest in securities. You should review any planned financial transactions that may have tax or legal implications with your personal tax or legal advisor. NAMCOA, LLC is a Registered Investment Advisor, regulated by SEC (Securities and Exchange Commission). Our corporate office is located at 999 Vanderbilt Beach Road, Suite 200, Naples Florida 34108. Securities Offered through MSC-BD, LLC, Member of FINRA/SIPC. 410 Peachtree Parkway Suite 4245, Cumming, GA 30041. MSC-BD, LLC and NAMCOA are independently owned and are not affiliated.

Thank you.

NAMCOA® – Naples Asset Management Company®, LLC

Cash and 1031 Proceeds Seeking Placement

April Landscape Summary “Cash and 1031 Proceeds Seeking Placement”

BY Al DiNicola May 10, 2021

After an outstanding beginning of 2021 with a reported $1.5B of equity placed with DST sponsors, some advisors felt as though the velocity was left over from 2020.  2020 is so far in the rear-view mirror and now investors may wonder how to position their real estate assets for the future.  There are a few concerns for investors with regards to selling their property especially when the task of locating a replacement property seems overwhelming.  The DST sponsors are securing additional properties to facilitate what may be the biggest year in DST equity investment.  Based on an outstanding first quarter and continued investment in April the industry may well move over the $4.25B equity investment mark. Considering that most DST have a debt component by design (average of 50%) that would indicate $8.5B in DST purchases.  Mountain Dell Consulting reports the outstanding success in a variety of asset classes.

  • The top three equity raised for Q1 2021 are: Multifamily $600M (51.24%); Industrial $178 M (15.23%); Retail $166M (14.21%). Multi family tends to lead the pack for a variety of reasons. MF has been the preferred asset class and also has the largest supply of properties.  The Industrial sector with the distribution centers is much sought after but there is limited supply.  The retail asset class consists of necessary retails grocery, neighborhood drug stores and larger properties including kidney centers and neighborhoods discount stores.
  • Multi-manufactured housings asset class is a new separate asset class (was split out from Multifamily) and raised $60M. Look for more institutional money purchasing manufactured home parks in southern states as long-term ‘mom and pop’ owners sell.  Self-storage continued with a limited number of offerings and raising $54M. Surprisingly, Office raised nearly $50M.
  • Office medical is starting to rebound with $31M. The Multi Senior Housing $17M and Multi Student Housing $9M. All of these asset classes were affected more than other with COVID.  Accessibility to due diligence as well as limited new supply on the market may be corrected in the near future. One note on Student Housing would be to monitor the increase in enrollment in colleges as a return to normal may boost enrollment.
  • These are all first quarter results. 2021 is shaping up to be a “fast and fluid” year form the standpoint of equity or cash being available.  Cash from sponsors to acquire properties and proceeds from 1031 investors and straight-out cash investors.

However, there is an investment elephant (or donkey) in the room.  As many investors understand there are discussions on what President Biden may or may not due with regards to raising the necessary capital to pay for his programs.  Over the past years the 1031 tax deferred exchange (not a loophole) has been the subject of modification and even thoughts of elimination. President Biden has also floated and proposed the idea of doubling the capital gains tax, eliminating the step up in basis upon transfer upon death to the heirs as well as a few other potential eliminations including raising the top tax bracket. Many of these programs have a dollar amount of either gains, profits or other exclusions for certain income earners.  Family businesses and farmers may also have special exemptions. We will continue to write about these items in future articles.  DSTs may provide diversification and restructuring of investor assets to fall under the projected dollar amounts. The good news are these unknows as well as how the red-hot real estate markets in many parts of the country are leading property owners to become sellers.  The rationale is to sell now, lock in profits, seek replacement properties and hopefully be grandfathered in on the current tax situation.  DSTs are becoming the new alternatives because of the tax favored returns as well as the turnkey solution the provide. Commercial real estate brokers are recommending the DST as the replacement solution for their sellers.  Commercial Real Estate brokers are not able to offer a DST unless they have the necessary qualification and security license. Property owners are becoming sellers and there is a buyer ready to close.  Investors should always consider their alternatives and DST are not for all investors and you must be an accredited investor to purchase a DST.

Once a property owner close on their property being sold and the qualified intermediary is holding the sales proceeds then the “fast and furious” 45 days starts to identify properties. A strategy may be to have a conversation with an investment adviser two to three weeks ahead of the closing on the real estate being sold.  This could line up a potential asset class and a few options to consider.  The DST are tracked similar to real estate as Days on Market (DOM).  In 2020 the median DOM was 164 days across all asset classes.  In 2021 the medium DO is 75 days.  Naturally certain assets with smaller offerings (under $20M) may only last a week or so.  While other larger offerings $150M may take longer to be subscribed. We, as advisors, track the DST offerings continuous can make recommendation on potential position, diversification, and geographic locations. We also balance the necessary cash reinvestment (being held by the QI) as well as securing the balance of debt (if applicable) as required by the 1031 deferred process.

April was an outstanding month for DST investment and as we move into May and the Summer the key will be available DST offerings to satisfy the surge in demand from cash investors and 1031 Exchanges.

DSTs are not for all investors.  The acquisition of a DST is for accredited investors only.  Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031 Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@dst.investments.

Any information provided has been prepared from sources deemed to be reliable but is not guaranteed to be a complete summary or statement of all available data necessary for making an investment decision. Past performance is not a guarantee of future results. Price and yield are subject to daily change and as of the specified date. Any information provided is for informational purposes only and does not constitute a recommendation.  DST 1031 consulting advisory services may be offered through: NAMCOA® – Naples Asset Management Company®, LLC | 999 Vanderbilt Beach Rd, Suite 200 | Naples, FL 34108.  Direct:  239-691-8098

www.NAMCOA.com  Firm Brochure (ADV2)    Securities may be offered through MSC-BD, LLC, Member of FINRA/SIPC.  CRD #142927.  NAMCOA® and MSC-BD, LLC are Independently owned and operated.

December Year End Will Experience a Flurry of Activity

Al DiNicola

December 5, 2020

It has been stated so many times this year that 2020 is a year like no other with many factors. These factors include many effects from COVID issues, business uncertainty, shifts to working at home (rather than being in the office), parents assisting children with at home classroom, and the overall economic changes the country and the world is dealing with this year. In addition, there is a change in the political scene and climate in Washington.  At the same time there are sectors of the economy that has responded to the challenges and created opportunities.  The online economy and the delivery process of all the in-home shopping has energized certain businesses.  The end of the year traditionally creates a push or rush to settle certain tax and investment positioning continues to be a goal among investors, buyers and sellers.  The Delaware Statutory Trust (DST) environment will be no different.

Sponsors, working with financial advisors representing investors, have secured reservations and indication of interest in many assets

and properties.  These assets may represent single properties or may be portfolio of assets (from 2 properties to nearly 20 properties).  The assets that may be smaller offering, under $20MM may have a shorter “runway” for potential investors.  Runway meaning how long an investor may have to identify and ultimately close on an identified property. Larger offerings, over $50MM provide longer periods of time.  This longer period of time may assist investors who are engaged with a 1031 tax deferred exchange especially if the investor is anticipating on closing and not within their 45-day identification period.  Cash investors or 1031 investors who are already “in cash” do have an advantage with the ability to close.  In Cash references the 1031 funds are already being held by a Qualified Intermediary (QI).

The multifamily sector continues to have the largest availability for investors.  If we look at a total of twenty DST offerings 10-12 may be multifamily. The balance is comprised of industrial/distribution center, senior housing, student housing, medical, necessary retail and manufactured housing. The multifamily sector continues to have great appeal to many investors especially in the geographic regions that continue to see increased population such as Texas, Nevada, Tennessee and Florida. There are specific examples of infill locations that may be considered trophy locations. When multifamily dominates the offering selection there are the occasional high demands for other asset classes such as industrial/distribution. Many of these offerings are associated with the “Amazon Factor”. This factor represents the supply chain associated with the online shopping increase. The online increase not only was evident before the COVID with a shift away from the shopping center or mall experience, but also with the COVID restrictions.

The interaction between the sponsors and financial advisors is critical for obtaining the right asset for the inve

 

stors. Sponsors who are preparing to close on the initial acquisition of the property by year end will see continued interest not only by year end but moving into 2021. There will be a push to close as many cash positions as well as completing the 1031 exchanges.  Currently 1031 exchangers anticipating closing on their “down-leg” (property they are selling) in December, may seek to have a quick turnaround and close on their “up-leg” (replacement property) by year end. While this is possible it requires financial advisors identifying the best replacement solution that have available equity.  Especially with the ability for the spo

 

nsors’ closing department having the capacity to handle all the paperwork necessary for completing the transaction.

Sponsors have also been able to communicate to the financial advisors of upcoming releases.  Recently we were fortunate to position investors with specific requested assets prior to the actual release of the assets. This was done with indication of interest or reservations. This helps the cash investors but more importantly the 1031 exchangers with knowing the replacement property. Frequently investors contemplating selling their real estate holdings may resist not knowing what property will replace their current real estate.  The DST has provided an easy path to solving the replacement property dilemma

2020 will go down as an unusual year.  What will remain constant will be the success the sponsors and investors have experience.  Sponsors will report an outstanding year in volume of equity invested as well as the value of real estate that has been sold.  We have enjoyed prov

 

iding the monthly landscape update on the DST markets. We also appreciated all those who have engaged in conversation with us sharing your questions as well as encouragement.

DSTs are not for all investors.  The acquisition of a DST is for accredited investors only.  Contact your investment adviser for additional details on how a DST may be a solution to your 1031 Exchange and suited for your investment future. For more information on how to properly set up an IRC 1031 Tax Deferred Exchange or if you are an accredited investor and would like additional information on a DST contact Al DiNicola at 239-691-8098 or email adinicola@dst.investments.

This is not an offer to purchase or solicitation to purchase any security, as such be made only through an offering memorandum or prospectus.  Investing in securities, real estate or any investment, whether public or private, involves risk, including but not limited to the potential of losing some or all of your investment dollars when you invest in securities. You should review any planned financial transactions that may have tax or legal implications with your personal tax or legal advisor.   DST Investments, LLC is a Registered Investment Advisor, regulated by SEC (Securities and Exchange Commission). Our corporate office is located at 999 Vanderbilt Beach Road, Suite 200, Naples Florida 34108. Securities Offered through MSC-BD, LLC, Member of FINRA/SIPC. 410 Peachtree Parkway Suite 4245, Cumming, GA 30041