Generating Multifamily Alpha
NPRC seeks to achieve greater than market average rental rate and net operating income (“NOI”) growth across its multifamily portfolio. We believe generating alpha in value-add multifamily real estate investments depends on executing effectively across several key variables, including rent and occupancy optimization, operating expense efficiencies, value-enhancing exterior and common area upgrades, unit interior improvements, debt optimization, and selective market and submarket positioning.
The NPRC multifamily portfolio had $208 million of in-place run rate annualized NOI as of the date of investment of each property investment. NPRC has generated approximately $48 million, or 23% of annualized NOI growth through June 30, 2024. Notably, 68% of the $48 million of NOI growth is attributed to alpha generation, delivering a substantial premium return compared to the overall market growth.
When evaluating track records, realized returns don’t tell the full story. The table below illustrates hypothetical returns for two deals purchased at the same cap rate with identical financing terms. Deal A achieves a 16.0% IRR and 2.0x multiple through operational skill while deal B relied on luck. Compressing cap rates can cover a multitude of operational missteps.
We believe well-conceived post-closing value-add strategies offer the potential for relatively higher total returns and provide a hedge against a deterioration in macroeconomic conditions, including a margin of safety for increasing cap rates.
Note: Deal A and Deal B hypothetical returns assume a 5.5% cap rate and fixed rate (interest only) over a 5-year period.
Disclosures
Not an Offer or Solicitation: This is for informational purposes only and is not an offer or solicitation to purchase or sell any financial instrument or service to any person in any jurisdiction. This is not intended to be construed as investment advice, an investment recommendation, investment research, or a recommendation about the suitability or appropriateness of any security, commodity, investment, or particular investment strategy. Reliance upon this information is at the sole discretion of the listener and the listener should consider the investment objectives, risks, charges, and expenses of any investment carefully before making it. This is intended to be shared as National Property REIT Corp. (“NPRC” or “We”) brand awareness and illustrate NPRC’s role in owning and operating real estate in the market segments discussed herein.
Unless otherwise mentioned, the views, opinions and/or beliefs contained herein are those of NPRC employees. Other past or present NPRC employees, or other past or present employees of NPRC’s affiliates, may not necessarily share the same views, opinions and/or beliefs of present NPRC employees, and may not make, or may not have made, the same decisions regarding the ownership, operation and financing of real estate in the market segments discussed in herein. These views, opinions, beliefs, estimates and projections are made in relation to the facts known at the time of preparation and are subject to change at any time without notice. DO NOT RELY ON ANY OPINIONS, BELIEFS, PREDICTIONS OR FORWARD-LOOKING STATEMENTS CONTAINED HEREIN. Certain statements made throughout this information may be “forward-looking” in nature. Forward-looking statements may be identified by the use of terminology including, but not limited to, “may,” “will,” “should,” “expect,” “anticipate,” “target,” “project,” “estimate,” “intend,” “continue” or “believe” or the negatives thereof or other variations thereon or comparable terminology. Due to various risks and uncertainties, actual events or results may differ materially from those reflected or contemplated in such forward-looking information. As such, undue reliance should not be placed on such statements. There can be no assurance that any trends discussed during this presentation will continue and neither NPRC nor any of its affiliates has any responsibility to update this presentation to account for such changes. Certain information contained herein may have been obtained from third party sources. Although NPRC believes such sources to be reliable, NPRC makes no representation or warranty, expressed or implied, with respect to the accuracy, reasonableness, or completeness of any of the statements made during this presentation, including, but not limited to, statements obtained from third parties.
A number of factors may prevent each of NPRC’s properties from generating sufficient net cash flow or may adversely affect their value, or both. These factors include, but are not limited to, national economic conditions, regional and local economic conditions (which may be adversely impacted by plant closings, business layoffs, industry slow-downs, weather conditions, natural disasters, and other factors), local real estate conditions (such as over-supply of or insufficient demand), changing demographics, perceptions by prospective tenants of the convenience, services, safety, and attractiveness of a property, the ability of property managers to provide capable management and adequate maintenance, the quality of a property’s construction and design, increases in costs of maintenance, insurance, and operations (including energy costs and real estate taxes), changes in applicable laws or regulations (including tax laws, zoning laws, or building codes), potential environmental and other legal liabilities, the level of financing used by NPRC in respect of its properties, increases in interest rate levels on such financings and the risk that NPRC will default on such financings, each of which increases the risk of loss, the availability and cost of refinancing, the ability to find suitable tenants for a property and to replace any departing tenants with new tenants, potential instability, default or bankruptcy of tenants in the properties owned by NPRC, potential limited number of prospective buyers interested in purchasing a property that NPRC wishes to sell, and the relative illiquidity of real estate investments in general, which may make it difficult to sell a property at an attractive price or within a reasonable time frame.
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