Market Insights

Everything we do is underpinned by proprietary analytical tools and methodologies – then battletested by an in-house team of research analysts and real estate capital market experts. We believe that this combination provides Amherst Capital with an information advantage and differentiated perspective into the fundamentals driving performance. 

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  • National single-family home prices maintain solid growth: Las Vegas is heating up, while Dallas is cooling down

    Commentary – June 2018
      o US housing market grew at a solid 5.3% Y-o-Y in April 2018 according to Amherst Home Price Index.
      o Overall, US single family price growth has significantly lagged the post-crisis recoveries witnessed in equities and commercial real estate. The pace of new single family housing construction remains anemic by historical norms even as we expect greater demand from more millennials entering family formation ages in the coming years. We remain optimistic on the US home price growth for the foreseeable future.

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  • Rising rates unlikely to be the death knell for commercial real estate growth

    Commentary – May 2018
      o Despite a steadily growing economy, commercial real estate (“CRE”) investors cannot ignore rising interest rates and their effect on CRE
      o Higher interest rates not only increase borrowing costs and return hurdles, but could potentially also reduce property values
      o Historically however, rising rate environments have coincided with higher economic growth and less restrictive lending conditions and therefore higher CRE prices
      o In addition, capitalization rate (“cap-rate”) spreads have room to compress in some markets, and net-operating income (“NOI”) growth can offset the effects of rising cap- rates on CRE prices
      o Long-term leased, stabilized property valuations are most exposed to rising rates, particularly in expensive regions
      o Rising rates may also slow equity returns, but we believe senior debt should be protected as long as steady growth continues concurrently. In particular, senior debt backed by transitional properties may hold up better in a rising rent and rate environment
      o While higher rates may slow returns, particularly for CRE equity investors, a change in underlying market fundamentals would be a greater concern for the overall market

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  • An update on institutional single-family rental activity – 2017/2018 U.S. market trends support long-term growth & opportunity

    Commentary – April 2018
    In 2017, the single-family rental (“SFR”) asset class made further progress towards being widely-recognized as an institutional investment – some of the key takeaways and market trends addressed in our commentary article include:
      o Increasing capital flows
      o Consolidation across large institutional owners
      o GSEs launch pilot deals backing SFR

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  • ‘Retail Apocalypse’ wreaking havoc on shopping mall across the U.S. – but which malls fail is no surprise

    Commentary - March 2018
    Retail malls have seen significant distress from store closures as part of the ‘Retail Apocalypse.’ However, which malls fail is not random – in this article, we examine the viability of malls nationwide. When evaluating U.S. cities with more than 10 retail malls, we found that San Francisco, Chicago, New York City, Seattle and Dallas to be the “strongest” cities for malls. The weakest cities: Orlando, Las Vegas, Charlotte, Tampa and San Bernardino.

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  • Single-family housing supply tightest in 20 years, expected to get worse

    Commentary - February 2018
    Single-family housing shortage has led to the tightest months supply since 1999. Adding to the shortage, new construction has failed to rebound post GFC. In this article, we find that demographic trends based on stages of life among millennials who are living longer and likely to downsize later, will likely worsen this shortage in the coming years.

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  • HQ2’s Prime Effect on Local Housing Markets

    Commentary - January 2018
    Amazon, Inc. – which is looking to build a second headquarters (HQ2) – announced the 20 finalist markets on January 18, 2018. Amazon’s decision carries with it fascinating economic implications, as the company claims its HQ2 will bring 50,000 jobs to the selected area.

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  • 2018 Market Outlook - U.S. Real Estate

    Market Update - December 2017
    This paper examines real estate market fundamentals and four key themes to watch in 2018.

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  • U.S. Single Family Rental - Institutional Activity in 2016/2017

    White Paper - August 2017
    Our November 2016 white paper, "U.S. Single Family Rental—An Emerging Institutional Asset Class" examined single family rentals (“SFR”) as an institution-owned, long-term commercial real estate (“CRE”) asset. It broadly discussed the U.S. housing market and single family rentals, and examined drivers behind the growth of single family rentals, and in particular, institutional SFR. This paper updates that analysis, and takes a closer look at more recent (2016–2017) activity in the Institutional SFR space.

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  • Transitional Lending - The Sweet Spot in CRE Investing

    White Paper - March 2017
    This paper examines the risk-reward associated with investing in stabilized/non-stabilized CRE, and argues that low leverage loans backed by transitional properties are the sweet spot for CRE investing in the current environment.

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  • U.S. Single Family Rental - An Emerging Institutional Asset Class

    White Paper - November 2016
    Single-family suburban homes have been the mainstay of the U.S. housing market since the post-World War II automobile boom. However, as mortgage credit availability became scarce and homeownership plummeted following the financial crisis, the demand for single-family homes manifested itself in the form of rentals — amplifying the opportunity in the single-family rental (“SFR”) space. This paper examines single-family rentals as an institution-owned, longer-term commercial real-estate (“CRE”), much as apartment and office REITs are viewed.

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