The current 10 years treasury rate is 5.1 percent; Cap Rates on San Francisco office buildings are running around 5.5 percent.
On the one hand, rents rise, meaning that the expected IRR on a San Francisco office building is higher than 5.5; on the other hand, buildings depreciate and need to be recapitalized, meaning that net stablized net cash flow growth will be less than market rent growth. While office rents in San Francisco rose smartly last year, they had been stagnant for serveral years before, and office buildings always have the potential for substantial vacancy. So would I buy an office building at a 40 basis point spread over Treasuries? I don't think so...
The good news: 10 years Treasuries are now at around 4 percent. The bad news: see web.mit.edu/cre. Commercial real estate values are falling. Just what we need.
2 comments:
Small error. That URL for MIT should be:
http://web.mit.edu/cre/
Corrected.
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