Archive for Real Estate News
Lessons Learned From Iceland
Posted by: | CommentsGreetings from New Mexico….
Check out the latest from my friend Brandon Saylor ………
Officially, the Great Recession started in December 2007. There is a lot of blame to go around for the causes that precipitated the Greatest Recession. Some of the responsibility goes to the politicians. Politicians and the banks sought deregulation of the banking and investment banking industries. In 1999, the Glass-Steagall Act was repealed with bankers and politicians believing that they were too smart to outwit another depression. They got their wish after deregulation and absolutely neglected the lessons from the Great Depression.
Maybe it was the toxic paradigm that home prices would never go down and persist upward eternally. Easy credit caused increased speculation and people began buying several houses or houses they could not afford. Mortgage companies had relaxed lending standards and were therefore unconcerned with the credit worthiness of the buyers because most sold their mortgages in the secondary market.
Maybe it was the rating companies Moody’s, Standard and Poor’s and Fitch. Their job was to properly rate securities relative to risk. They stamped the highest and most secure AAA rating on toxic mortgage backed securities assets on which mortgage insurance had been purchased from AAA rated Insurance Companies.
It is clear multiple culprits were responsible. By the fall of 2008 it became evident there were formidable troubles as housing prices continued to fall and more and more people who now owed more against their homes than those homes were worth. Defaults and foreclosures were rising well beyond what the models had predicted, and it was way beyond the worst case scenario. This economic freefall sent shockwaves across the globe. No country was immune to the destruction. Banks started to have severe capital and liquidity problems as home prices fell and their mortgage backed securities dramatically sank in value. The banks were in jeopardy of running out of money.
Countries across the globe took different measures to address the credit crunch. Most resorted to bail outs and to this day many countries are still dealing with the repercussions. Between TARP (Troubled Asset Relief Program), bank bailouts, auto bailouts and 3 stimulus packages the total price tag for the United States reached $1.4 trillion (that we know about). Much of this money will never be recouped. Not to mention the $1.4 trillion investment yielded an agonizingly sluggish recovery with unemployment still years later of 14.9% (U6), trillions of dollars in debt, a credit rating downgrade of US Treasury Debt (first time in history) and a projected GDP for 2012 of an anemic 2%.
What should the United States government have done differently? We were told the bailouts were the only option to prevent a worldwide 1929 style depression. Iceland took a different approach. Just like the United States in the early to mid 2000s, Iceland benefited from nearly a decade of robust economic growth. The country’s three largest banks Glitnir, Kaupthing and Landsbanki went broke within weeks of each other after the collapse of Lehman Brothers and Bear Stearns.
What set the Icelandic government apart from most governments in the world is they declared that the government would only rescue domestic bank account holders. They were not going to save the banks or any other industry. The free market would correct itself. And, instead of attempting to prop up its currency, Iceland let the value of the Krona devalue. It also enforced capital controls to thwart money from leaving the country.
Make no mistake this was an audacious effort for the Icelandic government. Iceland still took a beating. From the peak in the third quarter of 2007 to the low in the second quarter of 2010, the economy contracted by 14.3%. The decrease in the value of the Krona slingshoted inflation up to 19%. Slicing real wages through inflation meant that unemployment rate climaxed at 7.6% in 2010 lower than any of the peripheral European countries, and even the United States. The collapse of the banks demolished domestic stock markets. On August 17 2007 the stock market peaked at 8,238. By March 13 2009 just over 18 months later it grasped a low of 379.93 a plunge of more than 95%. Prime Minister Geir Haarde asked for God’s support. Protesters packed the streets in retribution for not bailing out the banks. Years later Geir Haarde is currently facing charges and may possibly be jailed if found guilty of “gross negligence in failing to prepare for the impending disaster.” He is rejecting the allegations. His fate will be determined later this year.
This economic freefall sounds excruciating and I am sure if you ask any local residents they would agree. But once Iceland hit bottom the markets began to change and rather quickly. GDP expand on average rate of 6.9% since the second quarter of 2010. Three years later, the unemployment rate has fallen considerably. Tourism has improved by leaps and bounds. The government lucratively raised money from investors in the summer of 2011 for the first time since the disaster.
Arguably just as important, the result of not bailing out the banks has destined the debt to GDP levels peaked at a high but acceptable level of 100% of GDP, and are projected to recede. By contrast, the United States and many other European counties are facing higher than 100% GDP ratios because of the colossal money spent on bailouts. The Greek bailout deal is hoping to achieve a debt to GDP ratio of 120% by 2020 and that’s the best case scenario. Right now the debt/GDP ratio of Greece is 166%.
The lessons learned from Iceland are incredibly powerful and simple. In the heat of the moment I believe decision makers want to believe that fiscal measures will cure the problem because there is nothing else they can do. The consequences of such actions are evident. Bailouts do not work. They only prolong the original problems and never solve the core issue. Iceland’s economic course was risky, yet I am sure in hindsight they were glad to let the banks fail. In future economic downturns governments should focus on saving depositors only not other bank creditors, insurance companies and whole industries. Iceland’s experience suggests that devaluation and capital controls may be the least painful solution to an economic contraction. Compare Iceland’s troubles to what happened to other countries and you will realize that things could have been much worse for Iceland particularly given the absolute scale of its banking bubble. Iceland represents a tiny fraction of the size and impact of the American Economy and the US Dollar in the world’s reserve currency. But there are some parallels that are worth noting when the intellectual arguments of bail outs and the moral hazard associated with government sponsored bailouts are considered.
Have a great weekend!
Brandon Saylor
-Associate
Good News Friday – Ranking the Cities
Posted by: | CommentsGreetings from New Mexico….
Check out Robert Bach’s latest post on city rankings. Where does your city rank….chances are…you can find it here…..cheers….rob
http://myemail.constantcontact.com/Ranking-Cities.html?soid=1102184413218&aid=h4SPz0bJUfE.
Commercial Real Estate Definitions #2: What in the World is GRM?
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Greetings from the handmade wig capital of the world…..Cedar Crest, NM!
The Christmas season is over and I have added to my layer of fat in preparation for the lean times ahead of me (us). Yes….you may think I unintentionally overate like the rest of the U.S. population….but my overeating is intentional….because I have been drinking the “Kool-aide” that the worst financial disaster we will ever see in our lifetime is upon us.
The reality is this is, the most opportunistic time in our lifetime is upon us…..r u ready? R u educated? Do you have a mentor? Have you made a commitment to take advantage of the opportunities before us? Are you tired of hearing of all the “doomsday” crap? Yeah….me too.
At the bottom of the post you will see a list of the latest news from the Blog-O-Sphere. Check out the Paper Economy blog. It is and has been one of my daily reads for a while now….did someone say “doom and gloom”?
Today, Emily Cressey has jotted down a few notes about GRM (Gross Rent Multiplier). Such as the Cap Rate (Capitalization Rate), the GRM is a widely misunderstood and poorly used

Emily Cressey speaking on Commercial Real Estate
asset analysis measurement. Thankfully, Emily not only defines but simplifies the use of GRM.
Gross Rent Multiplier (GRM)
The Gross Rent Multiplier (GRM) is a method of valuing commercial real estate (or other income property) that focuses only on INCOME. The GRM does not take into account any of the costs of operating the property, all it looks at is income. Refining further, it doesn’t even look at all the income, like laundry or vending income, it just looks at RENTAL income.
Here’s how it works:
GRM is a simple number (multiplier) like 8 or 20. You look at a building’s gross annual rental income and multiply it by the GRM figure to get the “value” or “price of the property.
Ready for an example?
A 5-unit apartment building where each unit rents for $1,000 has a annual gross income of (5 units x $1000/month x 12 months = $60,000).
So the Gross Rental Income is $60,000 (Remember, in commercial property evaluation, we typically look at ANNUAL income and expense figures, not monthly figures.)
We take the asking price for the property and divide by the Gross Rent to find the GRM.
If they were asking $1 Million for the property, the GRM would be 16.67.
Price / Gross Rental Income = GRM
$1,000,000 / $60,000 = 16.67
Likewise, we can use a “goal” GRM to determine the most we’d be willing to pay for a property.
If we are looking for properties with a GRM of 8 or lower, we’d do this:
Gross Rental Income x GRM = Maximum Offer Price
$60,000 x 8 = $480,000
As you can see in this example, the size of the GRM drastically affects the perceived value of a property.
Talk to real estate agents to find out what the range of GRM’s is in your area. I would say 8 – 15 is a pretty reasonable range. Keep it on the lower end if you’re looking for properties that cash flow.
Here in Seattle, we often see GRM’s above 15, but these are for properties that don’t cash flow until you put about 40% down to buy them.
Properties often sell above that range if they are being promoted as “change of use” properties. For example, we had a wave of condo conversions in the past few years and developers were buying apartment buildings with GRM’s of 20 – more than any investor wanted to pay for the apartment building – because they were going to CHANGE THE USE from apartments into condos, and they could afford to pay more for the building and location because they had a different exit strategy.
Investors who look for property on the basis of GRM tend to be either real novices, or old hands who are very familiar with the costs of operating buildings in the area.
Since GRM’s give such a high-level look at the property (just evaluating a portion of the income, relative to price), scanning GRM’s can tell you if some properties are out of line for the market.
For example, if the rents in a building are especially low, the GRM would be higher than the norm for the area. That might represent a buying opportunity for a real estate investor who
wanted to come in and raise the rents and thereby increase the value of the building. A very low GRM would indicate a property that is bringing in a lot of rent relative to its value. This might be an indicator that it has priced low for other reasons, for example, it may be in need of capital improvements or have other issues that the new owner will need to spend some time and money to resolve.
Personally, I don’t like to weigh the GRM too heavily because I feel, as a price indicator, it only tells a small portion of the story about a property.
However, it is quick and easy to calculate and as a rough-and-dirty guide, it can have some value.
Commercial Real Estate News from the Blog-O-Sphere:
| Commercial real estate in for tough 2009 – Salon.com – From apartments to shopping malls, office towers to dockyard industrial space, the commercial real estate market will be marked by rising vacancy rates and weak to no rent growth. And the choke hold on credit could push many property …
Paper Economy – A US Real Estate Bubble Blog: Commercial Calamity … – A Blog dedicated to tracking the demise of the greatest asset bubble in US history. Housing Bubble, Real Estate Bubble, Boston, San Diego, Miami Real Estate housing bubble,alan greenspan,housing boom,housing crash,bust,plunge,collapse … Oversupply in Commercial Real Estate – The over-supply scenario that 2008 had witnessed in the commercial real estate space could well continue in 2009, says the annual year-end report by Cushman & Wakefield, real estate services … CNSNews.com – Commercial Real Estate Industry Asks Treasury for … – The commercial real estate industry could face bankruptcies in 2009 if it does not receive “urgent” loans from the federal government, according to a November letter sent to Treasury Secretary Henry Paulson from the top commercial real … The Commercial Real Estate Bailout – Finance Blog – Felix Salmon … – I can see the case for extending Fed loans to hedge funds, when those hedge funds invest in consumer loans. |