The risk and return characteristics of a real estate investment are described by the terms core, core plus, value-add, and opportunistic. Below, let’s discuss core investing and the other types of appraisals.
Depending on the physical attributes of the property as well as the amount of debt used to finance the project, these types of appraisals range from conservative to aggressive in nature.
A building may have a variety of physical characteristics, including its size, location and size of its lease, the credibility of its tenants, and its structural integrity. While a project’s debt load is also an important factor to consider when it comes to capitalizing on the project since it impacts the risk profile of the investment and affects the return on that investment.
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Core Real Estate
Investing in core real estate is one of the safest and most secure investments available. Investors who prefer a steady income and are conservative should consider these opportunities. Due to the low risk associated with these assets, the revenue generated by these properties is likewise modest.
This type of property requires very little maintenance. Long-term leases are typically used for renters using the property, so you do not need to be actively involved in the ownership.
Stock market investors associate the term ‘core’ with income. An investor who invests in core property is looking to reduce risk while generating a steady income. An alternative to bonds, core investments are typically purchased and held by their owners with minimal assistance.
The average return on core investments is typically between 4% and 8% annually due to their relatively low level of risk. It is more likely to produce income rather than major price appreciation, as returns tend to come in the form of income.
No matter what type of property type is purchased, core investments should have less than 40% debt. Consider taking a look at a real estate investing guide to familiarize yourself. Commercial real estate investment portfolios often begin with core investments.
Core Plus Real Estate
Low to moderate risk investors should consider these properties. Adding better tenants, upgrading a few things here and there, and improving management can result in increased income and growth. Real estate that is core plus is typically top-of-the-line and situated in city centers that are considered to be the best.
By improving the property, improving management efficiency, or improving tenant quality, property owners can generally increase their cash flow of core plus real estate funds. The properties in this category are also high quality and in good condition, similar to core properties.
Despite the minimal risks associated with core plus real estate, there are downsides, including the unpredictability of cash flow. Participating in the improvement process and not delaying improvements are two ways to deal with it. An ever-increasing emphasis is placed here on operational efficiency and effectiveness.
Investors seeking some capital growth and a more risk-tolerant approach might benefit from core plus investment strategies. Most investors expect to achieve returns between 8% and 10% a year by using the leverage of 45% to 60%.
Value-Add Real Estate
Some properties, in their existing state, are tremendously profitable and in outstanding condition. It is not the case with value-added real estate. A property of this kind needs to be added value in order to be profitable.
The ability of value-add properties to increase in value has made them popular as growth investments. There are a few advantages to this option, depending on whether or not the investor is comfortable taking moderate to high risks.
Value-add requires a greater amount of capital expenditures to make improvements to the property compared to core plus. Through renovation and redesign, Class B & C buildings are more likely to appreciate than income-producing buildings.
There are usually vacancy issues, management issues, or deferred maintenance problems in these buildings. Commercial real estate investment strategies such as these require deep knowledge of the market, careful planning, and daily management on the part of the owner.
After improvements have been completed and the property has been stabilized, investors profit from cash flow and price gain.
Opportunistic Real Estate
This is considered the riskiest investment of all. These assets are far more complicated than value-add real estate, although having comparable growth potential The first three to four years are often a time of no returns for investors.
A return on investment for opportunistic investors in complex enterprises may take at least three years. In order to be successful with these strategies, you need a team of people with years of experience. Opportunistic investments include ground-up developments, the acquisition of empty buildings, land development, and the repurposing of buildings.
The amount of debt that a bank will allow is typically the maximum amount invested in an opportunistic investment. An annualized return of more than 20% is typically considered desirable by investors.
Investors who make an opportunistic investment must have a high-risk tolerance and be patient because most, if not all, of their cash flows will come after year three.
As soon as the value is added to an opportunity property, it typically has very little cash flow but can generate a tremendous amount of cash flow if it’s properly managed. Leverage is typically used by opportunistic investors of at least 70%, but it can differ depending on how much they are able to borrow.
Why are these Investment Strategies Important?
In terms of risk and return expectations, these designations provide information that can help individuals and institutions invest in commercial real estate. Investors can also choose a property and manager based on their own strategy, attitude toward risk, investment objectives, and investment timeframe.
Unless you are familiar with the four strategies, you won’t be able to determine whether each firm you analyze has a potential risk and return goal. You need to know which option fits your client’s portfolio best if they are looking for the highest returns available with their capital.
For a deeper appreciation, here are the top five considerations for investing in. Understanding the differences between these four strategies is essential if you plan to invest in real estate.
Reach out to our team of financial experts to learn more about core plus real estate funds. Email us at info@saintinvestment.com or contact us at 949-881-7128 at Saint Investment Group today!
Frequently Asked Questions:
Core, Core Plus, Value-Add, and Opportunistic Investments are four distinct real estate investment methods. Core investments focus on steady, low-risk returns through ownership of well-established, income-generating properties. Core Plus investments build on this strategy by seeking to enhance returns through value-add opportunities within the core portfolio. Value-Add investments actively seek to improve the value of a property through renovations, repositioning, and increased revenue. Opportunistic investments focus on maximizing returns through higher risk, high-reward investments in undervalued or distressed properties.
Core and Core Plus investments offer stability, consistency and relatively low risk in commercial real estate investing. The properties within these investments are typically well-leased, located in prime markets and offer a stable income stream. These types of investments also offer the potential for modest rental growth and appreciation. Additionally, they often provide a hedge against inflation and can serve as a source of diversification within an overall investment portfolio.
Investing in Value-Add and Opportunistic investment opportunities can offer the potential benefits of higher returns compared to Core and Core Plus investments due to the increased risk tolerance and the possibility of greater returns achieved through improvements and active management of the properties. These investments also offer opportunities for increased diversification in a portfolio and the ability to capitalize on market inefficiencies. However, it’s important to note that these investments come with a higher level of risk and a longer time horizon for realizing returns.
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President of Saint Investment Group
Nic is a two decade seasoned expert in investing and capital raising, specializing in Real Estate and debt markets. With Saint Investment Group, he leads large-scale distressed asset purchases and innovative syndications for investors.
