Real estate private equity (REPE) generates the most career-related inquiries for us after investment banking and private equity.
The real estate industry varies greatly depending on the firm, region, and strategy, and disparities in salary, hours and work styles reflect this.
The usual “high finance” avenues of generalist investment banking and private equity have some advantages in real estate private equity. However, it is not for everyone, and you must carefully read the fine print before embarking on private equity real estate investing.
What is Real Estate Private Equity Investing?
To begin, private equity real estate investing entails a company gathering funds from outside investors and then using that capital to acquire and develop properties for a limited time before selling them. However, before delving into the specifics of how these funds work, it is important to realize that this type of investing is often only available to institutional investors or accredited (high net-worth) investors. Typically, an investor must contribute at least $250,000 to participate in a real estate private equity fund. However, for some funds, the minimum donation can be in the millions of dollars.
While a private equity fund and a real estate investment trust (REIT) may sound similar, there are a few important characteristics that distinguish these two investment vehicles. For example, whereas REIT assets are very liquid due to their public nature, private real estate funds frequently require contributions to be held for several years. Furthermore, whereas REITs are heavily regulated, private equity funds are not subject to the same amount of scrutiny or stringent standards.
Should You Put Your Money Into Private Equity Real Estate?
Assume you are an accredited investor interested in investing in private equity real estate. What things should you think about before making that choice? Generally, three main criteria should be considered: the amount of upfront capital necessary, the level of risk, and the possible profits.
Initial investment
Determine the amount of upfront capital required before investing in private equity real estate. Some private equity real estate funds have a minimum investment requirement, such as $25,000, $50,000, or $100,000. Others have made an initial investment of at least $250,000. That is not a small sum, regardless matter how affluent the investor is. This is also why accredited investors, institutions, and associated third parties are typically barred from participating in private equity real estate. The assumption is that these parties have the funds required to make the initial investment and are aware of the dangers involved.
It is critical to understand that, unlike a REIT or other type of investment, the initial capital investment in private equity real estate is illiquid. That money could take years to be returned to investors. As a result, it is critical not to invest money in a private equity venture that you may require for another purpose before the agreement matures and you receive your money back.
Risk
The risk associated with these projects is one of the reasons commercial real estate has historically been regarded an “alternative investment.” Although the sector has developed significantly in recent decades, it is still hazardous enough that investors can lose their entire investment if the fund or individual investment fails to fulfill expectations.
Having said that, there are certain measures to reduce risk. You should thoroughly investigate the fund’s sponsor – what level of experience do they have? How long have they been involved in private equity real estate investing? What is the business model of this fund? What is the plan for their exit? Knowing how a fund is constructed and how capital will be invested is crucial for any investor wanting to reduce potential risk.
Returns
Private equity real estate has the potential to provide huge returns for investors, despite the fact that returns are rarely guaranteed. The annual rate of return is heavily influenced by the structure and nature of the transaction. Investments in Class A properties in core markets, for example, may be able to earn 6-8% yearly returns.
Core-plus strategies, which incorporate Class A/B properties in secondary markets or Class B buildings in Class A cities, are considered slightly riskier but typically provide yearly returns of 10% or higher. Value-add and opportunistic real estate transactions can generate double-digit or higher profits, but they also carry the biggest risk. Before investing in a private equity real estate investment, any investor should thoroughly examine their risk tolerance.
Private Equity Real Estate Success Strategies
Commercial real estate can be distressed for a variety of reasons, some of which are more difficult to overcome than others. An astute sponsor will identify innovative ways to turn these properties around with solid project management and control. However, that procedure might take time and is rarely a slam dunk. Anyone thinking about investing in distressed real estate should do it with their eyes wide open. The five points stated above will assist you in doing so.
#1. Market segment
As previously stated, the majority of private equity real estate is centered on a few commercial property types: multifamily, office, retail, hotel, industrial, and land development. Before investing in a fund, an investor should understand the fundamental differences between these industries. They will also want to understand a fund’s business approach and the type of property in which the firm plans to invest. Before investing, make sure you have faith in that market area.
#2. Geographical Location
Because the commercial real estate industry is hyper-local, geographic location is critical to the success of a private equity real estate transaction. Some funds will only invest in specific locales, such as main markets (e.g., New York, Los Angeles, and San Francisco), whilst others would only invest in submarkets within a market (e.g., inner-urban cities and towns outside of major metropolitan areas).
Before investing in any private equity real estate in the local market, you should first grasp the characteristics of the market. Examine the sponsor’s market study, in particular, to see what is driving demand for this product category in that location.
#3. Capital Structure
Commercial real estate transactions can be organized in a variety of ways to allow for the receipt of cash at the outset and the distribution of profits at the end. This structure is commonly referred to as the “waterfall.” Typically, private equity real estate firms invest equity in a deal, but this is not always the case.
Despite their name, these funds may also invest in debt, such as senior loans, bridge loans, preferred equity, and mezzanine debt. Make certain you understand how the fund intends to deploy capital. Where your money falls in the capital stack determines where you land in the waterfall, i.e. how much and when you’ll be returned.
#3. Financing
Private equity is typically one of several sources of funding for a significant commercial real estate project. A private equity real estate fund may own the LP (limited partner) equity, whilst the project sponsor may hold the majority of the GP (general partner) equity. It’s critical to understand who owns what capital in any given transaction, including the debt-to-equity ratio and sources of bank or another financing.
#4. The Total Number of Investments
Most private equity real estate funds are structured to allow for investment in a specified number of transactions (typically a range, e.g., 8-10) over the fund’s tenure. You’ll normally want the fund to have a diverse portfolio of holdings so that investors’ eggs aren’t all in one basket.
Real Estate Private Equity vs. REITs vs. Real Estate Operating Companies
Real estate investment trusts (REITs) regularly raise finance and equity in public markets before acquiring, developing, operating, and selling properties.
REITs must adhere to tight guidelines on the percentage of real estate-related assets they own, the percentage of net income they distribute as dividends, and the percentage of revenue derived from real estate sources.
In exchange, they enjoy preferential tax status, such as exemption from corporate income taxes in many nations.
Real estate operating corporations (EOCs) are comparable, but they are subject to different limits and criteria, and therefore do not benefit from the same tax breaks.
The following characteristics distinguish real estate private equity firms:
- REPE investors are the Limited Partners whose capital is locked up for a long period of time while the firm invests. REIT and REOC investors are public shareholders and lenders with highly liquid investments.
- REPE firms want to acquire or develop properties, retain them for a few years, and then sell them; REITs and REOCs frequently hold assets indefinitely.
- Regulations – REPE firms are lightly regulated as private investment firms and are not subject to the same regulations as REITs or even REOCs.
How do real estate private equity firms make money?
Private equity real estate firms gain money in three ways: through management fees, carried interest, and dividend recapitalizations.
Who is Eligible to Participate in Private Equity Real Estate?
Investing in private equity real estate funds has traditionally been restricted to private individuals, institutions, and a few other third parties, as detailed below:
#1. Private investors
Private equity real estate is typically only available to a restricted group of private investors, mostly highly wealthy individuals; however, as previously said, this has altered in recent years, and now ordinary mortal accredited investors can also invest. A person must have at least $1 million in assets (excluding their primary residence) or a regular yearly income of at least $200,000 to be considered an accredited investor. Most private equity real estate funds are also open to couples with a combined income of $300,000 or more over the last two years.
Private investors had always expected to be able to contribute big cash (e.g., $100,000 to $250,000 or more) in a single deal or fund, but with the arrival of new rules, these expectations have been significantly decreased. Penn Capital, for example, has a $25,000 minimum investment requirement.
#2. Institutions
The most significant investors in private equity real estate are typically institutions. Hedge funds, pension funds, mutual funds, endowments, banks, and insurance corporations are examples of institutional investors.
#3. Third party
Select third parties, such as asset managers, can typically invest in private equity real estate on behalf of the institutions named above. Another set of people falls into this category, however, they might be classified as either private or institutional investors – ultra-high-net-worth individuals or family offices.
Family offices are made up of experts who are engaged to manage the wealth of families who have come into their wealth through inheritance or by making money in an area other than real estate. These expert teams strive to develop diverse portfolios for the families whose money they manage, much like professionals working for pension funds or insurance firms strive to diversify portfolios for their beneficiaries and members.
How much do you need to start a private equity firm?
Historically, the minimum private equity investment size has been $25 million.
Best Types of Private Equity Real Estate Investment
Private equity real estate funds invest the vast bulk of their cash in commercial projects. Historically, only a small number of private equity funds participated in residential real estate. Since the last downturn, however, a new asset class has emerged: the large-scale single-family house-for-rent portfolio. Although not traditionally considered commercial real estate, when pooled into portfolios and managed with economies of scale, as well as backed by lending institutions, this asset class has come to be recognized as a type of commercial real estate.
#1. Commercial real estate
Private equity real estate is nearly entirely focused on the commercial sector, which includes multifamily apartment buildings, office buildings, retail, hotel, industrial, self-storage, land development, and other similar properties. This is due to a variety of factors, including the high entry barriers to these property categories. Few individuals can engage in commercial enterprises of any size, therefore private equity funds have typically filled the need. Private equity real estate funds will frequently invest in both debt and/or equity to finance a commercial real estate development.
#2. Residential real estate
With the exception of the new asset class of single-family homes for rent mentioned above, private equity is far less likely to participate in residential real estate. Simply put, most financial institutions do not want to be in the business of owning a person’s property. Owning hundreds of single-family rentals is also far more difficult to manage than owning a single, larger asset, such as a 200-plus apartment building or office skyscraper. However, as previously said, there are times when private equity will engage in residential real estate. Two of the most notable players in this market are Blackstone and Starwood.
The Pros and Cons of Real Estate Private Equity Investing
Now that you understand what private equity real estate is and how it works, the next step is to consider the benefits and drawbacks of using this sort of investment plan. As with any other form of investment opportunity, there will always be advantages and disadvantages to consider. We’ve outlined them for you below. Read them carefully so you can determine whether it is worthwhile to add one of these real estate properties to your portfolio.
Pros
The largest advantage of investing in private equity real estate, as you might expect, is the return. Private equity investors are entitled to a percentage of any revenue or profits generated by any underlying investment as a result of their investment. Given the quality of investments that these organizations can purchase with that amount of pooled capital, these returns are frequently enormous. Private equity investors, on the other hand, profit from diversification because these firms engage in a wide range of real estate assets. Finally, by investing in asset management to a fund manager, investors can benefit from high returns with little active work on their side.
Cons
Having said that, it’s crucial to understand that working with a private equity firm frequently entails additional charges in addition to your minimum commitment. You should be prepared to pay certain management costs in particular. However, because these funds are subject to little regulation, there is no limit to the number of fees that can be levied on you. Furthermore, many of these funds are classified as need-based investments, which implies that you may be required to contribute capital on an as-needed basis. If you fail to meet a capital call, it’s not uncommon for the fund to demand that you forfeit your whole stake.
Types of Private Equity Real Estate Investment
With that in mind, if you are an authorized investor interested in researching private equity investment, you should be aware that there are various distinct types of funds from which to choose. They are as follows:
- Core funds are appropriate for risk-averse investors. These funds often invest in high-quality, high-value real estate assets, such as fully-leased multifamily buildings. They provide consistent cash flow but frequently produce lower returns because of the low amount of risk.
- Core plus funds, on the other hand, provide a mix of core and value-added features. In this instance, they typically provide somewhat higher profits in exchange for their investors accepting a higher level of risk.
- Value added: With value-added funds, the asset manager buys properties, redevelops them, and then sells them when the real estate market is doing well. Investing in this type of fund often entails taking on a medium-to-high level of risk in exchange for the possibility of higher returns.
Finally, opportunistic funds offer the greatest chance for gains, but this strategy also entails the largest amount of risk. These funds frequently invest in non-traditional assets such as undeveloped property or lagging markets.
Is real estate private equity stressful?
It’s exceedingly difficult to break into private equity, and once there, the work is grueling, demanding long hours and sacrifices, especially when deals are nearing completion.
Returns on Private Equity Real Estate
Despite the lack of flexibility and liquidity, this sort of investment has the potential to offer significant amounts of income as well as considerable price gain. Annual returns for core strategies in the 6% to 8% range and 8% to 10% for core-plus strategies are not unusual.
Value-added or opportunistic tactics can generate significantly better returns. However, private equity real estate is sufficiently hazardous that investors can lose their entire investment if a fund underperforms.
Conclusion
To be honest, there’s a lot to think about before investing in private equity real estate. If you are considering this option, your best chance is to consult with a financial expert who can ensure that you are completely informed of the benefits and hazards. However, you should also conduct research on any funds to which you are considering contributing. It’s critical to understand how each fund handles its charges and investment structure. After all, you can only evaluate whether or not a fund is a good fit for you and your portfolio if you understand how it operates.
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