Professional Documents
Culture Documents
by Samuel Zell
FAST EDDIE HAD A CAN Of ABDULLAH SOLD THEM TO PREPPIE SOLD THEM TO
SARDINES, WHICH HE SOLD PETER PREPPIE FOR $2. MARVIN MULLET fOR $3.•.
TO ABEL ABDUllAH FOR $1.
giving up the stability characteristics discussed above, true test of its strength and the Iikelihood of future per-
the "numbers crunchers" have elevated real estate be- formance is the relationship between the economics of
yond realistic expectation. This elevation process has development and market performance. For example, if
been achieved by superimposing numerical assump- office rents in a given market are strong at $20 net a
tions and attempting to make real estate conform to ex- square foot, and cost of construction is $150 a square
pectations applicable to other businesses. A typical real foot, then development and new competition follows.
estate analysis today assumes stable growth with yearly Thus, a new development that earns a 13.33% yield
increases in revenues generated by inflation. Future revi- encourages new buildings. Construction continues until
sions and alterations in demand or competition are not the yield factor declines to discourage new market addi-
incorporated or anticipated. If an analyst made the same tions. The yield factor declines as a result of both in-
assumptions of General Motors or other cyclical compa- creasing vacancy factors and reduction in rates or con-
nies, the price of the earnings ratios would double. Such cessions. Trying to equate real estate economics with
an analysis would receive very little credibility from the corporate strategies indicates the greatest weakness in
street, but is accepted in real estate as a matter of course. analytical comparison. For example, a consumer prod-
Using numerical analysis on real estate and conversion uct company develops a new product. Assuming it is
of the investment vehicle to a performance vehicle, re- successful, the company is able to materially improve its
fleets a naivete that only can lead to disaster. The pro- profitability by increasing market share. Market share
liferation of non-real estate thinking individuals in the expansion leads to large production runs which lower
business has created performance indexes that border cost and increase margins. Real estate works in reverse.
on the ludicrous. The idea that a localized market partic- Whereas a consumer product has an almost unlimited
ipant, namely real estate, can be realistically valued and audience for expansion, the market for real estate is con-
incorporated into a meaningful nationwide measuring fined to the size of the bUilding. The more successful the
system does not make sense. The concept of quarter to developer at renting his building and increasing rates,
quarter valuation of brick and mortar generates numbers the more likely to attract competition. Therefore the
only relevant to institutional investors 'who demand economies of scale which increase margins and profit-
tables comparable to those used in stock market ability in consumer products are not available to real
investment. estate because of its finite size.
How meaningful are these numbers? Are comparables
Dar To Access
really a true measure of value? Does the sale of the Bank
of America Tower in San Francisco reflect the market, or Rather than focus on numerical indexes in investment
is it a unique property sale? Because real estate is a decisions, the investor should focus on unique charac-
singular and nonfungible asset, its price structure mirrors teristics that protect the investment from competition.
not only its income, but also the buyer's perception of its Thus bar to access is a critical element in the evaluation.
future competitive role in a specific community. The A regional shopping center illustrates this principle. A
biggest losses in the past high inflationary period will be center is anchored by major department stores which
recognized on acquisitions whose price justification will represent the magnets that attract shoppers to the mall.
be comparable sales. This misconception further distorts When the developer negotiates his lease with major
evaluation when investors use sales and performance in tenants, an integral portion consists of operating agree-
other cities as part of purchase justification. ments and radius clauses. Operating agreements require
the retai ler to operate the store at that location under its
Historically, the premier purchase of real estate oc-
name for periods as long as 30 years. Radius clauses
curred by opportunistic purchasing. Conventional wis-
provide the retailer will not operate another store within
dom made the acquisition of the Uris properties by
a defined surrounding geographical area. These two fac-
Olympia & York in 1976 the single best acquisition of
tors enable this type of investment to be more secure and
the last decade. Would the indexes of real estate valua-
with a greater promise of success because the likelihood
tion in 1976 suggest this was the appropriate time to
of competition is less probable.
commit funds to New York office space? Would an as-
sessment of comparables in New York have supported The recent legislation in San Francisco limiting the
the purchase? Clearly none of these tests would have height and density of the downtown area is another ex-
endorsed this move. Yet the results of that acquisition ample of a bar to access. This legislation precludes the
have been spectacular. ability of competitors to enter the market. It also changes
the economics of development since limiting the height
Real Estate Performance reduces the economies of scale therefore requiring more
Real estate performance is a reflection of past and not a land per square foot of building. These factors, com-
precursor of future levels of activity. The most significant bined with the limited geography of the city, make this a
factor influencing real estate's future value is competi- protected high cost (to the user) market.
tion. One could argue that the higher the occupancy and Houston, with no zoning, presents the reverse case. The
the rates, the more likely this level of performance will boom in energy was the engine that encouraged the
not continue. Real estate performance is what encour- massive oversupply in every form of real estate. But this
ages new development. When evaluating a market, the oversupply was further exacerbated by the lack of