The world is moving faster and faster to a situation where events can seem more like a black swan than ever before, and where things that did not seem to affect6 us, now do so. It is not news that the internet and globalization have changed how we operate financial markets and how companies do business. It has also changed how fast markets can be impacted by things that not many years ago would take time to be fully known and work though the system. On any morning we all can know what is happening in whatever meetings various governments in Europe are having with each other or with the ECB and IMF. Decisions made in Spain in their morning are well known before you even go to the office in the US. Traders have London offices which are already trading positions before things get underway in New York. Because of instant world communications, currencies move rapidly and interest rate decisions in Brazil, the ECB or Japan have instant impact.
The point of all of this is that many investors are getting overwhelmed by the flood of information and the speed at which it is coming. Nobody is an expert in currencies, bonds, commodities, oil and whatever else all at the same time. There is simply too much to know and far too much to keep track of. As a result, many investors are looking for something that is a reasonably stable source of decent yield and relatively unaffected by the worldwide maelstrom that will continue well into the next few years. Whether it is war in Iran, Syria exploding into Turkey, Greece dropping the Euro, or China and Japan having some sort of confrontation over some islands, investors want to have ownership of things that go on regardless of who is president. The one thing that overrides all else if bought right and leveraged right is real estate.
The stock market can swing widely in an instant with 70% of trading being done now by computers and not on fundamentals. A computer glitch can cause firms to nearly go out of business in hours, or a flash crash. They can also cause public offerings to get so badly executed that tens of millions can be lost because Nasdaq doesn’t have a computer system that is designed properly to cope with this high speed world. Over the long haul it may have risen by 7%-8%, but this is not the same market it was over generations until the past few years. Humans no longer trade on fundamentals for over 70% of trades. Bonds have got to fall over the next 5 years and very likely over the next two or three. The 30 year bond rally is over and some investors are going to suffer very major losses because they don’t understand how the bond market works when rates rise rapidly.
So when you look around, it is well bought and well managed real estate in a good location that is the least likely to falter. Unlike in the early 2000’s, now many assets are still well priced for the long term. There are many buildings in secondary cities which are very well located for their markets, and will be good yield plays over the long term. There are many sizable cites across the country which have a good downtown, or good suburban area where office is still needed and where mixed use or residential is going to retain value.
If you believe, as I and many other do, that all of the central bank stimulus by the Fed and other major central banks is going to create high inflation in 3-5 years, then surely rents will rise accordingly in good buildings. You mortgage taken today at 3.5% or so will be golden, and not only will your cash flow be excellent, but it will be repaid in inflated dollars.
Europe is not going to suddenly resolve it massive problems for many years. High taxes will prevail there. There are major currency risks. Asia could become a different story that it has been as China struggles with the change in its society and consumer demands, and as it comes into more confrontation with it neighbors over mineral, oil and other rights in the seas around it. China has demographic, cultural and banking issues that have the potential to cause it to suffer political problems and economic problems not now apparent. Latin America and especially Venezuela, will have ongoing issues which will push capital into Florida and New York real estate. In both China and Latin America, wealthy people need a place to run and the US is it for many. Canada and London are not as big a draw.
The result is the US will have a continued flow of European and Chinese capital into the US and these investors often like real estate as a place to park money. Just look at the large number of very high end condos selling to foreigners in Manhattan.
I believe that US real estate has a long and very good run ahead of it so long as you buy right. It is always in the buy. Don’t leverage too much. 65% is probably plenty to get through the upheavals of the world over the next several years. We also have to find a way for the US to solve its own fiscal issues and to reform taxes. I believe the fiscal and tax issues in the US are so bad now, that the few adults left in Congress will find a way to work through these issues over the next 24 months no matter who is elected. They will realize that if they don’t, incumbents will get blown out in the next election in 2014. In short, I am a long term bull on good US real estate.
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