Perspective

What Silicon Valley Bank’s Collapse Could Mean for Private Money

In a Global Economy, Every Financial “Ripple” Matters By Carole VanSickle Ellis In early March 2023, Silicon Valley Bank (SVB), a major bank in Silicon Valley that had made its name catering to venture-backed tech startups, was taken over by federal regulators. The SVB collapse was the start of the second-biggest bank failure in history and was instigated by a run on deposits after the institution announced it had sold roughly $21 billion in securities and subsequently sustained losses totaling nearly $2 billion in the first quarter of 2023. While $2 billion might seem insignificant compared to the bank’s $209 billion total assets as of December 31, 2022, the sale and losses sparked trepidation among investors and depositors at SVB, resulting in customer withdrawals of $42 billion, about a quarter of the bank’s entire deposits, in a single day. At close of business the next day, Thursday, March 9, 2023, SVB’s stock had fallen 60%, shareholders had lost more than $80 billion, and clients were reporting delays in requested transfers to other institutions. Although some analysts said in retrospect there were signs of potential trouble at the institution, public appearances essentially indicated that the bank was in sound financial condition Wednesday, March 8, 2023, and insolvent the following day. The Fallout Not surprisingly, SVB’s struggles affected the entire banking and finance sector, with Bank of America, Wells Fargo, Citigroup, and JPMorgan Chase all losing substantially before stabilizing and then gaining ground as customers and clients at smaller banks pulled assets from those companies to deposit them at larger institutions. This shift was fueled in part by the perception that larger banks would be at less risk of failure than “smaller” ones like SVB, which was the 16th-largest bank in the country when measured by deposits, and in the interest of diversifying assets so that larger volumes of capital would be insured by FDIC coverage, which is typically limited to $250,000. Many of SVB’s clients had large amounts of capital that were uninsured at SVB; in fact, at the end of 2022, SVB held $150 billion in uninsured assets. Regional bank stocks crashed nearly across-the-board as customers reacted to fears that smaller banks might “run out of money” in the event of a run. Interestingly, “neo-banks,” also sometimes referred to as “challenger banks,” benefited from an influx of funds in the wake of the SVB meltdown. As start-ups raced to diversify their holdings and rescue what they could from the uncertain fallout, neo-bank Mercury snagged 20% of new-account openings over the weekend following SVB’s turmoil. Neo-banks are fintech platforms that offer a variety of options to streamline mobile and online banking, including apps, software, and other web-based technologies. They tend to specialize in one financial product, such as checking accounts or savings accounts, and are often viewed as digital disruptors because although they may partner with a “megabank” to insure deposits and products, their entry into the financial space has been compared to Airbnb’s effects on the hospitality industry or Uber’s impact on transportation. Will the Ripples Reach the Private Money Sector? So far, most private lenders and private loan brokers are cautiously waiting to see what fallout, if any, will reach the private money sector in the wake of SVB’s meltdown, the subsequent collapse of Signature Bank, the federal bailout of SVB customers, and a concerted effort from mega-banks to shore up confidence in spiraling First Republic Bank by making $5 billion in deposits to demonstrate faith in the San Francisco-based operation. “It is interesting how history repeats itself,” observed Mike Tedesco, CEO of Appraisal Nation, a national appraisal-management company based in Raleigh, North Carolina. Tedesco noted that after the housing crash of the mid-2000s, federal legislators passed tighter regulations on lending to prevent a repeat event. However, he said if it appears the fallout from SVB is subsiding, regulators might elect to back off, particularly given current Federal Reserve policies that necessitate ongoing interest hikes. “If [policy makers] feel they have nipped this in the bud, then they may wait [on stricter legislation], but if a few more banks fail, it is absolutely coming,” he said. Ben Fertig, president at business-purpose lender Constructive Capital, said that from his perspective, the bigger issue with the entire SVB saga is that it has the potential to change how lenders, borrowers, banks, and customers, think about credit, lending, and finance. “Even though the depositors were [ultimately] protected, the equity structure for banks could dramatically change. As new stakeholders make decisions, the credit philosophy of those [bailed-out] banks could be much different than it was before. If this extends outward, to regional banks, for example, you could see certain types of financing that could become harder to come by.” Fertig noted that this could have a temporary, positive effect on private lenders able to meet financing needs previously handled mainly by conventional bank loans, but said in the long run the change would be “net negative” for the financing sector. “I think the credit availability is the most important,” he said. Lily Fang, dean of research and professor of finance at INSEAD’s Fontainebleau campus, warned that the impact of the SVB collapse on the tech ecosystem has yet to fully manifest. In a breakdown of events published on March 23, 2023, Fang wrote, “SVB was an important player in the tech ecosystem and the main banker for tech start-ups — taking deposits and making loans. We have already been in a tech winter for a year, and the unravelling of SVB will simply deepen that winter.” SVB has placed the interconnectivity of the global economy on display in a new light, with the shock waves of what should have been a relatively minor misstep affecting just one institution rippling outward to maim and cripple other international players, like Swiss lender Credit Suisse. While Credit Suisse was already floundering thanks to years of scandals, management changes, and financial losses, the final sale of the bank to competitor UBS was spurred by fears spreading

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Rent Moratorium Policies

Today’s Out-of-Control Inflation Could Have Been Avoided By Tom Olson What may have seemed like well-intentioned emergency measures taken during the first two years of the COVID-19 global pandemic are now having unintended consequences. Policies intended to help financially stressed and distressed people access housing have hurt everyone involved in the process of creating, providing, and making use of housing in the United States. These emergency measures played a major part in the drastic increase of rent prices, lit the fuse on out-of-control inflation that experts warn could derail the entire housing market, and created supply-chain bottlenecks in building materials and construction that may take years to work through. In the interim, a correction is coming. The precedents set during these “unprecedented times” have done lasting, likely permanent, damage to the way our market sectors and our economies at all levels (local to global) function. The only hope of averting additional damage is to clearly understand exactly what is happening now and why it is happening. Then, perhaps we can protect ourselves from the rampant, political targeting of real estate investors (particularly individual “mom-and-pop” landlords who have, in many cases, lost their livelihoods and retirements as a result) that has been going on for more than two years. A Dramatic Change in the “Tenant Obligation” Conversation The entire conversation around tenants’ obligation to pay rent has shifted dramatically from the traditional concepts that a legally binding contract legally requires individuals to pay predetermined amounts of rent to a more flexible landlord-tenant relationship that leaves force majeure open to a wide variety of interpretations. Not only will this have a lasting and negative effect on the overall availability of affordable rental housing, but it has done lasting damage to existing rental property owners who are unlikely to recoup losses experienced not only during the pandemic but as a result of this massive and unpredictable shift in housing policy. Sadly, although the vast majority of residents did their best to pay rent in full and on time (or at least partial rent when possible), some individuals who would not have traditionally qualified for financial assistance and mandatory forbearance programs took advantage of the system. This created a “black hole” not just for landlords but for those individuals as well; once the programs end, they are too far in debt to remediate the situation and must continue to seek outside-the-box options to extend their now-free tenancy. When this happens, properties that should, in the natural market, go vacant due to nonpayment and then be reoccupied by paying tenants are, instead, occupied by non-paying tenants who cannot be evicted for nonpayment. While the investor slogs through the process of figuring out how to evict the individual, negative emotions fester on both sides and, when the resident finally leaves, there is often serious property neglect and malicious damage to contend with. Furthermore, due to the ongoing extension of “foreclosure prevention programs” and “hardship programs,” rental owners find themselves in a position where they cannot bring in new renters or make housing available because they are no longer receiving rental income from existing properties and have no way to remediate the issue. As a result, it becomes more difficult to expand housing options in a market because it is more difficult to acquire new assets and the best strategy to generate income reliably may be to fix-and-sell these homes instead of rent in markets that previously would have been considered ideal for strategies that would allow for affordable housing providers like myself to operate in. Ultimately, as much as 10% of existing affordable housing should be considered permanently unavailable due to the difficulty of evicting non-paying, “permanent” tenants. This exacerbates problems with affordable housing supply and discourages the creation of new affordable housing. When public policy removes 10% of the potential new, affordable housing available, all tenants suffer and those best positioned to “jump the line” by offering perks to the landlord like a “bonus payment” to put them at the top of the list are the ones who snag what little housing there is available. Naturally, rents must rise even faster in units that are available to compensate for the ones that are not — otherwise, the entire housing operation goes under. How the Markets & Inflation Have Reacted to Pandemic-Justified Housing Policies The unbalanced and largely arbitrary removal of vast swathes of affordable housing stock from the open market between 2020 and 2022 has had troubling (and significantly delayed) effects on the financial markets. It seems only recently the fallout from investor uncertainty and general malaise caused by the near-total invasion of public policy into a private market has become apparent. The results speak for themselves. Ultimately, however, the parties that suffer the most will be rental owners and reliable, rent-paying tenants who now find themselves unable to afford to retain their assets, in the case of the landlords, or find affordable housing, in the case of the residents. In 2020, only about 62% of landlords were able to collect 90% or more of rents owed them, and individual landlords, naturally, experienced far greater exposure and impact than institutional owners. Much of that rental revenue will never be recovered. When these existing housing factors are combined with rampant inflation, it quickly becomes apparent that we are facing a turning point in the real estate investing sector. There is no doubt that real estate investors will continue to make creative, innovative, and, ultimately, profitable decisions for their assets. However, with ongoing supply issues and skyrocketing costs associated with acquiring, owning, and maintaining affordable rentals units, more investors are likely to steer clear of the vital sector of the market serving the population with the greatest need: affordable housing. Instead, pandemic-era housing policies are forcing the real estate investing population away from its traditional role as a problem-solver and into a position where individual investors may be vilified and maligned with impunity for simply being unable to continue past investment behaviors in current market conditions.

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Competing in a Challenging SFR Market

Acquisition Strategies to Grow Your Portfolio By Jamie Rey-Hipolito The single-family rental market is not for the faint of heart. With the lack of available inventory that has become a hallmark of the pandemic-era housing market, real estate investors are feeling the pinch (with even the most seasoned investors having a difficult time navigating it). As someone who has been in the industry for more than 20 years, I have witnessed a lot of change in the SFR space in that time and while there are a lot of challenges for investors today, there is also ample opportunity. Emerging SFR trends to watch Due to the challenging housing market, investors have had to get creative in order to compete. Several trends have emerged in the SFR space over the past two years, that will continue to make waves for the foreseeable future. Take, for example, the build-to-rent phenomenon. Because inventory has been such a challenge, many investors are opting to build brand new housing that can be immediately rented out instead of sold. As many would-be homebuyers have been priced out of the market or, have opted to pause their home search until the market levels out a bit more, renting has remained an attractive option for them to consider. While the cost of materials and supply chain issues have created obstacles to these new construction efforts, it has still been a bright spot for many investors who are open to doing things a bit differently. Additionally, short term and vacation rentals have been another option that has been top-of-mind for investors looking to grow their portfolios. Today’s youngest buyers, millennials and Gen Z, seem to be the most receptive to this idea. According to my company’s latest State of Homebuying Report, that included findings from a survey of 1,000 homeowners who had purchased a home within the past five years, millennial and Gen Z buyers were most likely to report that their reason for purchasing a home was to leverage it as an investment property or source of rental income (14% compared to 7% of Gen X and 3% of baby boomers). Some investors are open to purchasing a portion of a luxury home with several others and renting out certain weeks to travelers looking to vacation in style. As these new trends continue to influence the SFR market, investors will need to find new ways to work smarter, not harder, in order to be competitive. How to compete in a challenging market Whether you have three SFR properties or 300, the following tips are helpful to keep-in-mind as you continue to grow your portfolio. 1. Prepare to take risks Being risk-averse in today’s housing market is not going to cut it. Investors need to be prepared to jump at SFR investment opportunities at a moments notice. There is no “going home to think about it” anymore — especially with multiple bids on a single-family home becoming the norm and the typical home spending just 38 days on the market according to Realtor.com’s latest Monthly Housing Market Trends Report from March 2022. Therefore, investors should do ample research about desired locations where they are looking to grow their portfolio so they can make their best-informed decision — especially, when they may not have a lot of time to tour the property in-person or may need to waive an inspection altogether to snag the home away from other interested parties. Taking healthy risks is important if investors are looking to grow their portfolio quickly. 2. Have funds fully available As housing affordability worsens, interest rates rise and the amount of available housing on the market remains at dismal levels, investors and everyday consumers alike have a lot stacked against them. According to the National Association of Realtors®’ most recent quarterly report, more metro areas (70% of 185 that were measured) experienced a double-digit price increase in their median single-family existing-home sales price from the previous quarter. To combat rising home prices and more competition for fewer homes on the market, having easily transferrable funds on-hand will improve investors’ ability to remain nimble in a market where homes are being snapped up at a record-setting pace. While this may seem to be challenging, especially for novice investors, it is something that is critical as inventory remains low and competition remains high. 3. Be open to new markets Investors must think beyond historic hot spots like Las Vegas or California and, instead, consider new areas that are not as saturated with other investors and homebuyers with whom they may be competing for inventory. For example, consider up-and-coming suburbs outside of cities as people continue to work from home and seek out more space to rent. Additionally, considering purchasing an SFR investment property in historically college towns could be another route to explore since large SFR investor groups tend to shy away from these areas due to restrictive laws. Speaking of laws: investors should also familiarize themselves with zoning ordinances and municipal laws surrounding the conversion of a single-family home into a SFR property (especially in college towns). 4. Embrace auction and buying sight unseen The auction space continues to be one that is primarily dominated by investors, so it remains a great venue in which to scoop up inventory quickly. However, this “best kept secret” is starting to make waves among everyday consumers too, so it is not without competition. For example, ServiceLink’s State of Homebuying Report revealed that 33% of consumers would consider purchasing a home at auction and 11% had already purchased a home this way. Nevertheless, this option is still viewed as a more nontraditional route, so investors should continue seeking out inventory in this fashion. Additionally, as more online and remote bidding auction opportunities become available, investors can bid on properties from the comfort of their homes instead of standing shoulder-to-shoulder with fellow investors and homebuyers on the courthouse steps, saving them precious travel time and gas money. 5. Do not skimp on maintenance Something a novice

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Capital Markets Update

Strong Fundamentals Make the Housing Market a Good Bet By Justin Parker For a second, imagine taking on one of the world’s most intense roller coaster rides. Now imagine doing that blindfolded, never knowing when the next flip or stomach drop will occur, and never knowing when it will end or where it is going. For many, that feeling is likely a similar sentiment to trying to understand the state of the housing market and what lies ahead. This article will help shed some light through that blindfold and provide a better understanding of where we are, how we got here, and what lies ahead. Housing Market Fundamentals To fully understand the current state of the housing market and what potentially lies ahead, it is important to understand some of the key fundamentals and some of the driving forces which have played a role in the last 24 months following the COVID pandemic. Housing Supply and Demand One of the most common fundamentals present over the last few years has been the imbalance of housing supply versus housing demand. As of the end of 2021, the US Housing Market was an estimated 5-6 million homes undersupplied compared to its respective demand. With this imbalance, we have witnessed more seller-friendly transactions, shorter days on market for listings, and unprecedented home price appreciation. Historically Low-Interest Rate Environment (Through EOY 2021) Stemming from COVID, the Fed opted to stimulate the US Economy and Financial Markets. Two areas, in particular, led to the rapid decline in mortgage rates: the Fed Fund Rate and purchasing of MBS Securities. Regarding the Fed Fund Rate, before COVID, the Federal Fund Rate ranged anywhere from 1.50% to 2.50%. In March of 2020, the rate was strategically cut down to 0.00-0.25%, which mirrored a similar tactic utilized during the ’07-’09 crisis. This decision was made to support spending and to lower the cost of capital to lending institutions nationwide (as of 2022, the Fed has begun raising the Fed Fund Rate via incremental increases in efforts to combat the inflationary environment we are in). As for purchasing MBS Securities, to help maintain a strong housing market, the Fed also set out an initiative to purchase tremendous volumes of Agency MBS paper in the secondary market. In doing so, this also drastically reduced the cost of capital to originate mortgage loans (in 2021, the Fed tapered back the purchasing of Agency MBS securities, slowing increasing the cost of capital for lending institutions). As the Fed put together initiatives to lower mortgage lenders’ cost of capital, this allowed for mortgage lenders to begin reducing interest rates for their customers, and as the market became more competitive, this led to what many considered a “race to the bottom.” Home Price Appreciation (“HPA”) In 2021, the median home value in the United States appreciated nearly 20% on average. For context, 2020 saw roughly 8.5% appreciation and 2019 roughly 4%. This is a direct result of an under-supplied housing market, as well as a historically low-interest-rate environment. This combination has given sellers immense power in transactions, allowing for bidding wars and continued price hikes across real estate nationwide. Overall Economy »          Inflation // A direct result of the Fed’s aggressive fiscal response to the COVID pandemic, demand surged and as a result, we have seen a steady rise in inflation figures, with recent data supporting ~8.5%. »          Employment // As the United States continued recovering from COVID, employment figures continued to strengthen, supporting unemployment rates in the mid-3% range in the first parts of 2022. »          Nominal Wages // While watching inflation and employment, it is also important to keep a close eye on if wages are keeping up with the increasedcost of living. As of April 2022, nominal wages grew 5.6%. While that figure is high, it is nearly 3% less than the increased cost of living as seen via inflation. Market Update The Fed did exactly what it had to do following COVID, and that was to make decisions that stimulated the economy and prevent a crash. That said, we all know that for every action there is a reaction. And that reaction is what brings us to the present day, which is as of April 30, 2022. In a market where volatility feels normal, interest rates are rising rapidly, and questions loom about where housing is going over the next few years. Let’s start with the hot topic so far, interest rates. Interest rates, as seen by many, have skyrocketed in the first part of 2022. This has been seen across both agency and non-agency mortgages in significant fashions, and while the interest rate increases were inevitable and expected, what has created some shock to the market is the speed in which these adjustments have occurred, particularly in the Non-QM and DSCR markets. Lenders within these two markets have been hit the hardest in 2022, particularly due to extremely heavy reliance on the securitization market (as compared to the conventional agency which has Fannie/Freddie). While most Non-QM and DSCR lenders were preparing for incremental increases to interest rates, what was unexpected to many was the drastic reduction in appetite from investors in AAA-rated bonds. For context, most AAA-paper coming into 2022 was printing in the context of swaps + 80-90bps. Within a 30-day period, as the Fed rolled out rate hikes and investors began their search for yield, the price of those deals quickly widened out to swaps + 175-195bps. Otherwise said, lenders throughout both markets had to adjust to an unexpected 100-150bps, all of which occurred within a few weeks. Couple that with the fluctuations seen in swaps/treasuries, and both markets quickly found themselves in one of the most volatile price discoveries seen since March of 2020. Additionally, as mortgage rates rose rapidly, sensitive variables which drive prices, such as prepayment speed and discount rate, began to fluctuate rapidly. In a historically low-rate environment, the expected prepay speed of a mortgage loan differs significantly from that of a higher

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Update: Russian Invasion of Ukraine

What it Might Mean for Real Estate in 2022 By Carole Vansickle Ellis This content contains updated information about the Russian invasion of Ukraine that began on February 24, 2022. Since the beginning of the invasion, both sides have sustained thousands of casualties and the United States and its allies have imposed a vast array of political and financial sanctions on Russia while delivering arms and information to Ukraine. This update discusses the possible economic impacts on the United States and specifically the real estate industry. For more background and historical context for the conflict, visit www.REI-INK.com. What Does It All Mean for Real Estate? The United States and its allies continue to impose sanctions on Russia and Russian oligarchs, with the U.S. Treasury Department playing a key role in the design and implementation of what New York Times economic policy reporter Alan Rappeport described in April as “the most expansive financial restrictions that the United States has ever imposed on a major economic power.” Janet Yellen, Treasury secretary, expressed ongoing concern that sanctions will “amplify inflation” in the United States and noted that sanctions on Russia have already led to higher prices for gasoline and could “bring spikes in food and car prices” globally due to the disruption of Russian and Ukrainian wheat and mineral exports. Last month, we took particular note of inflation, supply chain issues, stock market volatility, and renewable energy. Since then, inflation, oil prices, and supply chain issues have moved to the forefront as primary factors affecting the U.S. housing market and national economy. In the United States, oil prices seem to be leveling off at about 22% higher than they were days before the Russian invasion of Ukraine. Starting in April, the Biden administration announced it would release 1 million barrels of oil each day from the U.S. Strategic Petroleum Reserve (SPR) in hopes of keeping prices down over the summer. At the time of writing, the European Union had banned Russian coal (with a four-month lead time) and was drafting plans for a similar embargo on Russian oil. However, the E.U. said it would not enact an embargo until after the final round of elections in France on April 24, 2022, since rising prices at the pump could directly affect the outcome. Rising oil prices traditionally have affected real estate in areas where people are reliant on personal transportation in order to make work-related commutes, but, as Motley Fool contributor and real estate investor Liz Brumer-Smith noted in her observations, remote work could mean that “long commutes are not as big of an issue in the recent past.” She predicted, “It is more likely that we will see a direct correlation between high gas prices and lower demand for housing” as would-be homebuyers use savings set aside for a future home purchase to “float temporarily until inflation and…fuel costs come down.” Brumer-Smith warned this decreased spending could also “negatively impact hotels, short-term vacation rentals, and entertainment venues.” So far, however, the “belt-tightening” measures typically associated with rising gas prices and inflation have not been in evidence when it comes to consumer behaviors. This could ultimately mean that rising inflation and oil prices have an outsized effect on housing and a smaller impact on assets delivering returns based on short-term spending. According to first-quarter reports from big banks like JPMorgan Chase & Co., Wells Fargo, Citigroup, and Bank of America, Americans are pessimistic about the economy but are still spending on credit. In fact, this activity was up more than 30% year-over-year during Q1 2022. Much of this spending appears to be “revenge” spending associated with wanting to “get dressed up to go out to dinner again in a restaurant,” as Citigroup CEO Jane Fraser put it. Consumer determination to spend on travel paired with supply-chain issues has led to a jump in food prices and airplane fares, but, so far, American consumers are using their credit cards to make up the difference and continue to spend. Americans are not paying down their balances as quickly as they had been; according to the banks, running balances have risen as much as 15% since this time last year. This could indicate people are exhausting the savings they built up during the pandemic. JPMorgan Chase CEO Jamie Dimon said his bank is not yet worried, however. “Charge-offs are…way better than they should be,” he said. This short-term spending behavior means the housing market is likely one of the first places investors will see evidence of economic cooling or leveling off, and many analysts say this is already happening in the hottest U.S. markets. Boise, Idaho, is the first of the country’s top 100 housing markets to post “falling” prices, which essentially means in post-COVID lingo that home values in Boise rose only about 0.4% in March rather than more than 4%, as the market posted in June 2021. Nevertheless, Boise prices remain about 70% higher than what median households in the city can afford, which continues to contribute to the slow leveling-off of sales prices in the middle and lower tiers of the housing market in that city. Even with supply chain stress increasing and affecting the rate of new construction while financial stress and rising interest rates diminish the buying power of would-be homeowners in 2022, it appears unlikely that prices will actually cool in the near term simply because there is such a dearth of supply. Today’s housing market has only 1.7 months of supply (6 months is considered “healthy” and “balanced”), so investors should continue to expect high home prices, although perhaps a slight cooling in terms of competition for properties, in the near future. What We Hear From the Experts “We have never seen a time where mortgage rates have risen as quickly as they have and the market has not cooled off. I do not expect the [housing] market to collapse by any means, but certainly it is going to go from a gangbuster market to one that hopefully looks

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Russian Invasion of Ukraine

What’s Going On and What It Might Mean for Real Estate in 2022 By Carole VanSickle Ellis On February 24, 2022, Russia invaded Ukraine. The invasion was a continuation and escalation of conflict initiated in 2014 when Russia invaded and ultimately annexed Crimea, a peninsular country bordered by the Black Sea, the Sea of Azov, and Ukraine. Russian marine access has been a point of contention in this region since the time of Peter the Great, the Russian tsar who ruled Russia from 1682 to 1725. Considered one of the country’s greatest statemen and reformers, Peter the Great took the first steps toward transforming Russia from a landlocked state into a significant power in the Baltic and Black Sea regions during his reign. Serhii Plokhy, Harvard professor of Ukrainian and Eastern European history, described the situation earlier this year in an interview with the New Yorker, as “a return to a pre-revolutionary understanding of what Russians are. It is a very imperial idea of the Russian nation, consisting of Russians, Ukrainians, and Belarusians. The last two groups [according to this ideology] do not have the right to exist as separate nations.” In response to the invasion, Ukrainian president Volodymyr Zelenskyy enacted martial law, mobilized the Ukrainian military and all Ukrainian men between the ages of 18 and 60, and publicly declared he would remain in Ukraine despite multiple assassination attempts. The United States and other countries have imposed a variety of economic sanctions on Russia, including banning Russian imports, crude oil, petroleum products, natural gas, and coal. Western companies across the spectrum from McDonalds to Goldman Sachs have closed Russian locations. The results have been far-reaching both in Russia and abroad. Understanding this history and background is essential. It sets the stage for how long this conflict might continue, why it was initiated in the first place, what types of weapons and strategies might come into play, and how the economic fallout might ultimately shape the next decade (or longer) of the American economy and the U.S. real estate sector. What does it all mean for real estate? In 2020, COVID-19 acted as an accelerant for trends that had been taking shape over the previous decade. The Russia-Ukraine conflict has already begun to have similar effects, albeit on different facets of the national and global economy. The conflict will likely accelerate (and exacerbate) issues with inflation, supply chains, stock market volatility, and renewable energy/oil and gas. Issue by issue, we will break down how this will affect real estate and real estate investors in this report. Inflation Historically, inflation has affected real estate in relatively predictable ways:  » Housing costs rise  » Rents rise  » Mortgage payments become relatively lower compared to “going rates”  » Real property assets are increasingly attractive as a “hedge” against inflation What We Hear from the Experts “About 88 percent of investors surveyed [in the Winter 2021 RealtyTrac Investor Sentiment Survey] were concerned about inflation having an impact on their business, whether due to higher material and labor costs, higher interest rates, or rising consumer prices that might weaken demand from potential home buyers and renters.” Rick Sharga, executive vice president, RealtyTrac “I think it is fair to say that this war has changed the risk profile a little bit with respect to inflation…. There is already a lot of upward inflation pressure.” Jerome Powell, Chairman, Federal Reserve “I’ve been trying to tell fellow investors, ‘Be cautious. Invest in something you can afford to hold through whatever type of cycle comes next.’ Some of the traditional fundamentals you usually see in front of a recession are not there right now, but we are hitting inflation numbers we have not seen in 40 years [and] the inflation numbers are now even more out of control because of the Russia-Ukraine conflict.” Dennis Cisterna, co-founder & CIO, Sentinel Net Lease Supply Chain In 2021, the National Association of Home Builders (NAHB) reported more than 90 percent of builders were reporting delays and materials shortages. The Russian invasion of Ukraine further complicates these matters by driving up gas prices in the midst of historically low employment numbers for truck drivers, new tariffs on Canadian soft lumber producers, and ongoing issues getting ships into port and products into distribution. What We Hear from the Experts “With building material pricing, the challenge for builders in 2022 will be to deal with higher input costs while making sure home prices remain within reach for American home buyers.” Danushka Nanyakkara-Skillington, assistant vice president of forecasting and analysis, NAHB “The Russian invasion of Ukraine poses a new threat to commodity supplies and pricing and will have a ripple effect across global manufacturing and supply chains in 2022…. Supply disruptions will trigger price increases for manufacturers and will impact various sectors…. Operators also face labor market constraints and upward pressures on wages.” Claire Williams, Knight Frank Global Headquarters Stock Market Volatility Although the Russian invasion of Ukraine did briefly send the market into a tailspin, by the start of March investors seemed to think the outlook might be a little brighter than they had originally thought. The market solidified and the massive sell-offs pessimists predicted in early 2022 did not happen. Historically, real estate tends to see acceleration in price appreciation when the S&P 500 corrects by between 10 and 15 percent and does not lose that acceleration until the S&P 500 loses more than 20 percent. Because real estate is considered a “safe haven asset,” when stocks start to fall or volatility affects investor confidence, investors tend to veer into physical property assets. However, 2022 is unusual because the housing market is already white-hot and investors face fierce competition in nearly all markets. What We Hear from the Experts “Given real estate is a hard asset that provides utility and produces income, real estate generally outperforms [the stock market] during times of uncertainty. The issue today is that real estate demand is high and stocks are at all-time highs.” Sam Dogen, Financial Samurai

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