San Diego Rent Control and Vacation Rental Update Lunch & Learn
San Diego Rent control and restrictions on short-term vacation rentals could have devastating impacts on the San Diego real estate market and economy. Are you an investor, real estate professional, landlord or even a resident that is interested in discovering how this could impact you? It’s time to educate yourself and let your voice be heard.
In this interactive and informative 60-minute class, Curtis Gabhart and an expert panel of speakers will present an in-depth overview of both San Diego rent control and restrictions on short-term vacation rentals.
- San Diego Rent Control
- National City Rent Control
- Financial modeling displaying how rent control could impact property value & NOI
- Short-term vacation rentals impact on the real estate market
Guest Speaker Bio’s
Molly Kirkland: Molly has been serving the San Diego region in the governmental affairs field for well over a decade. For nearly 7 years, she has served as the Director of Public Affairs for the San Diego County Apartment Association (SDCAA). Prior to working with SDCAA, Molly worked in Government Affairs and Communications for the San Diego Association of REALTORS.
Richard A. Snyder, CPM: a Real Estate Professional for over 30 Years, is the President and Owner/Broker of R.A. Snyder Properties, Inc., located in San Diego California, where he is a recognized leader in the Real Estate Industry. Rick is a Past President of San Diego County Apartment Association and he continues to lead as Co-Chair of the local effort to defeat Rent Control in National City and the local No on 10 Statewide campaign to protect Costa-Hawkins.
Christine La Marca: is a San Diego native with over 20 years of residential property management experience. She is responsible for the day-to-day management of her family’s real estate portfolio. She is the Immediate Past President of the San Diego County Apartment Association, and she is currently still actively serving the Association as Co-Chair of the local No on 10 Statewide campaign to protect Costa-Hawkins and the local efforts to defeat Rent Control in National City.
Check out Curtis’s San Diego rent control blog post to catch yourself up to speed before you attend.
Click Here to Check it Out
Tuesday, September 18, 2018
Keller Williams Carmel Valley
12780 High Bluff Rd Ste 130
San Diego, CA 92130
We would be thrilled if you could join us for this special event. Lunch will be provided to those who RSVP in advance. Space is limited so please register as early as possible. Additional details are listed below. To RSVP, follow the ticket prompt below confirming you will be in attendance or recommend someone else from your office if you are unable to attend. Thanks very much! We hope to see you there!
The presentation will be hosted by Curtis Gabhart, CCIM
Curtis Gabhart has been a successful Real Estate professional for more than a decade. He has a Certified Commercial Investment Member (CCIM) designation from the CCIM Institute. He is a Director at Keller Williams Commercial Brokerage and President of Gabhart Investments, Inc, a privately held real estate investment firm that manages a syndication of private investors, specializing in acquiring and renovating single and multi-family properties. He also serves on the Commercial Advisory Board at the University of San Diego Burnham-Moores Center for Real Estate and he teaches commercial real estate courses for the California Association of REALTORS® and San Diego Association of REALTORS®. He has been recognized by members of Congress, California State Senators, the City of San Diego, and had a day named after him in the County of San Diego for his community service and dedication to the community. He was awarded as the Dealmaker of the Year for 2015 in Retail and Multi-Family category.
Foundations of Commercial Real Estate: Players & Properties
Commercial Real Estate
If you think about it, there really are only two facets to dealing in property; the people, and the properties. Everything falls into or between these. So let’s begin your entrance into the world of commercial real estate (CRE) and take a deeper look at both of categories.
Many people who are commercial developers have a background in brokerage. While there are many similarities, the largest key difference between the two is that emotions play a much smaller role in commercial real estate as compared to residential real estate. Buyers, sellers, tenants & landlords are much more motivated by profit than by individual preferences. Of course, commercial real estate transactions are often much more complex and take longer to complete as well.
Now, let’s consider the major players involved in the commercial real estate industry:
The Major Players
Real Estate Brokers
As anywhere else, the job of the broker here is to find and facilitate a transaction between a buyer and a seller. Most who play this role in CRE call themselves brokers, however, this is not necessarily 100% accurate as some people hold a broker’s license, while others hold a salesperson license. Brokers working for buyers, more often than not, need to find properties suitable for purchase outside existing MLS listings. Whereas brokers working to sell a property need to target a high niche segment of buyers and investors. As commercial real estate transactions are quite complex, brokers may or may not be involved in the entire spectrum of the transaction. Additionally, they may or may not refer other professionals during the course of the transaction.
The key thing for residential realtors to realize is, that their previous buyers may prefer to deal with or through them, rather than a commercial real estate broker who they don’t know. Thus, it is highly recommended for residential realtors to joint venture with or refer to a commercial broker who has the experience….. that their clients can be served without losing business or relationship value. (Let us know if you are looking for tips on evaluating the right commercial real estate brokerage to associate with and how to negotiate with them, we will have an article on that soon.
Plus, it is crucial to note that the Code of Ethics laid out by San Diego’s Association of Realtors ® (SDAR) recommends against brokers practicing beyond their expertise. For more details, refer to their publication here.
As with any real estate transaction, finance needs to be secured. While most buyers have their own source of financing, the broker needs to have relationships with various types of lenders; construction, acquisition, equity and permanent. These relationships are useful during preliminary valuations and can also be crucial in enabling financing of the final transaction.
Just like most commercial real estate players, it’s important to have a lender who specializes in the product type you are dealing with.
Architects, Engineers & Planners
During development and redevelopment (and sometimes even leasing) buyers may need the assistance of any of these professionals, so it is important that a broker has developed such relationships beforehand to enable a smooth transaction.
As the profit motive is significantly larger in commercial real estate deals, buyers and sellers will often want financial and tax advice. This is usually done by consulting with their own accountants and financial advisors, which is recommended, however, when appropriate, it can be helpful for the broker to be involved in these transactions so the broker can better advise on the real estate portion of the transaction based on the items the principal financial advisor recommends.
There is no doubt that legal advice will be needed in any commercial real estate transaction and as a broker, unless you hold a license in law, you are not permitted to provide that advice or draft legal drafts and deeds. It is, again, important that the commercial real estate broker has established relations with competent lawyers who can facilitate transactions rather than killing them. Are you looking for such attorneys to work with? Let us know and we would have happy to provide references.
Sellers want appraisers’ valuations in order to establish a selling price. Buyers pay for appraisers as mandated by lenders before they extend the loan in order to purchase the property. Appraisers need to be not only specialized in commercial real estate, but also in the type of commercial real estate as the property under consideration.
Depending on the type of transaction, various other professionals may need to be involved. This will change from time to time and here are a few scenarios elucidating the requirement of additional outsider help:
- Business Brokerage
This brings us to the closure of this part of the article. Do you know any of these professionals who you would like to recommend? Are you looking for any such professional for your transactions in San Diego Commercial Real Estate? Or do you just have some questions? Drop a comment and share; we would love to hear from you.
San Diego Commercial Property Types
As mentioned already, commercial real estate transactions are much more complex than residential real estate ones. As a result, brokers often need to be specialized within specific types of properties of commercial real estate. However, if the geography is a small market, it is possible for the broker to service most segments within commercial real estate. But in more larger markets, including San Diego Commercial Real Estate, it is very difficult to know the market for every product type. Make sure the broker you are working with has specific experience in the type of property that you are interested in.
While there are many types of properties with the San Diego Commercial Real Estate Industry, the major ones are ;
Multi-Family 5+ Units (more on this later)
Some of the smaller segments include hospitality, storage, and multifamily, which is last in this list, but the largest within this category of sub-segments. Interesting to note that Gabhart Real Estate Advisors has experience within most of these segments in San Diego!
Now let’s consider each major type of property within the commercial real estate segment:
Each type of user has their own requirements. As a broker, it’s important to understand the factors that tenants would consider important for their business. What is important for a law firm is not likely to be important for an IT startup, and so forth. While there are many sub-categories (converted homes, low-rise, mid-rise, high-rise, specialty etc.) within this category, most of San Diego’s office properties fall under the following:
Footfall, window and internal display & layout are the more important variables in this type of property. In San Diego Office, showrooms often fall within prime localities in order to attract the most customers.
As the name suggests, a space suitable for storage of goods (depending on the type of goods) as well as administrative and sales teams. Location, price, and usability are often the most considered points in such transactions. Certain suburbs of San Diego are well known for office warehouses.
Security, storage capabilities, bonded, climate control is some factors to consider. Most of San Diego’s warehouses are located in suburban areas around the 13 cities.
Here, often legal matters matter the most. Free trade zones, licensing for light and heavy manufacturing are of prime importance. Availability of labor nearby is another key consideration. Free Trade Zones # 153 in the San Diego / Tijuana area is very popular for various manufacturing concerns for precisely these reasons.
Is another type of industrial product
Apart from the factors mentioned in various types of office spaces above, there are various more which apply to some or all such properties. They are:
· Labor pool availability
· Proximity to customers
· Transportation access
· Space configuration
· Ceiling Height
· Floor Load
· Docking area
· Sprinkler systems
· Zoning laws
· Govt. Incentives (local, state & national)
· Buy vs. Lease
Additional resources recommended by National Association of Realtors ® is available at the website of Society of Industrial and Office Realtors ® www.sior.com and the CCIM Institute www.ccim.com
Again, this is a wider segment than most may imagine and carries various subcategories of properties within the retail real estate segment. They are:
These are used by destination orientated retailers such as banks, retail chains or even grocery shops.
When retail is being financed, the tenants business strength is reviewed for considering the tenant’s lease as a security for a loan. Financially stronger tenants in San Diego (and other places) are often granted better terms. However, these terms may change during the course of tenancy based on the business outcomes of the tenant.
Big Box properties in San Diego are limited to large national or International companies. These are companies that require 25,000 + sq. ft. of space, sometimes even more than 50,000 sq. ft.
Small Strip Center
There is no death of San Diego’s small strip centers. These are buildings which contain numerous mom and pop shops i.e. retail outlets which are typically owned and operated by the same person.
Neighborhood Shopping Center
Every San Diego neighborhood has one as each such center services within 1-3 mile radius. There is always several anchor tenants, which vary from cleaners, nail shops, grocery stores et al. Recent trends observed by the National Association of Realtors ® notes that drug stores used to be a part of such shopping centers, however increasingly they have become stand-alone shops near the parking lot, and as such, are known as an “outparcel”.
Community Shopping Center
These buildings service a larger community than neighborhood shopping centers. They typically service up to a 10-mile radius and house a major retailer such as Walmart, or Movie Theaters etc. Fashion Valley & Westfield UTC Mall are a few that fit this category.
Regional Shopping Center
As implied, these buildings service a wider region and are often known as malls even though they need not be an enclosed space. Tenants include a variety of regional & national tenants including boutique stores. The size of such stores ranges between 400,000 sq. ft. and 2 million sq ft. Beyond that, and they are known as super regional. However, it is not just the size of the mall that determines if a mall is a super regional shopping center, but also the tenant mix and sales per square foot to ensure that the building is actually popular amongst customers.
These centers vary in size and objective. They can house certain types of décor such as antique or be geared towards a certain segment such as parents by selling just baby related items. Belmont Park is an example of a San Diego specialty center, focusing on wearable and accessories for beachgoers. Surfs up, dude!
This is where monuments are made. Realtors ® focusing on land deals are often (or should be) Accredited Land Consultants, which is a designation imparted by the Realtors Land Institute. This is a highly-specialized niche within commercial real estate as planners, architects, engineers, developers, and brokers are all often involved. Some of the key considerations in San Diego’s Land transactions are:
· Suitable Soil
· Nearby Amenities
Curtis Gabhart and Gabhart Investments, Inc – 2018 All Rights Reserved
The information presented in this article represents the opinions of the author and does not necessarily reflect the opinions of Gabhart Investments, Inc. The material contained in articles that appear on gabhartinvestments.com is not intended to provide legal, tax or other professional advice or to substitute for the proper professional advice and/or commercial real estate due diligence. We urge you to consult a licensed real estate broker, attorney, tax professional or other appropriate professionals before taking any action in regard to matters discussed in any article or posting. The posting of an article and of any link back to the author and/or the author’s company does not constitute an endorsement or recommendation of the author’s products or services.
CoStar San Diego Multifamily Real Estate Market Update 2018
On August 14th, CoStar Senior Market Analyst, Josh Ohl, came into Gabhart Investments to give a presentation on the state of the San Diego Multifamily Real Estate market. In this fast-paced presentation, Josh offered an in-depth overview of the future outlook of San Diego multifamily real estate, an economic forecast, where we are currently at in the market cycle, and much more. This blog post will give you an overview of all the topics discussed as well as many important graphs and charts designed to give you a comprehensive look at the San Diego Multifamily market. Let’s take a deeper look.
- The rental market is stable with occupancies hovering right around 94-95%. Rent growth year over year is at 4.5%.
- The lack of housing – we’re simply not building enough to accommodate our city’s growth. San Diego needs 175,000 new units within the decade and is only on pace to build roughly 65,000.
- The pillars of the economy are stable, even after Qualcomm laid off 1,300 employees over the last couple of months
- The potential tearing up of NAFTA and what trade tariffs could do with Mexico may lead to issues. We currently do about $6 billion of trading with Mexico every year out of San Diego. Over 100,000 jobs in the region are tied to trade. This may impact the metro to some extent. Tariffs could also impact developers costs with imported materials.
- We just finished the first half of 2018 with the strongest venture capital investment. $450 million of venture capital investment went into life sciences.
- The navy is going to be stationing another 15,000 sailors here by 2025 – where they are going to live is a question we will have to answer as we already in a profound housing crisis (remember, they’ll be bringing their families too)
- The lack of a San Diego Convention Center expansion could drive away Comic Con which just renewed their lease through 2021. That’s about $150million of economic impact.
- Expansion – we’re into year 9 of expansion but it’s only a matter of time before the bubble does in fact burst.
- Proposition 10 – Californian’s will be deciding whether or not to repeal Costa-Hawkins and enact the Affordable Housing Act (which would give local jurisdictions the right to pass rent control measures). If passed, this could be a disaster for the California and San Diego Economy.
- Locally, National City Residents will be among the first city in San Diego County to decide on rent control. The National City Rent Control and Community Stabilization Ordinance will be decided on. The impact could be felt by both landlords and tenants as landlords will lose property rights and tenants will face tougher conditions when finding housing. If you’d like an official copy of the ordinance, let us know in the comments below.
- What’s going to happen with Qualcomm Stadium? Are we going to put a San Diego State University expansion campus there or Soccer City? Or will we just be looking at the same old obsolete eyesore for years to come?
- Likely it’ll be the last. Voters may not have time to be familiar on these very last-minute ballot efforts and spending tax dollars on a development isn’t always popular.
San Diego Apartment Fundamentals
- It generally doesn’t matter what is built, there’s typically going to be a demand to fill those units.
- Vacancies are flatlined at a steady 4%.
- One trend we’re starting in San Diego is that occupancy is hovering right around 94-95%.
- Lower vacancies are compelling people to stay in their apartments longer. The average resident stays for about 2 years.
- Lower vacancies are also good for landlords. Renewal increases are strong at about 4-5% a year and when the tenant moves out, rents generally can be increased by about 10-15%. This is great, however, rent control may jeopardize many of these opportunities (more on this later).
San Diego Construction
- These numbers only reflect buildings that are actually being built. You may notice other sources indicate higher levels, however, those sources may factor in buildings that simply get a permit but never actually break ground.
- Construction is picking up but it’s nowhere near enough to meet the growing demand.
- Cost of lumber has gone up 20% since 2017 – this could mean higher construction costs.
- Proposed tariffs could have an impact on developer’s proformas and smaller developers may feel the increases significantly.
Where They’re Building in San Diego
- About 25% of downtown’s inventory is currently under construction.
- In Carmel Valley/Del Mar with One Paseo, about 10-12% of the current inventory is under construction.
- Pockets of Mission Valley are seeing some construction with areas zoned for higher density residential.
San Diego Construction Cycle
- One of the biggest trends that we have observed during the last cycle compared to this cycle is the change in floorplans.
- San Diego is one of the largest metros in the US where floor plans have shrunk.
- We’re building a lot more studios and one bedroom apartments. This is because developers can build and charge more for these units in areas like Little Italy, East Village, etc…
- This could also mean rent per square foot is increasing and people are waiting longer to get married/start families so there’s less demand for larger spaces.
San Diego Rent Growth
- San Diego ended the second quarter of 2018 with year over year rent growth of 4.5%. Among major metros in the US, San Diego is in the top 10.
- We’re into year 9 of rent expansion
- The average rent in San Diego is approximately $1800.
- CoStar anticipates positive rent growth over next few years.
- This could be drastically different this time next year if Proposition 10 is passed on the November ballot. This would repeal the Costa-Hawkins Rental Housing Act and allow for cities to pass their own rent control ordinances. Don’t believe it’ll happen? In November, National City will be the first city in San Diego County to decide on rent control. This has the potential to harm landlords and renters.
I’ll be hosting an informative lunch and learn on Tuesday, September 18th, where you can learn more about Proposition 10 and the impact rent control may have on San Diego. This will have a strong emphasis on the san diego multifamily market, however, all property types will be discussed. I strongly encourage you to attend this informative event. Free lunch is provided to those who RSVP.
Sign Up Here
- Rent growth is the strongest in Point Loma at 10%.
- Areas like East County, UTC and Downtown are seeing high rent growth.
- The coastal markets are reaping the benefits of the increased demand during the summer months.
- The San Diego rental market is seeing unprecedented rent growth and health.
- Incomes are not growing as fast as rents are growing, this is leading many San Diegan’s to downsize or share units.
- This trend has continued for the past 7-8 years and probably will for many years to come.
- Median renters household income is about $48,000
- 42% of income is going towards rents
- Downtown renters are paying 50% or more in some cases
- Historically as rents continue to grow, people will look towards home ownership.
- People are staying in their starter homes for about 9-10 years (up from the US average of 5-6 years)
San Diego Housing Crisis
- Historically San Diego has been building more single-family residences (SFR) than multifamily units, however, these trends are starting to change. We’re actually building more apartments now.
- this could be due to a lack of land or simply demand changes.
- The San Diego Housing Commision estimates in the next decade based on population growth, we need about 175,000 additional units of supply.
- This equates to roughly 17,000 units each year.
- San Diego is FAR behind these numbers and is experiencing a housing crisis.
- Roughly 3,000-3,500 multifamily units are being added each year.
- Single-family permits are only averaging about 2,000 a year.
- This places us about 12,000 or so units behind each year.
San Diego Capital Markets
- The San Diego multifamily market is having a really strong run as of late. Peak sales volume in 2017 was led by areas like Mission Valley which had $900 million in total sales volume. This is attributed to large deals like Pacific Ridge.
- Last year we hit peak price at $270k a door and this year in the 1st half of 2018 we’re down to $255k. This isn’t a major cause for concern but should be something to watch for.
- Newer construction on average is ranging between $400,000-450,000 a door with exceptions like The Dylan in Point Loma where prices were at about $500,000 a door.
- The total number of transaction is down 30% in the first half of 2018 compared to the first half of 2017
- Fewer people chasing deals and banks looking at higher LTVs up to 50%
- Institutional investors may be in hold periods
- In the first half of 2018, we’ve only had 2 deals go over $100 million.
- Industrial properties are leading the way with the highest cap rates, followed by office, retail, and multifamily.
- Along the coast, we’re seeing deals close at insanely low cap rates of 1.5-2.5%.
- Many of the 5-5.5% cap rates in areas like National City, Chula Vista, La Mesa, North County, etc… are no longer around.
- CoStar does not anticipate much cap rate expansion – maybe .3%
- Our two favorite property types are multifamily and industrial. An ideal strategy may be for someone to move out of a lower cap rate multi-family property that could possibly fall under rent control in the future and move to a higher cap rate industrial building.
San Diego Demographics
- People with graduate degrees are coming to San Diego. Our tech and life sciences industries have driven significant growth.
- Those with a high school education are moving out due to a lack of wages that can meet the increased cost of living in San Diego.
- Population growth has fallen below the national scale. This is due to San Diego’s transient town mentality where residents do not typically stay for more than a few years. The transient mentality can be attributed to several factors including the higher cost of living, decreasing housing stock, environmental factors, etc…
- International migration has been the driver of our population growth. This can be attributed to factors like our growing life sciences and tech industries among other things.
- Many San Diegan’s are beginning to migrate to more affordable markets like Phoenix, Texas, and the Inland Empire. From 2012-2016, 42,000 people migrated to the Inland Empire alone. If this trend continues, San Diego may lose out on a lot of talented workers.
- Lack of job growth is leading some to pursue jobs in more thriving locations like the Bay Area.
- Increasingly San Diegan’s are waiting longer to get married. From 2000-2015 the average age to get married went up by approximately 5 years.
- This means the demand for more smaller units such as studios and one bedroom have increased and the demand for single-family homes has declined.
- San Diegan’s income growth is lagging far behind the increased cost of living. We’ve only seen about 2-3% increases this cycle. If this trend continues, many working-class San Diegan’s could face financial hardships as they try to afford the increased cost of living.
San Diego Employment
- San Diego is currently above the national average for employment.
- We hire about 20,000 workers year over year in San Diego.
Biggest Impact – Qualcomm
- In April, Qualcomm laid off 1,300 employees. They gave back approximately 300,000 sq ft of office space.
- The impact on the San Diego metro area is estimated at $5 billion. This accounts for 4% of the San Diego GDP.
- For every job Qualcomm creates, another 2.5 jobs are added to the region on average.
Downtown San Diego Submarket
Downtown San Diego Pipeline
The downtown market lacks a strong live, work, play environment. The lack of a Chargers stadium really hurt the area. Most buildings only consist of ground floor retail. There are very few places in San Diego where you can walk out of your 5-star class-A building and walk into a large homeless population (East Village is one of those places)
- It remains to be seen how much demand will be driven to these units in the coming years.
- As you can see, there is plenty of proposed buildings that may come online in the next decade. It will be interesting to see how this develops.
San Diego Trolley Expansion
- San Diego is banking on the fact that people will start using the trolley with the expansion into the UTC area. There are approximately 112,000 riders a day but that number is only a small dent in the overall commuting population.
- We are a largely suburban office campus market. People like their cars and there are very few places to get to without a car in San Diego.
- It will be interesting to see what the trolley expansion will have on areas like Downtown San Diego.
- The UTC stop has 2 million sq ft of office space within half a mile of it. This is great, however, the question becomes, “who’s going to want to walk half a mile in a suit in 90-degree heat”? Or what about those who simply have driven their whole life and don’t see the point in taking the trolley?
- The trolley will be vital to continued development growth, but it remains to be seen if San Diegan’s will ever adopt it in large numbers.
** All graphics used in this article were provided by Josh Ohl, a Senior Analyst at CoStar. CoStar Group is the leading provider of commercial real estate information, analytics, and online marketplaces. They have been a tremendous tool for myself and countless other real estate professionals. Please visit their website and get in touch with your local representative today. **
Curtis Gabhart and Gabhart Investments, Inc – 2018 All Rights Reserved
The material contained in articles that appear on gabhartinvestments.com is not intended to provide legal, tax or other professional advice or to substitute for the proper professional advice and/or commercial real estate due diligence. We urge you to consult a licensed real estate broker, attorney, tax professional or other appropriate professionals before taking any action in regard to matters discussed in any article or posting. The posting of an article and of any link back to the author and/or the author’s company does not constitute an endorsement or recommendation of the author’s products or services.