Emerging Trends in Real Estate 2014

Emerging Trends in Real Estate 2014 Emerging Trends is the industry s most predictive forecast 35th annual outlook Based on over 1,000 interviews and surveys of industry leaders Sponsored by PwC and the Urban Land Institute

Gaining Momentum Fundamentals continue to improve slowly across all property groups and property markets 2014 expected to continue trends in employment (modest growth) and increasing demand for space 2014 likely to be last year industry benefits from 6 years of little increase in supply Interviewees see industry reaching an inflection point where valuations will no longer be driven by capital markets, leverage, and financial engineering Interest rates universally anticipated to increase; it s the magnitude of the increase that is uncertain

Investment Prospects by Asset Class 2014 2013 2012 2011 Private direct real estate investments 6.43 Publicly listed homebuilders Publicly listed property companies or REITS Publicly listed equities 5.57 5.49 5.78 Commercial mortgage backed securities Investment-grade bonds 4.62 4.96 1 2 3 4 5 6 7 8 9 Source: Emerging Trends in Real Estate surveys Abysmal Fair Excellent

Average Market Score Investment Prospects Excellent 9 8 7 Fair 6 5 5.0 5.4 5.4 5.3 4.7 4.3 4.6 5.3 5.6 5.8 4 3 2 1 Poor 0 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Source: Emerging Trends in Real Estate surveys

Average Property Score Investment Development Industrial/Distribution Hotels Apartment Residential (Rental) Office Retail 0 1 2 3 4 5 6 7 8 9 Abysmal Fair Excellent Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Issues of importance for real estate Economic/Financial Issues Job growth 4.63 Interest rates 4.46 Income and wage growth 4.11 Inflation 3.68 Tax policies 3.61 Global economic growth 3.60 Federal fiscal deficits/imbalances 3.50 0 1 2 3 4 5 none moderate great Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Issues of importance for real estate Real Estate/Development Issues Construction costs 4.03 Vacancy Rates 3.99 Land costs 3.85 Refinancing 3.59 Future home prices 3.58 Infrastructure funding/development 3.58 0 1 2 3 4 5 none moderate great Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

With the economy in a position where the tailwinds are now stronger than the prevailing headwinds, 2014 should be a year when we see real estate fundamentals improve in sectors beyond the very healthy rental growth multifamily sector and in a number of markets to a point where we could see aboveinflation-rate rental growth

Headwinds Facing the Real Estate Industry A stubbornly high unemployment rate Uncertainty over government regulation and fiscal policy Likely increase in the cost of both equity and debt capital Economic uncertainty in the Euro-zone China s moderating economic growth

Tailwinds Benefiting the Real Estate Industry Good if not great job growth in industries with high real estate utilization including: energy, technology, health care, and medical research Even education and financial services sectors are projected to support increased space needs in 2014 Increasing corporate profits Continuing recovery in the single-family housing industry

Emerging Trends: Key Drivers for 2014 Industry profitability expected to continue to improve Interest rates anticipated to increase Dependence on cap rate compression to drive increase in value to be replaced by emphasis on asset management Markets are expected to be well supplied with both equity and debt capital

Emerging Trends: Key Drivers for 2014 Opportunities to develop property finally appear in sectors other than multifamily Industry begins to notice and understand needs of both Gen Y and the baby boomers Needs of end users of commercial space continue to evolve The single family housing market continues to make a positive contribution to the overall economy

Prospects for profitability by percentage of respondents 80% 70% 60% 50% 40% 30% Abysmal to Poor Modestly Poor to Modestly Good Good to Excellent 20% 10% 0% 2010 2011 2012 2013 2014 Source: Emerging Trends in Real Estate surveys Note: Based on US respondents only

2014 Condensed The beginning of the middle innings of the recovery from the recovery Use of financial structuring and leverage as means to create value will be replaced by property operating skills Focus will continue to shift from solely core in gateway 24-hour markets to overlooked markets and property sectors as well as value-added strategies including repositioning, re-leasing, re-tenanting, renovation, and the like

Capital markets

Prospects by Investment Category/Strategy Value-added Investments Development Opportunistic Investments Core-plus Investments Core Investments Distressed Properties Distressed Debt 6.32 6.15 6.13 5.95 5.53 4.99 4.80 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only 0 1 2 3 4 5 6 7 8 9 Abysmal Fair Excellent

Change in Availability of Capital for Real Estate in 2014 Equity source Foreign Investors 6.43 Institutional Investors/Pension Funds 6.18 Private Equity/Opportunity/Hedge Funds 6.12 Private Local Investors 6.00 Private REITs 5.70 Public Equity REITs 5.38 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only 0 1 2 3 4 5 6 7 8 9 Very large decline Stay the Same Very large increase

Change in Availability of Capital for Real Estate in 2014 Lending source Securitized Lenders/CMBS Commercial Banks Insurance Companies Mezzanine Lenders Non-Bank Financial Institutions Mortgage REITs Government Sponsored Enterprises 6.24 6.12 6.03 6.00 5.95 5.54 4.55 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only 0 1 2 3 4 5 6 7 8 9 Very large decline Stay the Same Very large increase

Capital flows outlook Real estate capital market balance forecast for 2014 Substantially oversupplied 2.7% 13.7% Modestly oversupplied 23.5% 40.5% In balance 26.9% 43.4% Moderately undersupplied 17.1% 26.0% Substantially undersupplied 1.8% 4.4% Equity capital for investing Debt capital for acquisitions Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Debt capital for specific uses Substantially oversupplied 0.7% 3.4% Modestly oversupplied 10.4% 17.2% In balance 30.2% 52.2% Moderately undersupplied 24.1% 42.9% Substantially undersupplied 3.1% 15.9% Debt capital for development Debt capital for refinancing Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Equity Underwriting Standards Forecast More rigorous Remain the same Less rigorous 2014 18.5% 50.8% 30.7% 2013 29.7% 50.7% 19.6% 2012 30.5% 46.7% 22.8% 2011 26.6% 40.6% 32.8% Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Debt Underwriting Standards Forecast More rigorous Remain the same Less rigorous 2014 17.4% 39.4% 43.3% 2013 39.1% 41.5% 19.4% 2012 33.0% 35.1% 31.9% 2011 29.8% 29.2% 41.0% Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Top Real Estate Capital Markets Trends

Emerging trends barometer 2014 Excellent Good Sell Hold Fair Buy Poor Abysmal 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Source: Emerging Trends in Real Estate surveys Note: Based on US respondents only

Real Estate Capital Flows Survey participants anticipate an increase in both equity and debt capital Equity investors will continue to expand search for yield, turning focus from solely core in 24-hour markets to a wider geography and range of asset classes Lender s return to corporate profitability allows them to get back in the game For both investors and lenders, real estate provides an increasingly attractive investment alternative

Increase in Availability of Debt Capital Respondents expect an increase in availability of debt capital from five sources CMBS (securitized) market Commercial banks Life insurance companies Mezzanine lenders Non-bank financial institutions

CMBS Revival Continues Survey participants ranked CMBS first in terms of change in availability of capital for real estate in 2014 2013 transaction volume expected to exceed $80 billion; 2014 originations anticipated to exceed $100 billion CMBS lenders continue to fill the gaps left by conventional lenders in terms of deal size (under $25 million) and property location (secondary versus solely primary locations)

Commercial Banks Expected increases in interest rates (and profitability) will make real estate lending increasingly attractive Regional and local banks are expected to become increasingly active as real estate lending returns to become a major part of their business model National banks, searching for opportunities, will increasingly compete on a regional and local basis Development and construction loans will become increasingly available for borrowers with strong credentials and track records, and properties with substantial preleasing

Dealing with problem loans Preferred strategy for lenders Extend without mortgage modification 6.3% 6.9% 4.5% Extend with mortgage modification Sell to a third party Foreclose and dispose 14.8% 14.9% 12.9% 25.4% 23.6% 25.9% 53.5% 54.7% 56.7% 2012 2013 2014 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Life insurers mortgage delinquency and in-foreclosure rates 8 % 7 Delinquency 6 5 4 In-foreclosure 3 2 1 0 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 Source: Moody s Analytics, American Council of Life Insurers

Mezzanine Financing Interviewees and survey participants seem of two minds regarding the roll of mezzanine financing in 2014 The biggest question on mezzanine is where the returns are going to be. If mezzanine rates don t increase enough and we don t feel we re getting paid enough, we ll stop. At a 200 [basis point] difference, we don t think we re getting paid for the risk. Other interviewees predict an increase in B-piece, mezzanine, and debt funds to fill gaps in transaction structure and an increase in the use of mezzanine financing combined with higher-cost senior debt.

Shadow Banking Shadow banking is commercial lending outside of the regulated universe of insured depository institutions and life insurance companies While not the lender of last resort, borrowers in the shadow banking market will find themselves dealing with a hodgepodge of well capitalized private funds, wealthy individuals, family offices, refugees from other lending markets and the like who are in this market solely because the spreads are attractive

Equity Sources Foreign investors Private equity funds Pension funds Equity REITs

Markets to watch More markets begin to look attractive

The lack of new supply has allowed the steady nature of the economic recovery to drive improvement in real estate 70% Percent of markets ranked moderately good or better 60% 50% 57% 65% 59% 40% 30% 20% 41% 39% 47% 28% 2012 2013 2014 10% 0% 16% Investment Prospects Development Prospects Homebuilding Prospects 6% Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Outlook improves for more markets Markets with Investment Prospects of Good or Better 2011 2012 2013 2014 New York City Austin Austin Austin Washington D.C. Boston Boston Boston New York City Houston Dallas/Ft. Worth San Francisco New York City Houston San Jose San Francisco Miami Seattle San Jose New York City Washington D.C. Seattle Orange County Portland San Francisco San Jose Seattle

Top 10 total rank 2014 Investment Development Homebuilding 1. San Francisco 7.0 6.9 7.7 2. Houston 7.0 6.6 7.5 3. San Jose 6.8 6.7 7.4 4. New York 6.8 6.6 7.2 5. Dallas/Ft. Worth 6.8 6.4 7.4 6. Seattle 6.8 6.4 7.2 7. Austin 6.7 6.3 7.3 8. Miami 6.6 6.4 7.1 9. Boston 6.6 6.4 6.9 10. Orange County, CA 6.6 6.2 6.9 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Next 10 markets 2014 11. Denver Investment Development Homebuilding 6.5 6.1 6.8 12. Nashville 6.5 6.2 6.8 13. Los Angeles 6.5 6.2 6.7 14. San Antonio 6.3 6.1 6.8 15. San Diego 6.5 5.9 6.7 16. Charlotte 6.4 5.9 6.8 17. Raleigh/Durham 6.3 5.9 6.8 18. Salt Lake City 6.4 6.0 6.5 19. Portland, OR 6.5 5.9 6.3 20. Minneapolis/St. Paul 6.3 6.3 5.9 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

The impact of uncertainty Impact on the outlook for Washington, DC Excellent Investment Score 9.00 Market Rank 30 8.00 7.00 6.00 25 20 Fair 5.00 4.00 15 3.00 10 2.00 1.00 5 Poor 0.00 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 0 Rank Score The outlook for Washington, DC succumbs to fed fatigue Source: Emerging Trends in Real Estate surveys Note: Based on US respondents only

Top 10 investment markets 2014 2013 Rank Change 1. Houston 7.00 6.84 +4 2. San Francisco 6.98 7.21-1 3. New York 6.84 7.14-1 4. Seattle 6.83 6.72 +2 5. San Jose 6.78 6.89-2 6. Dallas/ Fort Worth 6.76 6.47 +4 7. Austin 6.69 6.71-8. Boston 6.64 6.85-4 9. Orange County, CA 6.60 6.48-10. Miami 6.57 6.47 +1

Top 10 development markets 2014 2013 Rank Change 1. San Francisco 6.88 6.87-2. San Jose 6.75 6.58 +1 3. Houston 6.64 6.36 +2 4. New York 6.58 6.76-2 5. Miami 6.38 5.89 +6 6. Dallas/Fort Worth 6.37 6.20 +1 7. Seattle 6.36 6.13-1 8. Boston 6.35 6.31-2 9. Minneapolis/St. Paul 6.27 5.06 +16 10. Austin 6.25 6.40-6 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Top 10 homebuilding markets 2014 2013 Rank Change 1. San Francisco 7.74 6.80-2. Houston 7.48 6.15 +4 3. San Jose 7.40 6.58-1 4. Dallas/Fort Worth 7.36 5.86 +6 5. Austin 7.34 6.26-6. New York 7.19 6.42-3 7. Seattle 7.19 6.14-8. Miami 7.06 5.44 +8 9. Boston 6.87 6.05-1 10. Orange County, CA 6.85 5.91-1 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Markets: 2014 emerging trends

East coast Westchester/ Fairfield, CT 5.5 Boston 6.6 Providence 4.3 Northern NJ 5.9 New York 6.8 Pittsburgh 5.5 Baltimore 5.1 Philadelphia 5.6 Washington DC 5.9

West coast Seattle 6.8 Portland 6.5 Sacramento 5.0 San Francisco 7.0 Honolulu 5.7 San Jose 6.8 Los Angeles 6.5 Orange County 6.6 San Diego 6.5 Inland Empire 5.9

Southwest Salt Lake City 6.4 Denver 6.5 Las Vegas 5.5 Phoenix 6.1 Tucson 5.1 Albuquerque 4.6 Dallas 6.8 Austin 6.7 Oklahoma City 4.8 San Antonia 6.3 Houston 7.0

Southeast Virginia Beach/Norfolk 5.2 Raleigh/Durham 6.3 Charlotte 6.4 Memphis 4.5 Nashville 6.5 Atlanta 6.1 New Orleans 4.5

Florida Jacksonville 5.0 Orlando 5.9 Tampa 6.0 Miami 6.6

Midwest Minneapolis 6.3 Milwaukee 4.8 Detroit 3.1 Kansas City 5.3 Chicago 6.1 St. Louis 5.2 Indianapolis 5.3 Cleveland 4.2 Cincinnati 5.0 Columbus 4.9

Property type outlook Industrial leads the pack

Industrial takes the top spot Prospects for major commercial property types in 2014 Industrial/Distribution 6.45 Hotels 6.23 Apartment Residential (Rental) 6.14 Office 5.76 Retail 5.72 0.00 1.00 2.00 3.00 4.00 5.00 6.00 7.00 8.00 9.00 Abysmal Fair Excellent Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Subsector outlook shows diversity of recovery Prospects for commercial subsectors in 2014 Warehouse Industrial Apartment Rental--moderate-income Limited-Service Hotels Full-Service Hotels Central City Office Neigh./Community Shopping Ctrs. Apartment Rental--high-income R&D Industrial Regional Malls Power Centers Suburban Office 6.56 6.30 6.17 6.11 6.08 6.00 5.92 5.72 5.29 4.95 4.93 0.00 1.00 2.00 3.00 4.00 5.00 6.00 7.00 8.00 9.00 Abysmal Fair Excellent Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only

Subsectors with the most promise Excellent Good Fair Poor Abysmal 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Central City Office Full-Service Hotels Limited-Service Hotels Warehouse Industrial Source: Emerging Trends in Real Estate surveys Note: Based on US respondents only

Middle of the pack subsectors Excellent Good Fair Poor Abysmal 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 R&D Industrial Apartment,Moderate Income Apartment, High Income Neigh./Community Shopping Ctrs. Source: Emerging Trends in Real Estate surveys Note: Based on US respondents only

Trailing subsectors Excellent Good Fair Poor Abysmal 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Suburban Office Power Centers Regional Malls Source: Emerging Trends in Real Estate surveys Note: Based on US respondents only

Commercial development begins to look up Prospects for major commercial property types in 2014 Industrial/Distribution 6.74 Apartment Residential (Rental) 5.52 Hotels 5.31 Retail 4.63 Office 4.58 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only 0 1 2 3 4 5 6 7 8 9 Abysmal Fair Excellent

Development prospects reflect where market is strongest Prospects for commercial subsectors in 2014 Warehouse Industrial Apartment Rental--high-income Apartment Rental--moderate-income Limited-Service Hotels Neigh./Community Shopping Ctrs. Central City Office R&D Industrial Full-Service Hotels 6.44 6.25 6.00 5.52 5.23 5.14 5.11 4.96 Power Centers Suburban Office Regional Malls 3.55 3.43 3.92 Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only 0 1 2 3 4 5 6 7 8 9 Abysmal Fair Excellent

Some changes in what investors want to buy Investment recommendation of survey respondents Warehouse Industrial Limited-Service Hotels Neigh./Community Shopping Ctrs. Central City Office Full-Service Hotels Apartment Rental--moderate-income R&D Industrial Sell Hold Buy Suburban Office Apartment Rental--high-income Regional Malls Power Centers Source: Emerging Trends in Real Estate 2014 survey Note: Based on US respondents only 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0%