Manhattan Lures REITs Capitalizing on Rising Rents as Sales Lag: Mortgages

Tom Toomey, chief executive officer of real estate investment firm UDR Inc. (UDR), is betting the best rental deal in Manhattan is owning the whole building.
The nation’s third-largest apartment real estate investment trust bought a five-tower apartment complex on Columbus Avenue between West 97th and 100th streets for about $630 million last month, with rents from $2,500 for a studio or one-bedroom apartment to more than $10,000 a month for a penthouse suite. It’s Toomey’s fifth purchase in Manhattan in the past year as rents soar and financing difficulties make it harder for individuals to buy.
“Financing and underwriting are much tighter,” Toomey said in a telephone interview. With purchases requiring larger down payments, “people are going to stay renters for a long time,” said Toomey, who’s based in Highlands Ranch, Colorado.
Strict lending standards for so-called jumbo mortgages have contributed to declining home buying across the U.S. by even the most creditworthy borrowers as issuance of the loans has dropped 68 percent since 2007. Nowhere is that more evident than in Manhattan, where the median price of a two-bedroom apartment is about $1.2 million, almost twice the limit backed by government- supported mortgage companies Fannie Mae and Freddie Mac.
Manhattan rents rose 9.5 percent last quarter to an average $3,121, Miller Samuel Inc. and Prudential Douglas Elliman Real Estate said in a report last month. That’s about three times the rate for the 44 largest apartment markets in the U.S., according to Marcus & Millichap, a real estate brokerage firm. Manhattan rental apartment vacancy rates fell to a four-year low of 0.96 percent last year, down from 1.2 percent a year earlier and 1.9 percent in 2009, according to brokerage Citi Habitats. Vacancy bottomed in 2006 at 0.76 percent.

Wall Street Pay

“The key to the strength of the rental market is tightness of credit,” Jonathan Miller, president of appraiser Miller Samuel, said in a telephone interview. “It takes quadruple-A bizarre credit requirements to get approved.”
Jumbo loans exceed limits set for government-controlled mortgage companies by congress. For New York that’s $625,500.
Wall Street’s pay practices are also making it harder to buy, as financial firms increasingly pay bonuses in stock and deferred cash, said Alan Johnson, managing director of compensation consultant Johnson Associates Inc.
Morgan Stanley, Credit Suisse Group AG and Citigroup Inc. have all reduced senior investment bankers’ pay for last year as revenue slows. Morgan Stanley is capping immediate cash bonuses at $125,000, people with knowledge of the move said last month.

Shorter Commitment

“It’s not a great sign for the financial sector contributing to purchasing apartments because there’s no sense of urgency to buy,” said Johnson. “Rentals are a much shorter commitment.”
Renters outnumber homeowners in the country’s largest cities including New York, Los Angeles and Chicago. More than 77 percent of Manhattan’s occupied units were rented in the decade ended 2010, compared with nearly 23 that were owned, data from the Census Bureau showed.
Nationally, the home ownership rate fell 1.1 percent to 65.1 percent from 2000 to 2010, the largest decrease since the Great Depression, according to the U.S. Census Bureau.
Low vacancy rates and rents that are likely to continue climbing this year have made apartments the “darling” of commercial real estate, according to Ryan Severino, economist at research firm Reis Inc.

Apartment Indices

The Bloomberg REIT Apartment Index (BBREAPT) of 16 publicly traded landlords returned 10 percent in the past year, including reinvested dividends, compared with returns of 6.8 percent for the Bloomberg REIT Index (BBREIT) and 5.2 percent for the Standard & Poor’s 500 Index. Equity Residential (EQR), the largest U.S. apartment REIT, returned 11.2 percent in the past year, according to data compiled by Bloomberg, and UDR gained 10.8 percent.
Toomey said in August that the REIT planned to invest as much as $1.8 billion in Manhattan apartment buildings. Its most recent purchase, about 700 apartment units at Columbus Square on the Upper West Side, was a joint venture with MetLife Inc. (MET), the biggest U.S. life insurer.
They partly funded the purchase with $302.3 million of 10- year fixed- and floating-rate debt from Fannie Mae, the government-supported mortgage company, UDR said in a statement last month. The loans pay 3.8 percent interest.
That compares with a rate of 4.85 percent for a 30-year jumbo mortgage to an individual in New York (ILMJNY) and 4.73 percent nationally, according to Bankrate.com data. For conforming Freddie Mac (NMCMFUS) loans, rates are 3.95 percent, after falling to 3.87 percent this month, the lowest in records dating to 1971.

Housing Limits

Lenders have been wary to issue mortgages for non- conforming loans including jumbos since the housing market started falling in 2006 and losses on mortgage securities propelled the nation into the worst financial crisis since the Great Depression.
For Fannie Mae and Freddie Mac, the conforming limit is $625,500 in high-priced markets such as New York, San Francisco and the Florida Keys, compared with $417,000 for most of the rest of the country. The Federal Housing Administration (FHAVARM$), a government agency with the goal of expanding ownership for “underserved” communities, according to its website, will insure loans up to $729,750 in New York.
Banks and mortgage lenders issued $110 billion in jumbo loans last year, up 5.8 percent from 2010, according to Guy Cecala, publisher of Inside Mortgage Finance. The market has contracted from $348 billion in 2007 after peaking in 2003 at $650 billion.

Origination Volumes

Mortgage origination overall was down 17 percent year-over- year to $1.35 trillion, the lowest in over a decade, according to Cecala.
Lenders and bankers, no longer able to package jumbo loans and sell them to investors, are required to have enough capital to carry non-conforming debt on their books until maturity.
“Some don’t have the ability to keep it on their balance sheets,” Monte N. Redman, president of bank holding company Astoria Financial Corp., said in a telephone interview.
FHA loans are also harder to get in Manhattan, and aren’t available at all for co-op apartments, because borrowers purchase shares in the building’s management company instead of buying the property itself. The FHA does limited lending for condominiums, units individually grouped into a cluster. It insured 107 mortgages for condos in Manhattan last year, compared with 90 in 2010 and 42 in 2009, the FHA said.

Manhattan Sales

Manhattan co-op and condominium sales totaled 2,011 in the fourth quarter, 12.4 percent less a year earlier, according to Miller Samuel and Prudential.
Non-conforming loans nationally accounted for nearly 2 percent of all purchase applications last year, up 33 percent relative to 2010, according to the Mortgage Bankers Association’s monthly profile of state and national mortgage activity.
Those loans have tougher standards such as high interest rates and down payments ranging from 25 to 40 percent, according to Mike Fratantoni, vice president of research for the Mortgage Bankers Association.
“They’re only available to the best credit borrowers,” Fratantoni said.
Financing a purchase with loans above government limits won’t get easier until the secondary market grows an appetite for jumbo loans, according to Miller of Miller Samuel.
The secondary market comprises mortgage bankers, savings and loan associations and large private investment institutions that buy mortgages from primary lenders or investors.

MBS Sales

There are signs of revival for mortgage-backed securities, according to Jan Scheck, managing director at DE Capital Mortgage, a New York-based mortgage consulting firm.
Redwood Trust Inc. (RWT), a real estate investment trust based in Mill Valley, California, has completed four sales of bonds totaling about $1 billion tied to new U.S. home loans since 2010, according to Mike McMahon, managing director of Redwood, which specializes in jumbo loans.
Wells Fargo & Co., the nation’s largest home lender, plans to trim credit requirements this year as it aims to increase its loan volume, according to Greg Gwizdz, sales manager for the eastern U.S. for Wells Fargo Home Mortgage. The bank reduced the cost of loans over $2 million last month and is lowering post- closing requirements for cash reserves, he said.
“We’re seeing a fair amount of demand, we have a strong appetite and we’re doing a lot of volume,” Gwizdz said in a telephone interview.
Wells Fargo funded $13.7 billion in non-conforming loans across the nation for the nine month period ending September, the San Francisco-based lender said. In Manhattan its volume of loans without government backing increased 56 percent from a year earlier.

William Beaver House

For now, building owners don’t have time to wait for the rebound. William Beaver House in Manhattan’s Financial District was mostly empty in 2010, two years after the 47-story condominium tower was built. It’s almost 90 percent occupied after owner CIM Group converted the units to luxury rentals costing more than $8,000 a month for a three-bedroom. A down payment on a $3 million apartment at William Beaver would range anywhere from $750,000 to over $1 million, per jumbo loan standards. A pre-recession down payment, averaging 20 percent or less, would have cost $600,000.
“Without the conversion, the condos wouldn’t have sold or would have sold at half the price,” Bob Scaglion of Rose Associates, the company’s manager, said. Eventually, the owners want to put the condominiums back on the purchase market, according to Heather McDonough, broker for Prudential Real Estate who works to sell William Beaver units.
“The rentals are in high demand,” McDonough said. “In a few years, maybe it will be different.”
To contact the reporter on this story: Christine Harvey in New York at charvey32@bloomberg.net
To contact the editor responsible for this story: Rob Urban at robprag@bloomberg.net
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Artprice Launches its Online Auctions

PARIS , January 3, 2012 /PRNewswire/ –
As announced in previous press releases, Artprice, with its 1.3 million members in more than 90 countries, and in its capacity as an online auction broker (“opérateur de courtage aux enchères réalisées à distance par voie électronique”, Article 5 of French Law no. 2011-850 of 20 July 2011 ) will be launching its online auctions service on 18 January 2012 .
Since 27 December 2011 , Artprice members have been able to prepare their ads in order to gain the maximum benefit from the visibility of Artprice’s global launch campaign. For further information please visit:  http://web.artprice.com/classifieds/info?l=en
Although more than 90% of the art market was closed between Christmas and the New Year, Artprice has already registered several thousand lots for sale. Our initial client feedback suggests that users find the service very quick and simple to use.
According to thierry Ehrmann, the founder and CEO of Artprice, “the train of History is now definitively rolling and Artprice is on that train, which nothing can stop from now on. It took twelve years and lots of patience and conviction to pursue a legal battle against a 500 year-old monopoly that is today demolished”. Breaking this monopoly is a victory for Artprice; but it is also beneficial to France that has been losing its attractiveness as an art market for over 40 years, slipping from the first to the fourth position, and which, this year, with the help of Artprice, can hope to recover a position worthy of its tradition and its influence on the art market.
On Monday 2 January 2012 , Artprice launched a global campaign in art and financial media, focused on the USA , Europe and Asia , alongside a “viral marketing” campaign on the Internet.
On Monday 9 January 2012 , Artprice will start the presentation of lots to be auctioned in chronological harmony with the art market which, every year, kicks off in the second week of January.
A level of security rarely attained on the Internet.
Our alliance with Escrow.com, the global leader in the management of escrow accounts, provides a 100% guarantee of security and payment for the parties to all transactions. The service provided by Escrow.com has been specifically tailored to meet all of Artprice’s rigorous requirements. Artprice’s capacity to offer 100% transaction security relies on its excellent knowledge of the digital economy and developments in the fields of information technology and Internet law. Indeed, we can affirm with complete confidence that the security of Artprice’s online auctions and other services is greater than that offered by traditional auctions and non-internet transactions.
Artprice works on the fundamental principle of perfectly identified members and, via an agreement with INTERPOL, buyers can access at any moment the latter’s international Stolen Works of Art database to check if a work being offered for sale is subject to any legal dispute or search warrant.
Unlike certain well-known general online auction companies, Artprice imposes a permanent legal presence on its clientele to ensure the smooth operation of its online auction brokerage activities via its Standardised Marketplace. Artprice’s contacts over the past 5 years with approximately 70 criminal investigation departments around the world has allowed Artprice to build an unrivalled level of Internet confidence that is strengthened by its constant collaboration with artists, beneficiaries and experts.
The real strength of Artprice is its use of an escrow and payment release system for which Artprice has conceptualised all possible legal scenarios to ensure that completed transactions are legally irreversible and to provide a level of security rarely attained in the Internet sphere. This escrow system functions on exactly the same principle as that used by solicitors and lawyers for various kinds of transactions.
The very low commissions charged by Artprice completely alter the dynamic of the art market.
Art professionals, collectors and beneficiaries will be inexorably drawn to use Artprice’s service because its low commissions modify the fundamental reality of the secondary art market. Its rates decrease from 9% to 5% depending on the value (in USD) of the transaction: 9% from 0 to 7,500 dollars ; 7% from 7,500.01 to 15,000 dollars and 5% for transactions over 15,000.01 dollars . According to thierry Ehrmann, the 5% rate for works offered at over 15,000.01 euros could attract entire sections of the Art market to this modus operandi because works in that price bracket are perfectly standardised and have been bought and sold for nearly 30 years, almost always “remotely”, in view of the legal documents that vendors are obliged to produce on Artprice.
In parallel, Artprice is setting up white labels for major players in the art market, notably Auction Houses, that will use Artprice and its Standardised Marketplace as their technical host for online auctions, thereby providing Artprice -which is not an auctioneer- with another source of income.
Artprice is therefore open to demand from over 3,600 client and partner auctioneers and more than 7,400 art valuers who have already concretely manifested their vital need to join Artprice’s standardised marketplace in order to maintain their positions in the global art market and survive the necessary transition to a dematerialised art auction environment.
Internet, and more generally the digital revolution, has literally destroyed the global mono-economy of physical auction rooms, which today are just one channel for auctioneers to use and which -usually located in city centres- either represent an expensive (and now superfluous) rental cost or an under-exploited real estate asset.
In the context of a deeper than ever global economic and financial crisis, Artprice has once again -as in 2008- observed a very sharp increase in the number of works offered for sale through its Standardised Marketplace, with an acceleration of buy-to-sell operations. We can therefore assume that auction sales will follow the same growth path. Indeed, we are of the view that the economic and financial crisis represents a strong growth opportunity for Artprice’s Standardised Marketplace.
In fact, the history of the art market – like all markets – is naturally heading towards the circuits that are the fastest, the least expensive, the most liquid, where the price can be obtained in real-time and where there is a critical mass of participants with – of course – access to transparent information on all prices and indices.
Artprice’s Standardised Marketplace meets these five specific and vital needs for a modern market. Artprice, with its completely toll-free access model for its Standardised Marketplace, is absorbing the global market of private art sales faster than initially expected. With our extremely attractive rates we now expect to see the same pace of growth with our online auction service.
Over nearly 7 years Artprice has seen exponential growth of the offer on its Standardised Marketplace (the annual figures are available in Artprice’s 2010 Registration Document and online at the AMF under number D.11-0784 since 25 August 2011 ). In 2010, Artprice confirmed a total volume of artworks offered worth nearly 6.3 billion euros with a sales rate of approximately one third, for which Artprice received no commission.
We should point out that only Artprice holds and protects, as intellectual property, the entire process for joining the Standardised Marketplace® and for side-stepping the traditional system of physical auction rooms. Indeed, the situation may justifiably be compared to the old Stock Exchanges before the arrival of the ECNs (Electronic Communication Network) that made the outcry halls redundant on the majority of the world’s major stock markets, primarily by reducing the intermediation costs.
Art… a veritable safe haven investment in times of major crisis.
The economic and business media (Le Monde, The New York Times , the F.T. the A.F.P., Reuters, Bloomberg, etc.) regularly indicate that quality art represents a genuine safe haven in major crises. Artprice, Christie’s, Sotheby’s and the major international auctioneers also confirm the safe haven status of artworks (c.f. the Agefi’s interview with Artprice). In fact, despite the sombre economic and financial global context in 2011, the global art market posted extremely positive figures both in terms of volumes and prices in all countries, and numerous artists in Artprice’s global Top 500 posted new records.
This confidence is manifest on all continents. Like gold, artworks have for centuries been defensive investments in major crises and particularly in the context of sharp meltdowns in financial asset values such as those that the global economy is likely to continue experiencing in 2012/2013.
Artprice will soon be announcing alliances that will allow a presence on all continents with local partners.
The future of Artprice in 2012 and of the Art Market is unavoidably linked to Asia .
Artprice was the first press agent in the world to announce and certify figures in 2011 showing that China had unquestionably become the world’s leading art marketplace ahead of the USA in 2011.  Artprice’s figures for 2011 have already confirmed China’s domination of the global art market for the second consecutive year.
There is therefore an irresistible logic to Artprice’s patient preparation for the opening of its subsidiary and clean rooms in Hong Kong that will be a testing ground for the People’s Republic of China and an entry point for Asia . Hong Kong is already one of the top five global art marketplaces. Likewise, agreements with major players such as online auction operators and major Asian art fairs will allow Artprice to extend the diffusion initiated in 2011 of its Asia -specific art market reports, country by country. As a simple example, Singapore should soon overtake France in the field of Contemporary Art sales. In this context Artprice and Art Stage Singapore, Asia’s largest Contemporary Art Fair (along with Art HK), have decided to intensify their editorial partnership and their marketing strategy in 2012. Artprice will also be a strategic partner with Art HK ( Hong Kong ).
The Internet’s absolute domination of the art market in 2012.
In 2012 Internet is therefore just a simple extension of the 1980s telephonic order with, in addition, a perfect reproduction of the work for the buyer and Artprice’s remarkable success is proof of this…. there remained therefore a final step and indeed the hardest step: the standardisation of the marketplace that Artprice has achieved in 14 years by imposing its unique and free standard via its Standardised Marketplace ®.
From 1987 to 2004, Artprice’s databanks became the reference in this area and made Artprice the global leader in standardised art market information before it turned to the problem of market dematerialisation. This latter project fully exploits the standardisation represented by its 18 databases, fed by acquisitions around the world of publishers and art archives.
All of the industrial processes forming Artprice’s databanks are patent protected, notably by the A.P.P. (Agence de Protection des Programmes). These industrial processes standardise the Art Market (artist ID, work ID, catalogue raisonné ID, bibliography ID, estimate/econometric info ID.) with more than 180 million data entries and proprietary indices.
This globally unique knowledge is clearly explained in Artprice’s corporate video in five languages: http://web.artprice.com/video/
Artprice posted the best French stock market progression in 2011 and has filed a request for admission to compartment B of Euronext Paris.
Despite the crisis affecting stock market’s, Artprice’s share price outperformed in 2011 with an astonishing increase of +472% since 1 January 2011 , on the back of a traded volume of approximately 873 million euros , i.e. an average daily volume of 3.2 million euros . This increase was the best performance on the regulated French Eurolist by Euronext markets (compartments A, B, C).
As Artprice satisfied all the admission criteria for admission to Compartment B in 2011, it is preparing its admission request for registration on compartment B of Eurolist to be filed with the French Financial Markets Authority (AMF) along with the presentation of its candidacy to the NYSE Euronext Scientific Committee for Indices to be included in the indices relating to Compartment B.
In order to understand the legislative evolution of the art market over five centuries and the impact of recent changes on Artprice, we invite our shareholders and the market to read the 72 short and pedagogical questions and answers that form the basis of the interviews conducted in June and October of 2011. Hyperlinks to Actusnews (a professional regulated information provider licensed by the AMF):
http://www.actusnews.com/communique.php?ID=ACTUS-0-25689
Lastly, Artprice invites its new and future shareholders who would like to acquaint themselves with the history of the Company to consult its highly detailed regulated information in its 2010 Registration Document filed and online at the AMF under D.11-0784 since 25 August 2011 . Artprice, with more than 12 years of regulated disclosure on Eurolist, is proud of the high quality of the information it provides to financial market professionals and art market novices. All the questions of Artprice’s 18,000 shareholders are systematically answered in Artprice’s regulated disclosures that its posts online on its own website and on that of its AMF-authorised financial information provider, ActusNews.com.            
Source: http://www.artprice.com (c)1987-2012 thierry Ehrmann
Artprice is the global leader in databank on Art prices and indices with more than 27 million indices and auction results covering 450,000 Artists. Artprice Images(R) gives unlimited access to the largest Art Market resource in the world, a library of 108 million images or engravings of artworks from 1700 to the present day along with comments by Artprice’s art historians. Artprice permanently enriches its databanks with information from 3,600 auctioneers and publishes a constant flow of art market trends for the main news agencies and 6,300 international written media. For its 1.3 million members (member log in), Artprice posts standardized adverts in what is today the world’s leading Standardised Marketplace® for buying and selling works of Art (source Artprice).
Artprice is listed on Eurolist by Euronext Paris: Euroclear: 7478 – Bloomberg : PRC – Reuters: ARTF
List of Artprice press releases:
http://serveur.serveur.com/press_release/pressreleasefr.htm
Discover alchemy and Artprice’s universe on http://web.artprice.com/video/
Follow all of the art market’s news with Artprice on Twitter: http://twitter.com/artpricedotcom/
Contact: Josette Mey – tel: +33(0)478-220-000, email: ir@artprice.com

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