The Trepp survey for the week ending August 8, 2014, showed average spreads continuing to widen. We suspect much of last week’s activity was a result of “pushback” by institutional investors reacting to tight initial offering prices of deals coming to market combined with a feeling that underwriting standards have deteriorated during the past few weeks. The implied rate for ten-year, modestly leveraged commercial real estate mortgages increased to 3.85 percent, down 79 basis points this year.
Asking Spreads over U.S. Ten-Year Treasury Bonds in Basis Points | |||||||
12/31/10 | 12/31/11 | 12/31/12 | 12/31/13 | This week (8/8/14) | Last week (8/1/14) | Month | |
Office | 214 | 210 | 210 | 162 | 148 | 141 | 144 |
Retail | 207 | 207 | 192 | 160 | 140 | 134 | 137 |
Multifamily | 188 | 202 | 182 | 157 | 138 | 132 | 132 |
Industrial | 201 | 205 | 191 | 159 | 138 | 132 | 134 |
Average spread | 203 | 205 | 194 | 160 | 141 | 135 | 137 |
10-yr Treasury | 3.29% | 2.88% | 1.64% | 3.04% | 2.44% | 2.48% | 2.58% |
The Cushman & Wakefield Equity, Debt, and Structured Finance Group’s monthly Capital Markets Update of commercial real estate mortgage spreads, dated August 7, showed spreads coming in approximately 5 basis points as compared with the prior survey (dated June 10) as lenders continue to compete for business; implied all-in cost ranges from 4.25 percent to 4.50 percent.
Ten-Year Fixed-Rate Commercial Real Estate Mortgages (as of August 7, 2014) | |||
Property | Maximum loan-to-value | Class A | Class B/C |
Multifamily (agency) | 75–80% | T +160 | T +170 |
Multifamily (nonagency) | 70–75% | T +155 | T +160 |
Anchored retail | 70–75% | T +175 | T +185 |
Strip center | 65–70% | T +175 | T +185 |
Distribution/warehouse | 65–70% | T +175 | T +185 |
R&D/flex/industrial | 65–70% | T +185 | T +190 |
Office | 65–75% | T +175 | T +185 |
Full-service hotel | 55–65% | T +235 | T +255 |
Debt-service-coverage ratio assumed to be greater than 1.35 to 1. |
Year-to-Date Public Equity Capital Markets
Dow Jones Industrial Average: +0.52 percent
Standard & Poor’s 500 Stock Index: +5.77 percent
NASD Composite Index (NASDAQ): +6.90 percent
Russell 2000: –1.89 percent
Morgan Stanley U.S. REIT Index: +14.1 percent
Year-to-Date Global CMBS Issuance | ||
2014 | 2013 | |
U.S. | $54.9 | $56.4 |
Non-U.S. | 1.9 | 7.8 |
Total | $56.8 | $64.2 |
Source: Commercial Mortgage Alert |
Year-to-Date Public U.S. Treasury Yields
U.S. Treasury Yields | |||
12/31/12 | 12/31/13 | 8/14/14 | |
3-month | 0.08% | 0.07% | 0.03% |
6-month | 0.12% | 0.10% | 0.06% |
2-year | 0.27% | 0.38% | 0.42% |
5-year | 0.76% | 1.75% | 1.57% |
7-year | 1.25% | 2.45% | 2.34% |
10-year | 1.86% | 3.04% | 2.40% |