INVESTMENT STRATEGY
RES Capital Partner’s core mission of protecting our investment partners’ capital begins with our sole focus on multifamily properties.
The firm’s strategy focuses on improving Class B & C apartment communities nationwide in secondary and tertiary markets. Historically, multifamily has been the least volatile real estate asset class during downturns while offering strong upside potential during upcycles.
Additionally, Class B & C provides one of the most attractive investment opportunities within multifamily due to the imbalance between the strong and growing demand and limited new supply of these units.
Acquisition Criteria
The following criteria is used to identify undervalued multifamily properties for acquisition, value optimizations, management and disposition.
MARKET SEGMENTS
Age: The 18-35 year old market segment is 22% of the U.S.
-Population Income: Renters who earn $40,000 or more
-Annually Price: Where rent is 30% or less of the median
-Income Retiring: Baby Boomers are scaling down and enjoying maintenance free multifamily living
PROPERTY CRITERIA
-Multifamily residential apartments
-Pitched roof construction preferred
-Occupancy above 80% with the exception of properties that require renovation, providing properties are well located and present value-add opportunities
TARGET VALUES
-Size and Price: 50+ units in the $4MM – $50MM range
-Returns: 7-10% Cash on Cash, Minimum Debt Service Coverage ratio of 1.25
-Type: C- to B+ properties located in C- to A areas
-Property Vintage: 1975 or newer
-Location: Emerging market areas with indicators for strong near and long-term economic growth
Emerging Markets
Choosing the “right” multi-family apartment complex to acquire is a critical aspect of RES Capital Partners investment strategy. We are diligent in our exploration and focus on opportunities in emerging markets, where jobs and local economies are expanding.
EMERGING MARKETS ARE CHARACTERIZED BY
-People moving in, rather than leaving the area
-Jobs being created and moving in rather than lost
-Rents and property values rising
-Local government dedicated to attracting jobs
-Markets starting to absorb oversupply
There are many indicators and a lot of research that goes into identifying an emerging market in the US. We start out by performing thorough market research that includes the following areas:
-Job Growth Report
-Population Growth
-Path of Progress Reports
-Local Economic Reports & Trends
-Chamber of Commerce Reports
Acquisition Practices
RES Capital Partners takes pride in building relationships with local listing brokers to get their “pocket listings” and access to other Bank Owned Properties (REO). Our searches include soliciting owners directly instead of waiting for properties to come to market.
Each asset undergoes a thorough due diligence process to confirm the physical and legal status of the property and to confirm valuations to ensure achievable investment strategies.
Early in the asset evaluation phase, the debt and equity financing strategy are developed based on several factors such as property type, the magnitude of renovations, expected hold period, and investor objectives. Each asset is typically held for 5-10 years, depending on its exact business plan.
INVESTMENT DISCIPLINE
Asset selection involves a systematic, routine evaluation to identify favorable demand characteristics, i.e., job and population growth, demographic shifts, supply absorption rates, and positive local legislation.
Markets with supply constraints receive the most favorable underwriting. Markets with signs of oversupply, such as surplus land, changes in zoning, and increases in building permits, are avoided.
Value-Add Strategy
Think of it as a business rather than a building. The more income it generates, the more it is worth. When we purchase an apartment complex, we are looking for specific opportunities to increase the cash flow in different areas. These are called “Value Plays” or “Value Adding Components.”
VALUE PLAYS WE CAPITALIZE ON
-Mismanagement caused by the owner’s self-managing
-Poor supervision of management companies
-Deferred maintenance
-High vacancies
-Below-market rents
Some examples of value-add plays we implement at RES Capital Partners
-Improve curb appeal by improving landscaping, adding dog parks, carports, etc.
-Residents will pay more when a property is in better condition and has amenities.
-Purchasing a property that is 10% or more under current market rents. This gives us the opportunity to increase rents and immediately increase the value of the property.
-Implement a water and sewage bill-back system to charge the residents for actual usage.
-Most apartment owners pay for all the water. When we bill back the residents, it helps offset expenses and increase the cash flow.
-Residents tend to become more frugal through this system, and it will decrease overall operating expenses.
Improve unit interiors with new paint, appliances, countertops, and floorsAdding a coin laundry facility to the complexBelow-market rents
Path of Progress Strategy
A Path of Progress is where the greatest amount of building and development is currently happening, or soon to be.
A PATH OF PROGRESS IS WHERE:
-Properties rapidly shoot up in appreciation
-Majority of new construction is going on
-Families and individuals are moving into the area
Investing in the Path of Progress yields the greatest returns in a short period of time.
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No Offer of Securities - Disclosure of Interest Under no circumstances should any material at this site be used or considered as an offer to sell or solicitation of any offer to buy an interest in any investment. Any such offer or solicitation will be made only by means of the Confidential Private Offering Memorandum relating to the particular investments. Access to information about the investments are limited to investors either qualify as accredited investors within the meaning of the securities Act of 1993, as mentioned, or those investors who generally are sophisticated in financial matters, such that they are capable of evaluating the merits and risks prospective investments.
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