Unsplash/Alessandro Sparato
As retail evolves and adapts to a new competitive
landscape, so do the criteria used for assessing property values. Retailers
face new pressure to refine, differentiate and Amazon-proof their business
models, often by combining excitement, digital integration and a high level of
service.
Here are the top seven factors investors, appraisers and
landlords should weigh when considering existing and potential retail
properties.
1. Highest And Best Use
In some cases, a property may no longer be financially feasible to continue
operating as a retail property. A growing number of landlords are realizing
retail may not be their property's maximally productive use,
according to RSM Real Estate Valuation and Advisory Director Kenny Kim.
Symbolic of this shift is the repurposing of the 676K SF Lord & Taylor
flagship store in Manhattan into WeWork’s new global headquarters, with plans
to convert all but the lower three levels to office. The co-working
giant acquired the iconic property from Hudson’s Bay for $850M.
2. Tenant Mix
Investors historically sought retail properties with traditional anchors like
Macy’s and Nordstrom because they drew a strong consumer base, Kim said.
There were 34 billion visits to U.S. stores in 2010, nearly twice as many
as the 17.6 billion recorded in 2013.
Some forward-looking landlords are hoping to attract customers, refresh their
malls and, in some cases, quadruple their rental income, by replacing these
struggling department stores with a number of smaller, experiential
shops.
“As investor demand shifts toward malls with more experiential tenants, such as
movie theaters and food and beverage, real estate appraisers or investors need
to have a fresh mindset in how the preferred tenant mix impacts value,” Kim
said.
Unsplash/Shravan Vijayabaskaran
3. Retail Category
According to Kim, some property types, such as lifestyle centers,
entertainment-centric malls and Class-A regional malls may continue to
thrive, while big-box retail may transform into a combination of store and distribution/warehousing
space.
“As the integration between online presence and retail stores evolve, so too
will the retail physical spaces,” Kim said. “These changes may have a material
impact on rent and expense levels that drive the valuations.”
4. Co-Tenancy And Go-Dark Clauses
Kim said leases should be examined for co-tenancy and go-dark clauses, which
can dramatically impact the rental income collected.
A major tenant’s departure can have a devastating effect on surrounding
retailers’ foot traffic and sales. Co-tenancy clauses protect remaining
retailers by lowering their rents in this instance. But because the
stores’ sales may decline as a result of the overall property occupancy
fluctuations, the rent paid to landlords as a percentage of store sales can
also diminish, Kim said.
Depending on the overall health of the mall and its anticipated response to
store closures, future cash flows may be significantly lower and difficult to
estimate. 5. Lease-Up And Downtime Newly developed retail properties may take
longer to lease up vacant space as the uncertain competitive
climate inspires greater caution, according to Kim. Historical
property data and assumptions may no longer be valid forecasting tools.
“Downtime and re-leasing assumptions of vacated space will require
reconsideration,” Kim said.
Unsplash/Tom Sodoge
6. Tenant Improvement Allowances And Capital
Expenditures
Landlords may need to allocate more money for tenant improvement allowances to
incentivize new tenants.
As ambience becomes increasingly necessary to lure shoppers, additional capital
expenditures may be required to update common areas and building exteriors, Kim
said.
7. Investment Rates
The capitalization and discount rates are key assumption drivers of value in
the discounted cash flow analysis.
“As e-commerce continues to challenge retail properties, many retail assets
will be in a state of being nonstabilized, and the estimation of the
capitalization and discount rates will require much greater consideration,” Kim
said. “An appraiser or investor will need to evaluate the risk inherent in the
cash flows projected, such as the net operating income growth over the analysis
period, and properly reflect market and execution risk in the investment rates.”
Sources: Berkman, Alec. "7 Key Retail Property
Valuation Considerations". Bisnow National. Nov 13, 2017. Web Nov 28,
2017.