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Bankrupt Your Student Loans: And Other D


Bankrupt Your Student Loans: And Other D

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Your Federal Student Loans


Your Federal Student Loans

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In a current real estate market where property types can change from popular to not so popular within few months, it is crucial that capital providers and investors hedge their investments against the general economy and diversify their holdings. Student housing is certainly an asset type that’s offering real estate investors with a hedge on both economy and real estate market.
Student housing continues to be a substantial asset class for one reason alone: It’s fairly protected from the larger economy. Rental rates and occupancy in student housing usually are not a function of the economy but instead the particular university or college submarkets.
Since student housing is an operationally demanding market, lenders and capital providers review the experience and qualification of the borrowers in order to approve them for the new student housing property loan. Usually, owners of student-housing real estate properties are often divided into large national owners; midsized regional owners and small, market-specific property owners. Of course a lot of these property owners also employ third-party management companies that concentrate on student housing.

Student-housing lending is a small market with few capital providers. There are the usual government backed agencies such as Freddie Mac and Fannie Mae that have student-housing lending programs and are main source for large class A buildings. There are some balance-sheet lenders that can finance student housing properties successfully.

A few numbers of issues that new investors should be aware before requesting for student housing loans, such as the following:

Preleasing: The student-housing rental period typically coincides with the school year, and lease contracts ordinarily start and end in July or August. Most large owners and managed properties use 12-month leases. As a result, properties begin renting for the next school year far in advance. The preleasing months are market-dependent; nevertheless it often begins when students return from winter break. Preleasing may be significant as current occupancy.
Considering that the size of the tenant base is set and is enrollment and supply dependent, properties compete against one another to rent units in the same period. Fully occupied student housing apartments that prelease inadequately can suffer extreme occupancy declines following the leases turn over.

By-the-bed rental: Most professionally managed student housing properties are leased per bed (e.g., each tenant in a four-bedroom apartment has a separate lease). The by-the-bed model allows managers to earn a rent premium on a square-foot basis because of density.

Summer occupancy: Most properties’ physical occupancy decreases considerably during the summer time, despite the fact that economy occupancy shouldn’t be affected. Lenders typically have concerns about properties that lease for periods under 12 months because of cash-flow concerns. Students on 12-month leases pay their rent in the summer whether or not they still stay in the property.

• Expenses: Student-housing properties tend to be more operationally rigorous than traditional multifamily properties and therefore have a greater expense ratio. Most owners include utilites and furniture to simplify the leases and there are more turn over so owner spend more to make the rooms rent ready.
Cap rates: Cap rates needs to be applied to similar student-housing assets. In smaller markets, you should compare cap rates with similar properties in similar student-housing markets nationwide.
Parental guarantees: It is typical that owners require that students’ parents guarantee leases. Industry wide, collection loss is believed to be fewer than 2 percent.
Damage: Despite the popular misconception, nearly all student tenants handle their residences with care.
Bedroom-bathroom equality: Market demands that each bedroom must have a bathroom. In this market, properties with common bathrooms are valued at a discount compared to their newer buildings.

 Understanding student housing properties and their issues is crucial to investors. You should know how lenders evaluate the performance of the property when applying for student housing loan.

Shawn Shayestehfar is the managing partner of City Capital Finance, a Los Angeles based real estate investment banking firm, arranging debt and equity for commercial loans, multifamily loans and SBA loans.

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