The Basics of Value Add
In the realm of single-family homes, the concept of value-add is often known as “fix-and-flip.” It involves taking a dilapidated property, reimagining it, investing in its rehabilitation, and then selling it to a new owner at a profit. This process rewards you for your efforts and the risks you undertake, while the new owner receives a beautifully renovated property that is move-in ready.
In the multifamily world, value-add operates on a much larger scale. Instead of renovating a single unit, we often focus on revitalizing hundreds of units over several months or even years.
A value-add multifamily property typically exhibits signs of neglect, such as peeling paint on building exteriors, unkempt landscaping, outdated kitchen appliances, and more. These are all cosmetic issues that, when addressed, can improve the overall community and increase the property’s income potential.
The primary goal of every improvement is two-fold. Firstly, it aims to enhance the living conditions for the tenants and create a more desirable community. Secondly, it strives to directly or indirectly boost the property’s financial performance for the benefit of the investors.
Let’s explore some examples of value-add renovations in multifamily properties:
- Individual Unit Upgrades:
- Applying fresh paint to give units a clean, updated look.
- Installing new cabinets and countertops to modernize kitchens.
- Upgrading appliances to attract tenants seeking convenience and functionality.
- Installing new flooring to improve aesthetics and durability.
- Upgrading fixtures for a more polished and contemporary feel.
- Exteriors and Shared Spaces:
- Applying fresh paint to the building’s exteriors, giving the property a fresh and inviting appearance.
- Installing new signage to improve visibility and attract prospective tenants.
- Enhancing landscaping to create an appealing and well-maintained environment.
- Adding amenities such as dog parks, gyms, pools, clubhouses, playgrounds, covered parking, and shared spaces like BBQ pits and picnic areas, fosters a sense of community and increases tenant satisfaction.
- Increasing Efficiencies:
- Implementing green initiatives to decrease utility costs and promote sustainability.
- Offering shared cable and internet services to reduce expenses for tenants.
- Implementing cost-saving measures to optimize operational efficiency and maximize returns.
By implementing these value-add strategies, multifamily property owners can not only improve the quality of life for their tenants but also enhance the property’s market appeal and income potential. Moreover, adding value may involve implementing measures to reduce expenses and increase overall efficiency, leading to a more profitable investment.
The counterpart to Value-Add- Yield Play
To truly grasp the advantages of a value-add investment, it is important to contrast it with its counterpart, the yield play investment.
Let’s consider a scenario where we acquire a 100-unit apartment building that is already in decent condition and generating satisfactory cash flow. In this case, we opt to purchase the property and retain it without making significant improvements. Essentially, we are acquiring a stabilized property and investing in it based on the potential future yield. This strategy is known as a yield play.
The expectation in a yield play is that the market will appreciate over time, allowing us to sell the property for a substantial profit. However, there is always the risk that the market may remain stable or even contract, resulting in lower returns than anticipated.
In a yield play, our investment strategy revolves around acquiring and holding a stabilized asset with the hope of benefiting from future profits. It is crucial to note the keyword here: potential. We have limited control over the local market and can only rely on historical data and our best predictions for future market trends.
In a yield play, our investment returns largely depend on the performance of the market. We are essentially placing our faith in market conditions to drive the bulk of our investment’s profitability.
How Viking Capital Implements Value Add
At Viking Capital, we firmly believe in the power of value add to maximize the potential of the assets we own. With a strategic approach, we implement various value-add strategies across our portfolio of properties. From backsplashes and unit renovations to updating outdoor fitness areas and playgrounds, we leave no stone unturned when it comes to enhancing the overall value and appeal of our properties.
When it comes to unit renovations, we focus on transforming outdated spaces into modern, comfortable living environments. This includes updating kitchens with stylish backsplashes, installing new appliances, and implementing contemporary fixtures. By creating visually appealing and functional units, we aim to attract tenants seeking a higher quality of living.
In addition to unit renovations, we also prioritize the enhancement of shared spaces. Updating outdoor fitness areas and playgrounds allows us to create engaging and enjoyable spaces for residents of all ages. These improvements not only increase the desirability of the property but also foster a sense of community among our tenants.
Some last value add updates we do on all of our assets include technology and energy efficiency. By updating tech systems, such as implementing smart home features, we enhance the overall convenience and connectivity for our residents. Additionally, we invest in energy-efficient solutions, such as updating AC units and implementing green initiatives, to reduce utility costs and promote sustainability.
For newer vintages, the value-add is operational efficiencies and creating economies of scale with nearby properties to lower costs, while still creating forced appreciation and cost reduction.
For our latest investment opportunity, Park 33 we have a two-phase value-add strategy we will be implementing.
Why Value-Add for Increased Appreciation?
Contrary to a yield play, a value play, also known as a value-add investment, requires substantial effort, such as the renovations mentioned earlier, and consequently carries higher risk.
However, a value-add investment also presents significant potential for upside:
Increased Cash Flow:
One of the primary reasons why value-add is essential in multifamily syndication is its potential to boost cash flow. Savvy syndicators identify underperforming or mismanaged properties and breathe new life into them through renovations, upgrades, and operational improvements. By improving the property’s condition and amenities, they can attract higher-paying tenants, reduce vacancies, and ultimately, generate higher rental income. The increased cash flow not only enhances the property’s immediate profitability but also lays a solid foundation for long-term financial success.
Enhanced Property Value:
Value-add strategies go beyond the scope of immediate cash flow; they also aim to enhance the long-term value of multifamily properties. Through targeted improvements such as remodeling units, upgrading amenities, and optimizing layouts, syndicators can significantly increase the property’s market value. This increase in value can be a game-changer when it comes to attracting investors and potentially realizing substantial returns upon sale. By strategically investing in value-add projects, syndicators can unlock the hidden potential of multifamily properties and position them as highly desirable assets in the market.
Tenant Satisfaction:
A successful value add strategy not only benefits investors but also improves the living experience for tenants. Renovations such as updated kitchens, modernized common areas, and enhanced community amenities can greatly enhance tenant satisfaction. Happy tenants tend to stay longer, renew their leases, and refer others to the property, leading to reduced turnover and increased stability in rental income. By prioritizing tenant satisfaction, syndicators create a win-win situation where both investors and residents reap the rewards of value-add improvements.
Mitigates Risk:
Investing in multifamily syndication inherently comes with risks, but value add strategies can help mitigate some of these risks. By identifying and rectifying operational inefficiencies, syndicators can optimize property management, reduce expenses, and increase revenue streams. Moreover, implementing value-add improvements enables syndicators to attract a larger pool of potential tenants, thereby reducing the impact of economic downturns and fluctuations in the rental market. The diversified income from a well-executed value-add strategy acts as a buffer against uncertainties, providing a level of stability and security for investors.
By carefully implementing improvements and enhancements, syndicators can unlock the full potential of a property, resulting in increased cash flow, enhanced property value, tenant satisfaction, and risk mitigation. Successful syndicators are skilled at identifying the right opportunities, executing effective strategies, and maximizing returns for their investors. If you’re considering multifamily syndication as an investment avenue, it’s essential to keep an eye out for value-add opportunities. By harnessing the power of value add, you can set the stage for long-term success in the multifamily real estate market.
