Most commercial real estate transactions involve the purchase of a property in fee simple. However, there are instances – including rough land – where, for whatever reason, the landlord is unwilling to sell the property. But they are prepared to enter a land lease which requires the investor to pay "land rental" in exchange for the privilege of being able to set up something in the field. To assess this rental revenue stream, investors generally use the method of capitalizing land rents.
In this article, we will talk about how to capitalize on land rents. We will define what it is, how it is calculated, and why it is important in a property investment that involves the rent of the soil. Ultimately, investors will be able to utilize their knowledge of this assessment methodology as part of their pre-investment due diligence process.
What is Ground Rent?
In the simplest sense, land rent is the money paid to a property owner in exchange for the possibility of developing a certain type of structure on it. To illustrate the typical operation of such arrangements, an example is useful.
Let's say a family owned a piece of land for a long period and, meanwhile, a bustling real estate market has sprung up around the property, making it incredibly valuable for real estate developers. The family is often approached with offers to purchase the land, but they are discarded because the family is confident that the property will continue to grow in value. But one day, a developer comes along with another type of deal. Instead of buying the land directly, they propose to rent it to the family, which gives them a stable rental income – in exchange for the possibility of constructing a project above the property. In many cases, the landlord and the developer are the winners. The landowner obtains the rental income and retains ownership of the land. In some cases, the terms of the lease even require that the project property be returned to the owner upon termination of the lease. And the developer gets access to a first-rate piece of property without having to buy it so their cost base for the project is much lower. Also, leases on the land are typically very long—50 to 99 years, for example—which gives them enough time to recoup their investment.
What is The Ground Rent Capitalization Method?
The revenue flow represented by the land rental terms has a value and the method of capitalizing land rents is a means of estimating the market value of the land.
How is Ground Rent Capitalization Calculated?
The formula used to " Capitalization " the land rent is very straightforward. It has to do with the annual income and the capitalization rate. Understanding how each of these inputs is derived helps us understand how it works. Annual income is the amount of annual rent less the cost of doing business. In a typical land rent scenario, there is unlikely to be a lot of operating expenses, but they usually include things such as property taxes, insurance, depreciation, and a small amount of maintenance. For example, if the annual property rent is $150,000 and the cost of doing business is $25,000, the numerator figure would be $125,000.
The capitalization rate can be slightly more difficult to understand, but this is usually a combination of the expected rate of return on the investment and the capitalization rate of comparable home sales. It is important to note that the capitalization rate is inversely related to the value of the land. A higher capitalization rate means that investors require a higher rate of return on the asset to invest a lower value on the property. In contrast, a lower capitalization rate means that land assessment is higher. For the example above, let's say a capitalization rate of 8%. This means that if the annual income is $125,000 and the capitalization rate is 8%, the estimated property value is $125,000/8% or $1,562,500.
When to Use the Ground Rent Capitalization Method?
The method of capitalizing land rents should be used every time there is a revenue stream that requires "direct capitalization". It could be a land lease for vacant land, but that kind of income-based approach could also be used for any commercial property. In other words, the “annual income” is represented by Net Operating Income (NOI) on the property income statement and the capitalization rate is chosen based on the required return. The best way to think about this is to use the method of capitalizing land rents at any time there is an investment or a project that includes the rental of the land. The result is an estimate of the real property value.
Why understanding land capitalization is important to investors?
Understanding how to capitalize on property rental is important for real estate investors
because it is a key element in creating a pro forma investment that attempts to project revenues, expenditures, and returns for an investment involving land rent. Without this knowledge, investors would not be able to properly evaluate returns, which cancels out the investment point.
What are other Valuation Approaches?
When a valuator is hired to provide an estimate of the value of a property, there are usually three approaches.
The first is the income capitalization approach, which closely resembles the capitalization of land rents. In this document, the appraiser assesses the income and expenses of a property and then applies a capitalization rate to net operating income to determine the value.
The second is the sales comparison approach, which looks at the selling price of similar homes in the same market. Based on this, the appraiser would adjust the subject property to determine a suitable price per square foot. Then they would apply that value per square foot to the assessed property to determine the full value of the property.
The third approach is the cost approach, which seeks to determine the cost required to replicate the property evaluated using modern construction techniques and materials. Often, the evaluator uses all three approaches but may assign more weight than others depending on the unique characteristics of the property. In a land lease, when a person has a lease interest in the property, the method of capitalizing income is probably the preferred method for estimating the value of the land.
How the approach to capitalizing land rents applies to private equity properties. Any kind of transaction involving a land lease may be particularly complex. The terms of the agreement are crucial to the transaction, and the real estate developer's capacity to carry out the project has a major impact on the investment's success. Managing the details of the development project can take a long time and requires an extraordinary level of expertise to succeed. As a result, many retail investors may prefer to work with a private equity company to assist. In such a situation, the individual investor allocates capital to a partnership with the private equity company, which is responsible for project management for the enhanced property. For instance, we specialize in buying and managing established grocery retail centers. At times, some of the properties we buy have one or several "retail pads" that are underdeveloped. One way we could add value to the home is by selling this platform directly or partnering with a real estate developer where we would rent them the plot and they would work out a project which is both complimentary to our grocery anchor and the highest and best usage for the website. Often this could be a bank, a fast-food restaurant, or a café. This source/land income can be a major advantage for our investors as it can enhance the value of the overall asset.
Summary of the Ground Rent Capitalization Method
Land rent is the money paid by a real estate developer to have the privilege of being able to construct a project on a site that does not belong to him. To agree on an appropriate assessment of the site, investors and appraisers generally use several valuation techniques, one of which is known as land rental capitalization.
The capitalization of land rents corresponds to the annual income divided by the rate of land capitalization which is a combination of an investor's required return and the capitalization rate for similar home sales in the same market. This type of direct income capitalization is only one of three assessment techniques that an appraiser can use to appraise an asset. The remaining two are the cost methodology and the sales comparison methodology. A transaction involving land rent and leasehold rights in a property is more complex than a "fee simple" transaction.
For this reason, it may be a good idea for retail investors to associate with a private equity company in this type of operation. In it, the company does all the hard work of managing the logistics of leasehold land, estimating the value of the site, and working with the proponent to complete a site-based project. This can save people considerable time and frustration while allowing them to earn passive income.
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