You see these kinds of deals in real estate a lot because of the steady and predictable cash flows expected therein. However, preferred equity does have its risks and drawbacks.
First, let's get a few things straight. Preferred equity is different than a preferred return. A preferred equity position can have a preferred return that is due, but they are two different things. Preferred equity is a claim on the initial investment, while preferred return is a claim on a return distributed to investors that is based on the initial investment value.
I have done really good models for both joint venture options and they are great for learning as well as using to analyze potential deals and scenarios, here they are:
While preferred equity can be an attractive investment option for many investors in the real estate sector, it is not without its downsides. Here are some of the potential downsides of preferred equity for real estate investors:
- Limited upside potential: While preferred equity typically offers a higher yield than common equity, it also has limited upside potential. This is because preferred equity investors typically do not participate in the appreciation of the property value beyond their fixed returns. However, some deals may have an equity kicker that allows participation above the return of investment plus preferred return due.
- Lack of control: Preferred equity investors typically do not have voting rights, which means they have limited control over the operations and management of the property. This lack of control can be a significant disadvantage for investors who want to have a say in the decision-making process.
- Higher risk: While preferred equity is considered less risky than common equity, it is still riskier than debt investments. Preferred equity investors are generally not first in line to receive payments in case of default or bankruptcy, which means they are more exposed to risk than debt investors.
- Illiquidity: Preferred equity investments in real estate are typically less liquid than common equity or debt investments. This is because there may be fewer potential buyers for these investments, and they may be harder to sell if the market conditions are unfavorable.
- Complexity: Preferred equity investments in real estate can be complex and difficult to understand. Investors need to carefully review the terms of the investment, including the priority of payments, the dividend rate, and the redemption provisions, among others. This complexity can be a disadvantage for investors who are not familiar with the real estate industry or with financial instruments.
In conclusion, preferred equity can be a viable investment option for real estate investors looking for a balance between risk and reward. However, investors need to carefully evaluate the potential downsides of preferred equity investments, such as limited upside potential, lack of control, higher risk, illiquidity, and complexity, before making an investment decision.
Here are more joint venture waterfall templates and here are some helpful real estate underwriting spreadsheets.
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