One of my goals in 2020 is to learn about as many passive real estate investment opportunities available. I have over $500,000 of capital that should be returned over the next two years. The capital will be reinvested in various real estate opportunities to sustain and grow my passive income portfolio. This article is a comprehensive Streitwise review.
Because I want to diversify my real estate exposure to non-coastal markets, I thought it would be good to do some research on Streitwise, a real estate platform which is focused on secondary non-gateway markets that have the potential to generate higher dividends.
Streitwise approached me last year to do a review but I was too busy at the time. Now, with another year of operating experience under its belt and the economy gradually opening up in 2H2020, let’s see how they are doing and what their plans are going forward.
Streitwise is a real estate investing company that enables you to invest in commercial real estate properties. Both accredited and non-accredited investors can now access a professionally managed portfolio of private real estate assets for as little as $1,000 online.
Streitwise’s main product is the 1st Streit Office Inc. It is the real estate investment trust that is sponsored and managed by Tryperion Partners and offered for sale on the Streitwise website.
1st Streit Office is a public, non-traded REIT. So far it is invested in Midwest office buildings, producing a dividend yield from the cash flows generated by those assets. Tenants include New Balance, Panera Bread, and Allied Solutions.
Here are some questions for Streitwise so we can understand the company better.
How is Streitwise different?
Streitwise is for by real estate investors first, with a focus on Streitwise as a fintech platform second. This allows us as a company to primarily focus on current & future deals as every deal is done in-house with our Sponsor, Tryperion Partners.
Other companies are often technology platforms first and get their real estate deals from outside parties. This outside parties often charge high hidden fees. The underwriting may be more risky and not obvious to potential investors.
Since inception in 2017, Streitwise has generated strong returns for investors (8-10% dividends net of fees). Streitwise conducts conservative underwriting for our properties and focuses on acquiring high income-producing properties in secondary markets. We have a transparent fee structure and stable corporate ownership.
Streitwise has a Better Business Bureau rating of “A+”, on a scale of A+ to F.
What is the history of Tryperion Partners, the sponsor?
Tryperion Partners, the sponsor and manager of Streitwise and the 1st Streit Office REIT, has raised more than $160 million across three private funds that it has managed since 2013.
Its three founders worked together as executives at Canyon Capital Realty Advisors, which has managed tens of billions of dollars in real estate deals over the past 30 years. That’s pretty legit.
Streitwise shares its management staff and employees with its sponsor, Tryperion Partners, which makes for a unique arrangement.
Is Streitwise open to non-accredited investors as well?
Streitwise is open to both accredited and non-accredited investors, subject to specified criteria and investment limits as outlined in the offering circular including, but not limited, guidelines according to one’s net worth or net income. The investment minimum is $1,000.
What is the dividend history and return targets?
Streitwise has generated historical average dividends of 9.8% annualized since 2017. Our last dividend was 8.4% in Q1 2020.
Our dividend target for 2020 is 8-9%, as we begin to make amortization payments on our property level debt and make both preventative and tenant improvement capital expenditures.
Are the quoted dividend returns after fees?
That’s correct. 8.4% dividends distributed last quarter on an annualized basis, net of fees, based on the quarterly distribution of $0.21/share and a $10/share price.
How Is Streitwise property leveraged?
We consider our current property level leverage to be moderate-to-conservative at approximately 55% Loan-To-Value, which is consistent with our portfolio wide target of between 40-60% of the greater of cost (before deducting depreciation or other non-cash reserves) or fair market value of our assets.
During the period when we are acquiring our initial portfolio, we may employ greater leverage on individual assets (which will also result in greater leverage of the interim portfolio) in order to more quickly build a diversified portfolio of assets.
What is the fee structure at Streitwise?
Streitwise applies 3% of your invested funds towards organizational and offering costs. This one-time amount does not reduce the shares you own.
Our Sponsor is paid a 2% annual management fee. The fee is to pay for acquisition and operating expenses. The 2% management fee is net out prior to any distributions. All dividends quoted are net of fees. We do not charge acquisition fees, servicing fees, special servicing fees, financing fees, or disposition fees.
Does an investor receive a K-1 or a 1099?
The REIT is structured as a corporation and shareholders will receive 1099s around late January.
What is the ideal amount of equity a sponsor should put into a real estate investment?
We believe a significant amount of skin-in-the-game represents conviction in the investment thesis and aligns incentives with shareholders. The three founding partners of Streitwise have a total of over 500,000 units ($5 million total) invested alongside REIT shareholders.
How many office buildings does the REIT ultimately want to own?
We only purchase additional property when we find an acquisition target that we believe fits the long-term, sustainably product and location profile of the REIT.
We currently have the capacity to acquire additional properties. At the moment, the REIT owns two properties in strong suburban markets of St. Louis and Indianapolis.
What is the total size (funds) of the REIT at the moment?
Approximately $76mm of total asset value.
What are the details of the two office buildings in Indianapolis and St. Louis?
The 1st Streit Office REIT currently consists of two high-quality office buildings:
Streitwise Plaza in St. Louis, MO: This is a 290,000 square feet Class A office park that features the Panera Bread HQ’s, New Balance, Wells Fargo, Edward Jones, and Nationwide Insurance, among other household names. The property represents the premier asset in the Sunset Hills submarket of St. Louis and has been well occupied for the better of a decade.
Allied Solutions Building in Carmel (Indianapolis), Indiana. Allied Solutions Building is a new construction, mixed-use property. It is located in the heart of the affluent Indianapolis suburb of Carmel. The 142,000 square feet class A project serves as the centerpiece of the greater Midtown Carmel redevelopment. Tenants include Allied Solutions, LLC (108,000 leased until 2030), F.C. Tucker (15,750 leased until 2029), Fork+Ale House (3,191 leased until 2029), Java Cold Brew Coffee (2030) and Penn & Beech (2029).
You can click either image and watch the videos to learn more.
How does Tryperion view commercial real estate investing holding up during this COVID-19 pandemic?
Since Streitwise is funded exclusively by its founders as an extension of our existing commercial real estate investment business as well as our measured strategy, we believe we are in a strong position to capitalize on any opportunities presented as a result of the current market dislocations.
We are patient acquirers and seek to create a diversified portfolio of commercial real estate assets and cultivate an investor community that shares a similar long-term vision.
Today, we see our conservative approach to building a REIT – and a company – payoff:
- Despite the economic shock, we believe our rent roll is stable and well-positioned for the future.
- Our portfolio leverage is low, and we are able to cover our debt service.
- All our employees are still with us.
- We are well-positioned to take advantage of the market and acquire quality assets at a discount to prior pricing.
In May we have seen a nice uptick in investments. Things have moved in a solid direction after a few slow months.
With more employees working from home, how will Streitwise overcome these trends to provide profitable office properties in the offering?
We have been aware of changes in the use of office space far before the current concerns over work from home. By acquiring well located, Class A assets, we believe we will be the beneficiary of any flight to quality that occurs as a result of the changing nature of office demand.
To the extent that office users reduce space, we believe they will seek out the best, most amenitized office buildings to satisfy their existing demand.
We also do not believe that is a foregone conclusion that the work from home changes cannot be offset by a certain degree by the de-densification of individual office suites.
While we are aware that there may be ebbs and flows and changes to the way tenants use and demand office space, we feel comfortable owning quality assets in quality locations.
What markets does Streitwise specifically plan to expand in?
Today, the REIT consists of well-amenitized office properties in St. Louis, MO and Carmel, IN.
We are currently actively pursuing additional properties in target secondary markets including Columbus, Minneapolis, Kansas City, Indianapolis, and St. Louis.
We do intend on acquiring, over time, a diversified portfolio of quality suburban-urban office properties but we can not guarantee the timeline when or where our next acquisition is made.
We do anticipate further employment growth in these areas as we take on tenants with strong credit. Our anchor tenant in the Allied Solutions Building anticipates rapidly growing their headquarters workforce over the next 5 years in this fast-growing neighborhood of Midtown Carmel.
What is the holding period for Streitwise?
Investors who invest in Streitwise properties should expect to invest with a five-year or longer time horizon.
Investors are unable to sell during the first year of investment. If investors sell between 1-2 years, an investor will receive 90% of per-share net asset value, 92.5% of NAV if sold between 2-3 years, 95% of NAV if sold between 3-4 years, 97.5% of NAV if sold between 4-5 years, and 100% of NAV if sold after 5 years.
Real estate is a long-term investment and we want investors who are also focused on the long-term.
Is there a DRIP plan available for dividends? If so, does the same lockup period apply for each distribution?
There is a dividend reinvestment (DRIP) program you can enroll in when you invest. The lockup period will apply to the principal added, not the dividends reinvested through DRIP.
The 3% upfront fee does apply as well when adding funds. Just as an FYI, out of the up-front fee charged (3%), no amount will be taken out of the shares you’re purchasing. 97% of what you invested will go to the REIT & Operating Partnership as proceeds.
The 3% up-front fee is used for offering and organization expenses. Your ownership at any given time is the NAV multiplied by the shares you own so you would own 100% of the proceeds assuming you have held your investment past the Redemption Fee Schedule.
How is the Q22020 dividend shaping up?
Our dividend target for Q2 (and entirety of 2020) continues to be 8-9% annualized distributions. Our belief has always been – and remains – that by using conservative financing and maintaining a creditworthy rent roll, we should have the financial flexibility and wherewithal to emerge on the other side should we incur economic turbulence. So far, we have avoided negative outcomes, but the road ahead remains uncertain.
Despite the negative shock, to date, we have only executed temporary rent modification agreements with two tenants, and received requests from fewer than five others (although no modification was ultimately granted). The amendments came in the form of short-term rent deferrals, with such deferred rent to be repaid by the end of 2021.
For April-June: We received 100% of contractual rent obligations. Not including the rent deferrals, our collections equate to 86% of the base budget over such months, although we remain confident that the rent deferrals will be fully repaid per the amended terms.
We also had some new leasing activity, with a new 5-year lease tenant at Streitwise Plaza raising our occupancy at this office park to 98%, and a new 10-year lease tenant at Allied Solutions Building raising the occupancy of this building to 94%.
In terms of negotiating further rent modification requests, we will evaluate each request for rent relief on a case-by-case basis. In the long run, we believe the quality and location of our properties will allow us to weather economic storms better than most, and back-fill spaces that may ultimately become available.
What is the lease expiration schedule?
Here’s Lease Expiration Schedule by %:
2020 – 2.07%
2021 – 1.99%
2022 – 12.57%
2023 – 6.97%
2024 – 38.93%
2025 – 2.46%
2026 – 0%
2027 – 0%
2028 – 0%
2029 – 4.3%
2030 – 25.60%
2030+ – 0.24%
Total WALT (Weighted Average Lease Term): 5.44
Total sqft: 439,501
Streitwise Review Wrapup
Here are the positives about Streitwise from my Streitwise review:
- An 8.4% quarterly annualized dividend net of fees is high in this environment
- $1,000 minimum investment
- Investments in Missouri and Indiana
- Real estate investors first
- Focus on the long-term
- No K-1; a 1099 is much easier to file
- Since you’re investing in a REIT, you can deduct up to 20% of your dividends from taxable income. Please check with your accountant.
- Streitwise limits leverage to the 40% to 60% range, which also minimizes investment risk.
- Three founding partners have $5 million of their own money invested.
- Plans are available for individual accounts, trusts, and self-directed IRAs. This can be a perfect fit, since real estate is a long-term investment providing higher than average returns.
Here are the negatives about Streitwise:
- 3% upfront fee for organizational and offering costs
- Don’t get 100% of per-share NAV back until after five years
- 1st Streit Office, the REIT available to investors on Streitwise, only owns two properties as of this writing.
- Panera Bread and Allied Solutions generate more than half of the rents earned by the Streitwise REIT.
If you’d like more information, or you’d like to invest, visit the Streitwise website. During the sign-up process you will select whether you’re investing as an individual, LLC, Trust, or IRA/401(k). Once funds are received, your shares will be purchased and your Investor Center account will be created.
I hope you enjoyed this Streitwise review. If you have any specific questions, please feel free to ask. If anybody is from Carmel, IN or St. Louis, MO, I’d love to get some local color on how things are shaping up.