Investing in real estate has always been a popular alternative to the stock market. One particular niche that stands out is the realm of single-family rentals (SFR). With returns that are typically uncorrelated to the stock market, SFR investments have attracted a wide range of investors seeking to diversify their portfolios and reduce their exposure to public markets.
In the United States, single-family homes dominate the housing landscape. Out of the approximately 140 million housing units, a staggering 90 million are single-family homes. Within this vast market, there are over 15.8 million SFR units, constituting approximately one-third of the rental stock and around 11% of the housing stock in the country. This significant number highlights the substantial potential for investors to tap into the SFR market.
What Exactly is SFR in Real Estate?
Single-family rentals, commonly referred to as SFRs, are single-family homes that are rented out to tenants. These properties are particularly appealing to renters due to their larger size compared to multi-family units. Additionally, SFRs are typically located in suburban areas and often offer access to outdoor spaces, making them an attractive choice for families with children.
Interestingly, there has been a shift in homeownership trends over the years. From 2004 to 2018, the number of married couples with children who owned homes decreased by 2.7 million, while the number of renters in the same demographic increased by 680,000. This trend indicates a growing demand for rental properties, making SFRs a lucrative investment opportunity.
The Strategy Behind SFR Real Estate Investments
Investing in SFR real estate is a popular choice for both retail and institutional investors. The profitability of these investments relies on the net operating income (rent minus operating expenses) generated by the properties.
The strategy is simple: investors purchase a home, rent it out to tenants, collect rental income, and then sell the property at a later date. SFR investments offer the potential for both rent growth and house price appreciation, depending on various factors such as location, unit type, condition, amenities, price point, and market dynamics. Additionally, effectively managing operating expenses like repairs, maintenance, and management costs is crucial for maximizing returns.
One significant advantage of SFR investments is their accessibility to retail investors, who can utilize their local knowledge and presence for effective operational management. This retail investor dominance has resulted in a fragmented market, with "mom and pop" investors owning an estimated 88% of SFR units.
However, there has been a noticeable rise in institutional interest in this asset class since the Great Recession. Large-scale SFR portfolios have become economically feasible with the assistance of professional management companies and technological advancements. While smaller investors still dominate the market, institutional players who own over 2,000 homes each collectively account for approximately 1% of SFR units.
SFR's Resilience During the COVID-19 Pandemic
Amidst the COVID-19 pandemic, SFR stands out as one of the few asset classes that have experienced an increase in demand. In April 2020, demand for SFR portfolios (defined as five or more homes) surged by a staggering 650%.
Several factors contribute to this surge in demand:
- SFR properties offer valuable features such as distance between neighbors and private outdoor spaces, aligning with social distancing guidelines.
- The U.S. economy's high unemployment rate, reaching 13.3% in May, leads to increased demand for affordable housing options like rentals.
- As households seek lower density neighborhoods and single-family residences, the SFR market is expected to expand.
- The rise of remote work has made homeownership less attainable for many, rendering SFRs a more attractive option for renters.
- SFRs often accommodate families or roommates, increasing the likelihood of consistent rent payments, even during difficult times.
- Older millennials, especially those with families, are increasingly transitioning from apartments to SFRs.
The Appeal of Single-Family Rental Real Estate Investments
Even before the pandemic, economic and demographic factors were already aligning to make SFR investments an attractive asset class. Here are some key trends:
1. Preference for Renting Over Buying
Both millennials and boomers have shown an increased preference for renting. In the first three quarters of 2019, the renter share among households aged 35-44 increased by 4.5 percentage points, while households aged 45-54 saw a 5.3 percentage point increase. Even among households aged 55-64, the renter share rose by 4.2 percentage points. This shift can be attributed to the desire for a more mobile lifestyle and the flexibility that renting offers.
2. Homeownership Affordability Challenges
Increasing home prices, stagnant wages, restricted credit access, and soaring student loan debt have made homeownership unaffordable for many Americans. In larger metropolitan areas, where employment opportunities are concentrated, the issue of affordability is particularly prominent. As a result, the demand for rentals has surged, making SFR investments a promising avenue for investors.
3. Escalating SFR Rental Rates
Interestingly, SFR rental rates have consistently increased over time, despite fluctuations in the single-family rental stock. Year-over-year, there has been a steady 3% rise in rents for SFRs, making them a potentially lucrative investment.
4. Demand for Moderately Priced Rentals
While rental supply has increased to meet demand, there remains a shortage of moderately priced rentals due to a focus on higher-priced options during construction activity. This shortage presents an opportunity for investors to offer affordable housing options, especially for families and those seeking single-family residences.
An appealing aspect of SFR investments lies in their flexibility. Unlike multi-family properties, portfolios of SFRs can be sold either as a whole or in parts, allowing investors to adjust their sales strategies based on market dynamics.
In summary, the COVID-19 pandemic has accelerated the demand for moderately priced rentals, presenting a prime opportunity for investors to tap into the SFR market. With its vast potential, attractive rental rates, and increasing demand, SFR real estate investments are proving to be a lucrative choice.
Disclaimer: This article provides general informational content and does not constitute investment, legal, or financial advice. Any external links are not endorsements, and we hold no responsibility for their content.
