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Writer's pictureRealFacts Editorial Team

Market Selection is Less Relevant During the Current Cycle


Graphic of market selection

As real estate investors navigate the complexities of the current market, the age-old debate of market versus sector selection has taken a new turn. Historically, both aspects held nearly equal weight in determining investment returns. However, recent trends indicate a significant shift—sector selection has emerged as the more crucial factor for achieving optimal returns.


Historical Context and Current Trends


Analyzing the NCREIF index, which tracks the performance of commercial real estate across various markets and sectors, reveals intriguing patterns. In the 1980s, the performance spread between the top and bottom halves of markets and sectors was relatively balanced, with markets slightly outperforming sectors. This trend persisted through the 1990s and 2000s, with only minor variations.


However, the data from 2020 to Q1 2024 showcases a stark divergence. The performance spread for sectors has widened dramatically compared to markets. This period highlights the increasing importance of selecting the right sector over the right market for investors aiming to maximize returns.


Graph of performance spread

The Industrial-Office Dichotomy


A primary driver behind this shift is the widening gap between the industrial and office sectors. The industrial sector has consistently outperformed, fueled by the e-commerce boom and the need for robust logistics infrastructure. Conversely, the office sector has struggled, grappling with the aftermath of the COVID-19 pandemic and the ongoing shift towards remote work.


In nearly all markets, the performance of industrial properties significantly outpaces that of office properties. This discrepancy means that even in traditionally strong markets, being overweight in the office sector could undermine overall investment performance. The enduring lag in office performance underscores the necessity for investors to be discerning about sector allocation.


Implications for Investors


1. Prioritize Sector Selection: Given the current landscape, investors should place greater emphasis on sector selection. Identifying high-performing sectors, such as industrial and self-storage, can provide a buffer against market volatility and sector-specific downturns.


2. Market Selection Still Matters: While sectors play a more pivotal role, market selection remains relevant. Investors should seek markets that complement their chosen sectors, providing a synergistic environment for growth.


3. Opportunities in Underperforming Sectors: Skilled asset pickers may find unique opportunities within underperforming sectors. The office sector, despite its challenges, may present value-add prospects for those who can identify and capitalize on distressed assets or those in prime locations with long-term potential.

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