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The pros and cons of investing in commercial real estate

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Diversification is a key strategy for all investment portfolios, but it’s especially important for larger portfolios since the bigger a portfolio gets, the more it likely benefits from additional asset diversification.

For investors with portfolios of at least $1 million, commercial real estate is one way to potentially own investments that behave differently from others (negative correlation) and enhance long-term returns. As well, speaking to a more recent concern, it can be an effective way to mitigate a rising interest rate environment.

If current trends hold, certain types of commercial real estate seem as though they will end the year as the best-performing asset class in Canada. This, in turn, will likely catch the attention of many investors, especially those whose stock and bond portfolios took a thrashing for the year.

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Of course, you shouldn’t just be following recent performance trends. You should also seek out investments that can be profitable over the long term and provide diversification in combination with other investments. Understanding this, let’s go through a common list of questions about investing in commercial real estate.

What are the differences between residential and commercial real estate?

Here’s a simple way to think about it: you are investing in residential real estate when you buy a condo in an apartment building, but you are investing in commercial real estate when you buy the entire building.

Commercial real estate has many features in common with residential (for example, the ability to earn rent and to realize capital gains/losses when a property is sold), but what typically separates them is unit cost, scale, complexity, diversity, potential rental/tenancy base and how depreciation/carrying costs are applied.

Essentially, commercial real estate often has more barriers to entry than residential real estate, but is potentially a more robust, diversified asset class.

How does one invest in commercial real estate?

You can invest directly by buying property yourself or with co-investors, or indirectly by purchasing share ownership of property investment pools. Direct ownership typically requires a large amount of capital that will be tied up in the property. Indirect ownership can require less capital and is more liquid, but may have higher management fees.

In Canada, the most common form of indirect ownership comes through real estate investment trusts (REITs), which can typically be bought and sold like stocks on public exchanges. While this is generally a useful feature, it does create a potential oddity: during market periods of high economic volatility, investor behaviour can cause price fluctuations beyond that of the underlying holdings, as measured by net asset value.

This isn’t ideal for those who owned a REIT prior to a downturn. But it can represent a great buying opportunity for those looking to buy REITs at prices below their intrinsic values.

By comparison, if you partake in direct ownership, where valuations and trading are not done daily, asset prices should fluctuate less.

Why add commercial real estate to a portfolio?

In a word: diversification. The ultimate goal is to provide high relative returns with comparably low volatility. REIT performance, even with fees deducted, compares favourably with the S&P 500 index’s performance, according to Nareit data since 1972. And real estate funds typically have lower volatility than equity markets and maintain a low correlation to bond markets.

Ownership of commercial real estate also diversifies income streams by creating another source of cash flow. Having multiple sources of income allows investors to better manage risk within a portfolio, especially given the recent relative underperformance of equity markets.

How diverse is commercial real estate as an asset class?

Commercial real estate might sound like a catch-all category, but there are myriad ways to invest. Commercial properties can include subclasses such as retail, industrial, multi-family rental, office towers, senior care and health facilities.

Different asset subclasses will have different characteristics from one another and will perform differently during economic cycles. For example, we’ve recently been quite bullish on industrial, self-storage facilities and multi-family rental apartment buildings. As with equities, choosing the right subclasses can have as large an impact as choosing the asset class itself.

Another point to note is that commercial real estate generally provides many opportunities to create value through development. There are a variety of strategies that can be used with the goal of increasing the value of a property for either a future sale or to hold long term.

Some examples include raw land development, covered land plays (properties that have both existing rental income and future development potential) and rezoning/entitlement projects.

Overall, if 2022 has reminded us of anything, it’s likely that the quality of an investment portfolio matters over the long term. One means to achieve a high-quality portfolio is diversification through a variety of asset classes.

Investors with the profile to hold commercial real estate may want to consider it if they have not already. For those already invested in it this year, it may well have been their favourite investment.

Chris Warner, FCSI CFP CIM PFP, is a wealth adviser at Nicola Wealth.

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Benjamin Bergen: Why would anyone invest in Canada now? – National Post

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Capital gains tax hike a sure way to repel the tech sector

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If there’s an uncomfortable economic lesson of the past few years, it’s this: The vibes matter.

As much as economists point to data, the reality in politics and policy is that public expectations and perceptions are important too. And from a business perspective, the vibes of the 2024 federal budget are rancid.

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The budget document’s title is “Fairness For Every Generation” and in practice, what that meant was a “soak the rich” tax hike on capital gains.

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You can see how this looked like good politics. In her budget speech, Finance Minister Chrystia Freeland said that only 0.13 per cent of Canadians with an average annual income of $1.4 million will pay higher taxes — hardly a sympathetic lot, at a time when many Canadians are struggling to pay for food and housing.

The problem is that the proposed capital gains tax hike won’t only soak a handful of rich Canadians as advertised. In its current design, it broadly punishes individuals and families of small business owners, tech entrepreneurs, dentists and countless others who have often spent decades trying to build their businesses for a potential once-in-a-lifetime capital gains event. Together, our analysis suggests that those people represent closer to 20 per cent of Canadians.

This tax proposal simply amounts to a systemic tapping on the brakes on the investment in a productive and prosperous future, being made by innovative, hardworking Canadians. And it does so at the very time Canada needs them to accelerate their investing.

But among the innovators and business leaders I talk to in the Canadian tech sector, this week’s budget was a chilling shock. There is a sincere and widespread belief that if something does not change, the budget will do widespread and irreparable damage to Canada’s tech sector.

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That’s why more than 1,000 CEOs have signed a public letter to Prime Minister Trudeau and Deputy Prime Minister Freeland at ProsperityForEveryGeneration.ca, calling on the government to stop this tax hike. Innovators understand what’s at stake.

Firstly, we are at a moment when capital is harder to access than at any time in the past generation. Higher interest rates and economic uncertainty mean that many high-growth companies with innovative products struggle to secure growth capital on favourable terms.

South of the border, we’re seeing strong growth, driven by significant government investment through strong industrial policy, alongside significant growth in bleeding-edge artificial intelligence applications. The U.S. is an exciting place to invest right now.

And capital is highly mobile. If Canada is seen as an unfriendly place to invest, due to high taxes, investors will simply take their money elsewhere, and propel the growth of promising tech companies in other countries.

What’s more, highly skilled talent is more mobile than ever before, and among innovative high-growth companies, stock options — subject to capital gains tax — are a key form of compensation.

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We’re not talking purely about CEOs and tech founders here either. The dedicated early players of a promising tech startup earn their stock options with sweat equity. Their dedication, taking a risk in the prime of their career, is often the key ingredient for the success of future innovation champions.

Innovators are intimately aware of these concerns, because this isn’t the first time the Liberal government has tried to tax stock options. Nearly a decade ago, they promised to hike taxes on stock options in their 2015 campaign platform, and it took years of public advocacy from tech leaders to help the government understand the potential unintended damage that a reckless tax hike could do on the ability to attract and retain talent.

All along the way, we were assured by the government that they knew what they were doing, and there was nothing to worry about. In truth, after many frank conversations, they changed course.

In the days and weeks ahead, I’m expecting to hear the same kind of thing again. Already we’ve heard from government officials pointing to the “Canadian Entrepreneurs’ Incentive” carve-out, which will soften the blow of higher capital gains tax rates overall. The details of this carve-out are not yet fully clear, and it’s possible that the government will tinker with the thresholds to help mitigate the damage of a tax hike on capital gains.

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But the reality is that without a significant change in messaging, the danger to Canada’s economy is real.

Capital gains are taxed at a different rate because they are taxes on investment. Every investment comes with risk; you are not guaranteed to make a profit. The tax code takes this into account.

If the vibes are off, and the global perception of Canada is that we’re not a place where the investment risk is worth it, because the federal government is just going to tax you to death, then we simply won’t see capital or talent flow to Canada.

Innovation and entrepreneurship are about hope. You fundamentally need to be an optimist to risk it all, and invest yourself in growing a business. Right now, Canada’s federal government is not sending a hopeful vibe. And the vibes matter.

Benjamin Bergen is president, Council of Canadian Innovators.

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Investment Masterclass: confessions of a top ex-Citibank trader – Financial Times

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‘If I try to put myself back into the shoes of me as a 21-year-old, all I can tell you is this: I was hungry,’ writes Gary Stevenson in his recently released memoir, The Trading Game, which tells the story of how the son of a Post Office worker briefly became the highest-paid trader working on Citi’s bond trading floor at London’s Canary Wharf. He sits down with host Claer Barrett to talk about what he learned about trading and how the wider economy works – and why he’s worried.

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Find Gary @garyseconomics on YouTube, X, Facebook, Instagram and TikTok. Read Gary Stevenson’s recent FT Magazine profile by Miles Ellingham.

For more tips on how to organise your money, sign up to Claer’s email series ‘Sort Your Financial Life Out With Claer Barrett’ at FT.com/moneycourse.

If you would like to be a guest on a future episode of Money Clinic, email us at money@ft.com or send Claer a DM on social media — she’s @ClaerB on X, Instagram and TikTok.

Want more?

Check out Claer’s column, The hunt for good value UK stocks.

Listen to more episodes, such as Investment Masterclass: An insider’s view of the City of London, Investment masterclass: what’s one of the world’s leading investors buying?, and more.

Presented by Claer Barrett. Produced by Tamara Kormornick. Our executive producer is Manuela Saragosa. Sound design by Breen Turner, with original music from Metaphor Music. Cheryl Brumley is the FT’s global head of audio.

Read a transcript of this episode on FT.com

View our accessibility guide.

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Here's How Much a $1000 Investment in Micron Made 10 Years Ago Would Be Worth Today – Yahoo Finance

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How much a stock’s price changes over time is important for most investors, since price performance can both impact your investment portfolio and help you compare investment results across sectors and industries.

The fear of missing out, or FOMO, also plays a factor in investing, especially with particular tech giants, as well as popular consumer-facing stocks.

What if you’d invested in Micron (MU) ten years ago? It may not have been easy to hold on to MU for all that time, but if you did, how much would your investment be worth today?

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Micron’s Business In-Depth

With that in mind, let’s take a look at Micron’s main business drivers.

Idaho-based Micron Technology has established itself as one of the leading worldwide providers of semiconductor memory solutions.

Through global brands, namely Micron, Crucial and Ballistix, Micron manufactures and markets high-performance memory and storage technologies including Dynamic Random Access Memory (DRAM), NAND flash memory, NOR Flash, 3D XPoint memory and other technologies. Its solutions are used in leading-edge computing, consumer, networking and mobile products.

A major portion of the revenues is derived from DRAM sales. The company’s mission is to be the most efficient and innovative global provider of semiconductor memory solutions.

Micron reported revenues of $15.54 billion in fiscal 2023. The company has four reportable segments:

Compute and Networking Business Unit (CNBU): The unit comprises of DRAM and NOR Flash products that are sold to the computer, networking, graphics, and cloud server markets, and NAND Flash products which are sold into the networking market. CNBU delivered revenues of $5.71 billion (37% of total revenues) in fiscal 2023.

Mobile Business Unit (MBU): The unit comprises Micron’s discrete DRAM, discrete NAND and managed NAND (including eMMC and universal flash storage (UFS) solutions) products that are sold to smartphone and other mobile-device markets. MBU generated revenues of $3.63 billion (23%) in fiscal 2023.

Storage Business Unit (SBU): The unit accounts for solid state drives (SSDs) and component-level solutions sold into enterprise and cloud, client and consumer storage markets as well as other discrete storage products sold in component and wafer forms to the removable storage markets. SBU’s revenues grossed $2.55 billion (16%) in fiscal 2023.

Embedded Business Unit (EBU): The unit includes Micron’s discrete DRAM, discrete NAND, managed NAND and NOR products, which are sold to the automotive, industrial and consumer markets. EBU’s revenues logged $3.64 billion (24%) in fiscal 2023.

The company struggles with intense competition from Intel, Samsung Electronics, SK Hynix, Toshiba Memory and Western Digital Corporation.

Bottom Line

While anyone can invest, building a lucrative investment portfolio takes research, patience, and a little bit of risk. If you had invested in Micron ten years ago, you’re probably feeling pretty good about your investment today.

According to our calculations, a $1000 investment made in April 2014 would be worth $5,416.81, or a gain of 441.68%, as of April 17, 2024, and this return excludes dividends but includes price increases.

The S&P 500 rose 171.24% and the price of gold increased 76.28% over the same time frame in comparison.

Looking ahead, analysts are expecting more upside for MU.

Micron’s better-than-expected second-quarter performance reflects gains from improved market conditions, strong sales executions and double-digit growth across multiple business units. The positive impact of inventory improvement in the data center, as well as stabilization in other markets, such as automotive, industrial and others, have also contributed to its results. It anticipates the pricing of Dynamic Random Access Memory (DRAM) and NAND chips will keep increasing next year, hence improving its revenues. The pricing benefits will primarily be driven by rising AI server causing a scarcity in the availability of cutting-edge DRAM and NAND supply. The 5G adoption in the Internet of Things devices and wireless infrastructure is likely to spur demand for memory and storage.

Over the past four weeks, shares have rallied 29.54%, and there have been 7 higher earnings estimate revisions in the past two months for fiscal 2024 compared to none lower. The consensus estimate has moved up as well.

Want the latest recommendations from Zacks Investment Research? Today, you can download 7 Best Stocks for the Next 30 Days. Click to get this free report

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