REIT Financing Choices: Preparation Matters

Abstract

Sun, Titman, and Twite (2014) find that risky capital structure characteristics, such as high leverage, a high share of debt due in the near future and a high share of variable-rate debt, significantly reduce the cumulative total returns of US REITs over the 2007-2009 financial crisis. In this paper we show that preparing ahead of the crisis significantly improved the cumulative return over the crisis period even after controlling for the levels of the relevant capital structure characteristics at the start of the crisis. Specifically, we document that REITs which reduced leverage and increased maturity prior to the crisis fared better during the crisis. For instance, a one standard deviation reduction in leverage generated a five percent higher cumulative return during the crisis. We further find that US REITs with the highest capital structure risk (high leverage and short maturities) were more likely to prepare for the crisis ahead by reducing leverage and extending maturity. This effect is especially large for REITs with strong governance. We also document that none of our findings hold for European REITs. This suggests that since European firms did not experience or observe the levels of market excess that occurred in the US before the crisis, whether or not they prepared for the crisis had no impact on their returns during the crisis. (2014) find that risky capital structure characteristics, such as high leverage, a high share of debt due in the near future and a high share of variable-rate debt, significantly reduce the cumulative total returns of US REITs over the 2007-2009 financial crisis. In this paper we show that preparing ahead of the crisis significantly improved the cumulative return over the crisis period even after controlling for the levels of the relevant capital structure characteristics at the start of the crisis. Specifically, we document that REITs which reduced leverage and increased maturity prior to the crisis fared better during the crisis. For instance, a one standard deviation reduction in leverage generated a five percent higher cumulative return during the crisis. We further find that US REITs with the highest capital structure risk (high leverage and short maturities) were more likely to prepare for the crisis ahead by reducing leverage and extending maturity. This effect is especially large for REITs with strong governance. We also document that none of our findings hold for European REITs. This suggests that since European firms did not experience or observe the levels of market excess that occurred in the US before the crisis, whether or not they prepared for the crisis had no impact on their returns during the crisis. WORK IN PROGRESS -DO NOT CITE OR QUOTE WITHOUT PERMISSION

Geographic Proximity and Competition for Scarce Capital: Evidence from U.S. Reits

“…Financial capital and funding liquidity are used interchangeably in this paper.2 Glascock and Lu-Andrews (2014); Steiner (2016, 2017); andPavlov et al (2016).3 Additionally, this work has implications for trading illiquidity when financing may be difficult for firms locally. SeeAng, Papanikolaou and Westerfield (2014) for portfolio implications for illiquid assets.…”

International Real Estate Review

“…Financial capital and funding liquidity are used interchangeably in this paper.2 Glascock and Lu-Andrews (2014); Steiner (2016, 2017); andPavlov et al (2016).3 Additionally, this work has implications for trading illiquidity when financing may be difficult for firms locally. SeeAng, Papanikolaou and Westerfield (2014) for portfolio implications for illiquid assets.…”