Deal Size
$255.0M
Cap Rate
Est. 6.00%
$/SF
—
$/Unit
$417,349
Occupancy
—
The acquisition of the Stewart Hotel for $255M with a cap rate of 6.00% is attractive given the strategic location in Midtown Manhattan, a strong market with robust demand for affordable housing. The conversion into 579 affordable units addresses a critical housing need, potentially ensuring stable occupancy and cash flow. The involvement of Slate Property Group and Breaking Ground, both experienced in such projects, further supports the investment's viability. The deal's cap rate is competitive for New York City, indicating a favorable risk-return profile compared to other urban markets.
Slate Property Group and Breaking Ground are pursuing a value-add strategy by converting the hotel into affordable housing, leveraging their expertise in redevelopment and supportive housing. This acquisition aligns with their focus on addressing housing shortages in urban areas.
This deal underscores the growing trend of converting underutilized hospitality assets into residential units, particularly in high-demand markets like New York City. The pricing reflects confidence in the post-COVID recovery of urban centers and the sustained demand for affordable housing.
Slate Property Group
New York City, particularly Midtown Manhattan, remains a highly desirable location with a stable population base. The demand for affordable housing is strong due to high living costs, and the city's diverse economy supports continued migration and income stability.
The submarket includes other hospitality-to-residential conversions, but the Stewart Hotel's proximity to Penn Station offers a unique competitive advantage. Comparable projects are underway, but none match the scale and centrality of this development.
The supply pipeline in Midtown Manhattan is limited for affordable housing, with few large-scale projects announced. This conversion is significant in addressing the housing shortage in the area.
The 6.00% cap rate is attractive for a Manhattan property, where typical cap rates for similar assets are often lower due to high demand and limited supply. This suggests a favorable risk-adjusted return, especially given the property's redevelopment potential.
Rents for the converted units are set between $1,385 and $1,731, which are competitive for affordable housing in Manhattan. Given the city's housing demand, these rents are likely to remain stable or grow modestly.
The conversion includes significant upgrades to utility and mechanical systems, and the addition of social services, enhancing the property's appeal and operational efficiency. This repositioning aligns with market needs and offers a value-add opportunity.
Rollover risk is minimized by the nature of affordable housing, which typically experiences lower turnover rates. The conversion's focus on long-term tenants further reduces this risk.
The tenant mix will be diversified among low-income households, reducing single-tenant risk and ensuring a stable rent roll.
Conversion and construction costs
MediumEnsure robust project management and contingency planning to address potential cost overruns. Leverage state and city funding sources effectively to mitigate financial risks.
“Slate has built more than 8,500 apartment units and completed more than $9 billion in total transactions.”
“It costs a lot of money to not rent those units. Ultimately, why do we build affordable housing? We build affordable housing for people to live there.”
“45 White represents exactly the kind of opportunity we seek — an exceptional asset with enduring architectural character that was secured by differentiating our partnership with credibility, creativit...”
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