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The Rollins Group LA
Los Angeles Is Set To BOOM And These REITs Will Benefit
Jan. 04, 2021 10:57 AM
Summary
- 2020 was a tough year for Los Angeles with Hollywood production significantly curtailed and tourism non-existent.
- However, 2021 promises to be a better year as Hollywood works through its production backlog and content spend for streaming services soars.
- While LA apartments saw rising vacancy and soft rents during 2020, the resumption and growth of content production should reverse these trends in 2021.
- Similarly, office leasing was very slow during 2020 and rent growth was muted.
- Kilroy Realty (KRC) and the Essex Property Trust (ESS) each derive 20+% of NOI from the LA area and will benefit as LA prospers.
While the headlines for anything related to California tend to be all doom & gloom, I believe that LA is on the precipice of a large, Hollywood-driven boom (I’m guessing 2H21) as:
- Working through the backlog of un-produced film & TV from 2020 as COVID shut down production schedules for much of 2020.
- More importantly, as you have all noticed, there are many well-funded streaming services which are in need of content to attract & retain subscribers, including:
- Apple TV
- Amazon Prime
- Disney + (DIS) – set to increase content spend dramatically between now & 2024 – at it’s December Investor day, DIS doubled it’s 2024 content spend expectations. This will force other services who are competing for consumers to up their spend and provide a competitive offering.
- HBO Max (T)
- Hulu
- Netflix (NFLX)
- Paramout – Viacom/CBS (VIAC)
- Peacock (CMCSA)
This will result in tens of billions spent annually on content, much of which will be spent in LA. Everything you see on TV has to be (this is a partial list):
- financed & budgeted
- written/scripted
- casted
- costume/prop
- set production
- directed, shot
- sound/music
- edited
- marketed
The LA/Hollywood production ecosystem includes the people, equipment, studios (40-60% typically shot in studio vs. on-location) required for the pre-production, production and post production process outlined above. Much of this was effectively shut down in 2020 (there are many jobs linked to the above) and while Hollywood money typically flows through the local economy, much of this was curtailed during 2020.
Coupled with the complete falloff in travel (LA is a major international tourist destination), as we sit today, LA unemployment is nearly double the national average. Most agree that LA’s unemployment rate is actually understated given that many of the people involved in the production ecosystem are independent contractors/self employed (and don’t show up in the unemployment #s).
While the media would have you believe that there is a mass exodus from CA and that these jobs are gone forever, it seems obvious to me that these jobs have been paused BUT that it is inevitable that the entertainment industry is poised to return stronger than ever (in addition to film/TV LA is also the leader in video game pre-production, production, and post production. Gaming growth had been strong prior to the pandemic but has only accelerated).
Here is a link to a CBRE’s Weekly Take podcast (10/23 Episode ‘Say Hello to Hollywood’) where LA’s film/tv/videogame production ecosystem is profiled.
What does this have to do with real estate?
The strong secular growth of the film/tv/videogame business coupled with the resumption of tourism will have positive effects throughout the Los Angeles economy. Real estate is a natural beneficiary as quite simply more jobs means more demand for apartments and office/studio/creative space (more insulated from work from home given collaborative nature of projects). My two favorite ways to participate in LA’s good fortune are:
Essex Property Trust (ESS) which derives 22% of Net Operating Income from LA/Ventura area. Essex has a best-in-class management team, strong balance sheet and sells at a large discount to my $350 per share estimate of its NAV. Here is a link to a detailed piece I put out here on SA back in September.
Similarly, I expect office REIT Kilroy Realty (KRC), which receives 20% of its NOI from Los Angeles properties, to benefit from the coming boom in LA. KRC has a durable cash flow stream protected by a long average lease duration, minimal upcoming maturities, a strong balance sheet and a top notch development platform which created significant value for shareholders through the last cycle. Here is a link to a detailed article I put out here on SA just last week. I estimate that KRC sells at a 40% discount to fair value.
Risks
– Interest rates increase dramatically
– REITs remain out of favor
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