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INCOME-GENERATING ALTERNATIVES

August 12, 2022  |  5 Minute Read


 

Over the past decade, private credit and private real estate have emerged as attractive income-generating alternatives for investors searching for yield in a low-rate environment. While interest rates have started rising, these asset classes can continue to be attractive alternatives due to risk-adjusted return potential and ability to access parts of the market that are not available in publicly-traded instruments.

 

What is private credit?

Private credit encompasses loans and other types of debt instruments that are the obligations of private companies or are otherwise issued outside of a public market. Companies often turn to private credit when they need capital to finance operations, expand into a new market or business segment, merge or acquire another business, or any number of other reasons. Private credit can help businesses achieve bespoke solutions to their specific capital needs and covers an array of potential strategies that span the capital structure beyond direct loans, including specialty credit and distressed debt.

 

What is private real estate?

Also called “unlisted real estate,” private real estate involves the acquisition of property outside of the public markets within a private (non-publicly traded) entity. Properties are often diversified by property type, sector and geography. Core strategies are more focused on income, while value-add and opportunistic strategies are more capital-appreciation oriented.

 

Both private credit and private real estate are typically difficult for individual investors to access, since they historically require investors to meet certain qualification and accreditation standards and commit larger sums of money. Certain structures provide wider investor access, however, such as business development companies (BDCs) in private credit. Real estate investment trusts (REITs) can be public or private, with legal obligations to pay at least 90% of their taxable income in dividends to shareholders.1

 

Figure 1. Average Annual Yields Across Real Estate vs. Traditional Fixed Income and Equities (2011-2021)

 

Source: Bloomberg, NAREIT, NCREIF Note: Private real estate is represented by the National Council of Real Estate Investment Fiduciaries Property Index (NPI), which is weighted by market value, reported on an unleveraged basis, includes multifamily, hotel, industrial, office, and retail properties, and has quarterly history through fourth quarter 1977. Public REITs are represented by the FTSE NAREIT U.S. Real Estate Index Series Composite, which tracks the performance of the U.S. publicly traded REIT industry with an inception date of 1972. Fixed income is represented by AGG iShares Core U.S. Aggregate Bond ETF and is subject to credit risk. Equities are represented by the S&P 500 Index and are subject to market risk. Treasury Bonds are represented by the market yield on U.S. Treasury Securities at 5-Year and 7-Year Constant Maturity per Federal Reserve Economic Data (FRED) database and are subject to interest rate risk. Indices are meant to illustrate overall market performance. It is not possible to invest in indices directly. The NPI presents commercial property-level returns. The indices presented here have material differences in investing in a non-traded REIT including investment objectives, fees, expenses, tax implications, and liquidity. Past performance does not guarantee future performance.

 

What's the appeal of both?

Private credit and private real estate share certain attributes that make them potentially appealing to income-seeking investors in today’s market environment: 

 

Potential for Higher yield: Private credit has delivered high-single-digit returns over the past 15 years, generating a yield premium over traditional fixed income and broadly syndicated loans (see figure 1). Some of this premium may be due to a borrower’s willingness to pay more for the certainty of execution, and potential customization/flexibility that private lenders offer, compared to the syndicated public credit issuance process. Core real estate has likewise generated higher yield than equities and bonds. 

 

Figure 2. Inflation Outperformance in High-Inflation Regimes

 

Source: As of March 31, 2022. ODCE (private real estate net return; data available since 1978), NAREIT (public real estate returns, data available since 1978), S&P 500 (public equities, data available since 1980), Bloomberg Barclays (public fixed income, data available since 1979), BLS (inflation; year-over-year increase in CPI ex-food and energy, data since 1978). Each instance defined as asset class return for the 4 quarters ending in the quarter in which inflation exceeded 4% from the year-before print. Instances considered on a rolling quarter basis. Indices are unmanaged and do not include fees.

 

Interest rate and inflation resistance: Many loans in the private credit arena are tied to floating rates (such as Secured Overnight Financing Rate SOFR and, historically, to LIBOR), providing investors with a hedge against rising rates. When interest rates rise, those increases are automatically adjusted in the private credit coupon. Some types of real estate investments, meanwhile, have historically generated higher returns during inflationary periods (see figure above), repricing rent accordingly.

 

Enhanced access: Private transactions also provide asset managers with deep access to company records, enabling strong due diligence and documentation. Such enhanced procedures have helped private credit maintain loss ratios that are historically lower than those of high-yield fixed income instruments. Furthermore, private credit typically features a single entity lending to a borrower. This can make for quicker and more efficient workouts – and potentially greater recovery – in case of default, compared to publicly syndicated debt placements that feature multiple lenders with competing priorities. 

 

Manager selection is key

Given the wide array of ways to tap the private credit and private real estate markets, the risk and return profile of each opportunity can vary substantially. When considering whether to implement either or both asset classes as part of an income-generating strategy, we believe it’s important to find seasoned managers with a history of shepherding such investments through full economic cycles.

 

 

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Sources:

Goldman Sachs does not provide accounting, tax or legal advice. Please see additional disclosures at the end of this presentation

Goldman Sachs does not provide accounting, tax or legal advice. Please see additional disclosures at the end of this presentation

 

Index Benchmarks

Indices are unmanaged. The figures for the index reflect the reinvestment of all income or dividends, as applicable, but do not reflect the deduction of any fees or expenses which would reduce returns. Investors cannot invest directly in indices.

The indices referenced herein have been selected because they are well known, easily recognized by investors, and reflect those indices that the Investment Manager believes, in part based on industry practice, provide a suitable benchmark against which to evaluate the investment or broader market described herein.

The Bloomberg Barclays Global Aggregate Bond Index (Global Agg FI) is a flagship measure of global investment grade debt from twenty-four local currency markets. This multi-currency benchmark includes treasury, government-related, corporate and securitized fixed-rate bonds from both developed and emerging markets issuers.

The Bloomberg Barclays US High Yield Index covers the universe of fixed rate, non-investment grade debt.

The Cliffwater Direct Lending Index (CDLI) measures the unlevered, gross of fee performance of US middle market corporate loans, as represented by the asset-weighted performance of the underlying assets of Business Development Companies (BDCs), including both exchange-traded and unlisted BDCs, subject to certain eligibility requirements.

The Credit Suisse Leveraged Loan Index (Bank Loans) tracks the investable market of the U.S. dollar denominated leveraged loan market. It consists of issues rated “5B” or lower, meaning that the highest rated issues included in this index are Moody’s/S&P ratings of Baa1/BB+ or Ba1/BBB+. All loans are funded term loans with a tenor of at least one year and are made by issuers domiciled in developed countries.

FTSE NAREIT U.S. Real Estate Index Series Composite is a free-float adjusted, market capitalization-weighted index of U.S. Equity and Mortgage REITs. Constituents of the Index include all tax-qualified REITs that also meet FTSE’s minimum size and liquidity criteria.  

The J.P. Morgan GBI-EM Global Diversified Composite Index (Emerging Market Debt) tracks local currency bonds issued by emerging market sovereign issuers.

The NCREIF Property Index (NPI) is an index of quarterly returns reported by institutional investors on investment-grade commercial properties owned by those investors. The NCREIF Property Index is based on appraisals and is calculated before the effects of leverage. The NCREIF Property Index does not reflect the impact of transaction costs, management and other investment-entity fees and expenses or the costs associated with raising capital or being a public company, which lower returns.

The S&P 500 Index is an equity index of 500 widely held, large-capitalization U.S. companies.

The S&P/LSTA US Leveraged Loan 100 Index is designed to reflect the performance of the largest facilities in the leveraged loan market. This material is provided for educational purposes only and should not be construed as investment advice or an offer or solicitation to buy or sell securities.

This paper makes no implied or express recommendations concerning how a client’s account should be managed and is not intended to be used as a general guide to investing or as a source of any specific investment recommendations.

The opinions expressed in this paper are those of the authors, and not necessarily of Goldman Sachs. The investments discussed in this paper do not represent any Goldman Sachs product.

In connection with your consideration of an investment in any Alternative Investment, you should be aware of the following risks: Alternative Investments are subject to less regulation than other types of pooled investment vehicles such as mutual funds. Alternative Investments may impose significant fees, including incentive fees that are based upon a percentage of the realized and unrealized gains, and such fees may offset all or a significant portion of such Alternative Investment’s trading profits. An individual’s net returns may differ significantly from actual returns. Alternative Investments are not required to provide periodic pricing or valuation information. Investors may have limited rights with respect to their investments, including limited voting rights and participation in the management of the Alternative Investment.

Alternative Investments often engage in leverage and other investment practices that are extremely speculative and involve a high degree of risk. Such practices may increase the volatility of performance and the risk of investment loss, including the loss of the entire amount that is invested.

Alternative Investments may purchase instruments that are traded on exchanges located outside the United States that are “principal markets” and are subject to the risk that the counterparty will not perform with respect to contracts.

Alternative Investments are offered in reliance upon an exemption from registration under the Securities Act of 1933, as amended, for offers and sales of securities that do not involve a public offering. No public or other market is available or will develop. Similarly, interests in an Alternative Investment are highly illiquid and generally are not transferable without the consent of the sponsor, and applicable securities and tax laws will limit transfers.

Alternative Investments may themselves invest in instruments that may be highly illiquid and extremely difficult to value. This also may limit your ability to redeem or transfer your investment or delay receipt of redemption or transfer proceeds.

Alternative Investments are not required to provide their investors with periodic pricing or valuation information.

Alternative Investments may involve complex tax and legal structures and accordingly are only suitable for sophisticated investors. You are urged to consult with your own tax, accounting and legal advisers regarding any investment in any Alternative Investment.

Private equity investments are speculative, highly illiquid, involve a high degree of risk, have high fees and expenses that could reduce returns, and subject to the possibility of partial or total loss of capital. They are, therefore, intended for experienced and sophisticated long-term investors who can accept such risks.

Equity securities are more volatile than bonds and subject to greater risks. Small and mid-sized company stocks involve greater risks than those customarily associated with larger companies.

Bonds are subject to interest rate, price and credit risks. Prices tend to be inversely affected by changes in interest rates.

High yield fixed income securities are considered speculative, involve greater risk of default, and tend to be more volatile than investment grade fixed income securities

Real estate investments are speculative and illiquid, involve a high degree of risk and have high fees and expenses that could reduce returns. These risks include, but are not limited to, fluctuations in the real estate markets, the financial conditions of tenants, changes in building, environmental, zoning and other laws, changes in real property tax rates or the assessed values of Partnership Investments, changes in interest rates and the availability or terms of debt financing, changes in operating costs, risks due to dependence on cash flow, environmental liabilities, uninsured casualties, unavailability of or increased cost of certain types of insurance coverage, fluctuations in energy prices, and other factors not within the control of the General Partner, such as an outbreak or escalation of major hostilities, declarations of war, terrorist actions or other substantial national or international calamities or emergencies. The possibility of partial or total loss of an investment vehicle’s capital exists, and prospective investors should not invest unless they can readily bear the consequences of such loss.

Further, some real estate investments may require development or redevelopment, which carries additional risks relating to the availability and timely receipt of zoning and other regulatory approvals, the cost and timely completion of construction, and the availability of permanent financing on favorable terms.

Real estate investments will be highly illiquid and will not have market quotations. As a result, the valuation of real estate investments involves uncertainty and may be based on assumptions. Accordingly, there can be no assurance that the appraised value of a real estate investment will be accurate or further, that the appraised value would in fact be realized on the eventual disposition of such investment.

In addition, real estate assets may be highly leveraged, which leverage could have significant adverse consequences to the assets and therefore an investment vehicle. In particular, an investment vehicle will lose its investment in a leveraged asset more quickly than a non-leveraged asset if the asset declines in value. You should understand fully the risks associated with the use of leverage before making an investment in a real estate investment vehicle.

Goldman Sachs does not provide legal, tax or accounting advice, unless explicitly agreed between you and Goldman Sachs (generally through certain services offered only to clients of Private Wealth Management). Any statement contained in this presentation concerning U.S. tax matters is not intended or written to be used and cannot be used for the purpose of avoiding penalties imposed on the relevant taxpayer. Notwithstanding anything in this document to the contrary, and except as required to enable compliance with applicable securities law, you may disclose to any person the US federal and state income tax treatment and tax structure of the transaction and all materials of any kind (including tax opinions and other tax analyses) that are provided to you relating to such tax treatment and tax structure, without Goldman Sachs imposing any limitation of any kind. Investors should be aware that a determination of the tax consequences to them should take into account their specific circumstances and that the tax law is subject to change in the future or retroactively and investors are strongly urged to consult with their own tax advisor regarding any potential strategy, investment or transaction.

Alternative Investments by their nature, involve a substantial degree of risk, including the risk of total loss of an investor's capital. Fund performance can be volatile. There may be conflicts of interest between the Alternative Investment Fund and other service providers, including the investment manager and sponsor of the Alternative Investment. Similarly, interests in an Alternative Investment are highly illiquid and generally are not transferable without the consent of the sponsor, and applicable securities and tax laws will limit transfers.

Investments in fixed-income securities are subject to credit and interest rate risks. Bond prices fluctuate inversely to changes in interest rates. Therefore, a general rise in interest rates can result in the decline in the bond's price. Credit risk is the risk that an issuer will default on payments of interest and principal. This risk is higher when investing in high yield bonds, also known as junk bonds, which have lower ratings and are subject to greater volatility. All fixed income investments may be worth less than their original cost upon redemption or maturity.

There may be additional risks that are not currently foreseen or considered.

High yield bonds are corporate or municipal bonds with a higher level of default risk relative to their investment grade counterparts. Given the riskier credit profile of high yield bonds, investors are generally compensated with higher yields. Leveraged loans are floating rate loans with below investment grade rating made by banks to companies. Leveraged loans typically fall higher in the capital structure relative to high yield bonds. Historically, leveraged loans have offered higher recovery rates in the case of a default. Direct lending is a form of corporate debt provision in which lenders other than banks make loans to companies. The borrowers are usually small and medium enterprises while the lenders may be wealthy individuals or asset management firms. Direct lending debt is typically structured as floating rate loans with below investment grade credit rating. Floating rate debt reacts to interest rate changes in a similar manner to fixed rate debt, although typically to a lesser degree. Typical features of this asset include strong loan collateral and reasonable leverage, but can also be less liquid than public fixed income instruments. There is limited ability to trade these loans on the public market due to the fact that issuers are generally small and consequently not well-known. Credit and default risk is higher for direct lending strategies compared to traditional broad market fixed income strategies given that the focus in direct lending strategies is on below-investment-grade issuers. Investors are typically compensated through credit risk and illiquidity premiums.

General Disclosures

THIS MATERIAL DOES NOT CONSTITUTE AN OFFER OR SOLICITATION IN ANY JURISDICTION WHERE OR TO ANY PERSON TO WHOM IT WOULD BE UNAUTHORIZED OR UNLAWFUL TO DO SO.

Prospective investors should inform themselves as to any applicable legal requirements and taxation and exchange control regulations in the countries of their citizenship, residence or domicile which might be relevant.

This material is provided for informational purposes only and should not be construed as investment advice or an offer or solicitation to buy or sell securities. This material is not intended to be used as a general guide to investing, or as a source of any specific investment recommendations, and makes no implied or express recommendations concerning the manner in which any client’s account should or would be handled, as appropriate investment strategies depend upon the client’s investment objectives.

There is no guarantee that objectives will be met.

This information discusses general market activity, industry or sector trends, or other broad-based economic, market or political conditions and should not be construed as research or investment advice. This material has been prepared by Goldman Sachs Asset Management and is not financial research nor a product of Goldman Sachs Global Investment Research (GIR). It was not prepared in compliance with applicable provisions of law designed to promote the independence of financial analysis and is not subject to a prohibition on trading following the distribution of financial research. The views and opinions expressed may differ from those of Goldman Sachs Global Investment Research or other departments or divisions of Goldman Sachs and its affiliates. Investors are urged to consult with their financial advisors before buying or selling any securities. This information may not be current and GSAM has no obligation to provide any updates or changes.

This material is a financial promotion disseminated by Goldman Sachs Bank Europe SE, including through its authorised branches ("GSBE"). GSBE is a credit institution incorporated in Germany and, within the Single Supervisory Mechanism established between those Member States of the European Union whose official currency is the Euro, subject to direct prudential supervision by the European Central Bank and in other respects supervised by German Federal Financial Supervisory Authority (Bundesanstalt für Finanzdienstleistungsaufischt, BaFin) and Deutsche Bundesbank.

To the extent that this document contains any statement which may be considered to be financial product advice in Australia under the Corporations Act 2001 (Cth), that advice is intended to be given to the intended recipient of this document only, being a wholesale client for the purposes of the Corporations Act 2001 (Cth). Any advice provided in this document is provided by either Goldman Sachs Asset Management International (GSAMI), Goldman Sachs International (GSI), Goldman Sachs Asset Management, LP (GSAMLP) or Goldman Sachs & Co. LLC (GSCo). Both GSCo and GSAMLP are regulated by the US Securities and Exchange Commission under US laws, which differ from Australian laws. Both GSI and GSAMI are regulated by the Financial Conduct Authority and GSI is authorized by the Prudential Regulation Authority under UK laws, which differ from Australian laws. GSI, GSAMI, GSCo, and GSAMLP are all exempt from the requirement to hold an Australian financial services licence under the Corporations Act of Australia and therefore do not hold any Australian Financial Services Licences. Any financial services given to any person by GSI, GSAMI, GSCo or GSAMLP by distributing this document in Australia are provided to such persons pursuant to ASIC Class Orders 03/1099 and 03/1100.

The opinions expressed in this paper are those of the authors, and not necessarily of Goldman Sachs Asset Management. The investments and returns discussed in this paper do not represent any Goldman Sachs product.

Although certain information has been obtained from sources believed to be reliable, we do not guarantee its accuracy, completeness or fairness. We have relied upon and assumed without independent verification, the accuracy and completeness of all information available from public sources.

The views expressed herein are as of June 30, 2022 and subject to change in the future. Individual portfolio management teams for Goldman Sachs Asset Management may have views and opinions and/or make investment decisions that, in certain instances, may not always be consistent with the views and opinions expressed herein.

Views and opinions expressed are for informational purposes only and do not constitute a recommendation by Goldman Sachs Asset Management to buy, sell, or hold any security. Views and opinions are current as of the date of this document and may be subject to change, they should not be construed as investment advice.

Confidentiality

No part of this material may, without Goldman Sachs Asset Management 's prior written consent, be (i) copied, photocopied or duplicated in any form, by any means, or (ii) distributed to any person that is not an employee, officer, director, or authorized agent of the recipient.

Date of first use: August 12, 2022. 281809-OTU-1632425

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