Office Capitalization Rates: Real Estate and Capital Market Influences

Focusing on the office capitalization rate, the central objective of this article is to shed light on two sets of issues that have not yet been fully researched. The first involves the importance of local-fixed and time-variant components of the office capitalization rate, and the significance of persistence in its time trends. The second centers on the relative importance of local office markets and the national capital market in shaping the various components of the office capitalization rate. Extensive econometric analysis of capitalization-rate series employed to address these issues highlights the existence of both local fixed and time-variant effects, while indicating differential persistence of time trends across markets. Moreover, such analysis uncovers the pivotal role of specific local office-market traits and the lesser role of national capital-market features in determining office capitalization-rate variations. Such findings on the role of local influences may provide a richer foundation for asset valuation and investment practices.     

Does the Theory of Irreversible Investments Help Explain Movements in Office–Commercial Construction?

Focusing on the relevance of the modern investment theory in explaining movements in office–commercial construction, we attempt to advance existing empirical work in two respects. First, building on recent theoretical advances, we offer an extended empirical model of new construction that takes into account the full opportunity cost of irreversible investments in uncertain environments. Second, using updated time series of office–commercial construction across the nation's largest markets, we empirically estimate such a model to (i) explore investment behavior during 1982–1998 and (ii) detect differences, if any, in such behavior between the pre- and post-recession years. Our empirical findings are fully consistent with the theory of irreversible investments. Such findings highlight both the relevance and the relative importance of uncertainty in underlying demand factors in shaping movements in office–commercial construction, while pointing altogether to more cautionary investment behavior during the post-recession years.