Business Strategy and Outlook
Duke Realty has enjoyed an impressive run, shifting its portfolio from suburban office properties to become the leading domestic-only industrial REIT in the United States. Over the past few years, the company capitalized on depressed supply and an explosion of growth driven by a steady economy and the rise of e-commerce. However, with industrial vacancy hovering at historically low levels, investors may be late to the party. Supply has increased to levels not seen since 2007, posing a significant threat to the buoyant rent growth Duke Realty’s portfolio had been experiencing.
As experts have noted in their no-moat argument for the company, Duke Realty’s properties are largely commoditized, with locations that are often along highways, miles away from metropolitan city centres. While prices for this type of land have risen over the years, the structures are easily replicable, causing other real estate companies to throw their hats in the ring, diversifying to meet the demand for industrial property.
Major retailers continue to shift their strategies as brick-and-mortar shopping loses ground to its online counterpart. Fortunately for Duke Realty, warehouses that support e-commerce sales require more space, up to three times as much as traditional retail warehouses. While e-commerce currently accounts for only about 13% of total retail sales, its piece of the pie is growing at a double-digit pace annually. It is eventually viewed additional supply bringing Duke Realty’s returns to the cost of capital, since little prohibits new entrants to this market. Despite the competitive nature of this industry, Duke Realty has an established presence and first-mover advantage in many high-quality markets. The company’s tenants typically sign multiyear leases, so it may take some time before the effects of new construction on returns are seen.
Financial Strength
Duke Realty’s balance sheet has improved over the years and is in good financial shape. The company’s debt/EBITDA was 4.6 by the end of 2022. It is alleged as a maintainable level, given the company’s plan to finance most of its developments by disposing noncore assets. Its focus on Tier 1 markets will keep its facilities in high demand as e-commerce grows and retailers shift to an online strategy. Current leases have around 2.25% contractual rent bumps, so cash flows should rise with inflation in the short term. As a REIT, Duke Realty is required to pay out at least 90% of its income as dividends to shareholders. It’s likely that the company will continue to tap into the debt markets as its main source of financing given its healthy appetite for developments and cheap access to capital. Management continually evaluates the portfolio and sells facilities as well as land, which allows the company to subsidize developments and not become overburdened with debt financing. It is forecasted that dispositions will be steady as the company trims noncore assets.
Bulls Say’s
- E-commerce should continue to drive demand for logistics space, and Duke Realty was an early mover with an established tenant list.
- The coronavirus outbreak will accelerate the growth of e-commerce relative to brick and mortar retail
- Historically low vacancy rates for industrial facilities should continue to warrant double-digit leasing spreads in the short term.
Company Profile
Duke Realty is an Indianapolis-based publicly traded REIT that owns and operates a portfolio of primarily industrial properties and provides real estate services to third-party owners. It has interest in over 150 million square feet across the largest logistics markets in the U.S.
(Source: MorningStar)
General Advice Warning
Any advice/ information provided is general in nature only and does not take into account the personal financial situation, objectives or needs of any particular person.