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SkyBridge Capital Partner & Portfolio Manager Daniel Barile discusses the firm’s experience launching and managing an opportunity zone fund as well as the opportunity zone program more broadly as we approach the two year anniversary of the Tax Cuts and Jobs Act (TCJA).
- What are the most compelling data findings underscoring growth in opportunity zone investments?
- What do fund managers and investors consider to be the most attractive areas for investment?
- What sources of funding are managers targeting? How are they adjusting their strategies to attract various investor segments?
- With investment managers aiming to raise $20.2 billion in equity for funds targeting opportunity zones, according to Real Estate Alert, how and when do they aim to reach that goal? What late-cycle risks could impact the long-term outlook for fund flows?
- Where are you seeing the best opportunities to investing in operating businesses? What business types are you considering for investment? What risks are you monitoring? What are the elements of your investment criteria?
- What’s the outlook for operating business investment following the most recent guidance? How could the opportunity zones legislation impact growth of technology and manufacturing businesses? What does this mean for growth in the office sector?
- How are you structuring operating businesses investment deals? Which incentives do you plan to incorporate into your investment strategy?
- How has the latest guidance impacted your long-term opportunity zone investment strategy?
- What lessons have you learned from successful deals? What about from not-so-successful deals?
- How are you structuring your operating agreements? Are there new deal structures you’re considering following the latest guidance?
- What’s the growth trajectory for multi-asset funds? Are you working with opportunity zone businesses to set up such funds?
- What do you consider to be the greatest risks of investing in opportunity zones funds at this stage in the real estate cycle? In which markets do you see the strongest growth potential? How does this differ across property types and asset classes?
Investor and innovator Marc Berkowitz shares examples of how his community-driven real estate development firm CoPlace revitalizes neighborhoods using a grassroots approach to opportunity zones. Working with economic and community development groups, policymakers and capital providers, CoPlace has helped to expand access to financing for first-time homebuyers, attract investment in local businesses, and drive long-term investment returns, all while making a positive social impact in the communities in which they work.
This candid interview offers an overview of how fund managers and investors are approaching the program and how this might change in coming years, along with a critical update on recent guidance and its implications for fund managers, investors and new players that have entered the marketplace.
- Which factors do you include in your market selection process and investment analysis? Have you come across any red flags in your analysis? What do you consider to be the trademarks of a bad deal? What lessons have you learned from not-so-successful transactions? What’s your strategy for exiting or otherwise remedying a bad deal?
- Does your strategy target single- or multi-asset funds, or both, and how do you plan to adjust this in the next several months? How are you addressing diversification risk in your portfolio structuring?
- What do you consider the greatest challenges and risks in fund administration, and what are you doing to manage them? How do you resolve conflicts of interest among fund investors? What agreements should be in place between the sponsor and the investor to avoid these? What types of funds are high-net-worth individuals, pensions and other institutional investors targeting?
- What do the opportunity zone and EB-5 programs have in common, and how can familiarity with structuring EB-5 vehicles be applied to structuring opportunity zone funds?
- To which strategies and in which markets are you allocating capital for opportunity zone funds?
- As an LP, what are your foremost concerns about investing in opportunity zones? What are you doing to manage risk?
- Which do you consider to be the earmarks of a strong investment? What’s on your decision-making checklist? Are there certain markets or sectors that you’d prefer to avoid?
- How do operating businesses factor into your investment plan? Which tech startups and large-scale businesses are you considering for investment? How do you plan to structure those deals?
- Has your firm created a working group of tax, real estate, and private funds lawyers specifically to handle client requests for opportunity zone investments? How do you staff these teams?
- What are the most complex “grey areas,” among opportunity zones legal considerations? What are you doing to navigate uncertainty?
- What are the top compliance considerations of fund managers?
- How can investors stay abreast of the newest IRS guidance? How are law and accounting firms communicating crucial updates to their clients? What are the most common questions they’re fielding?
- What advice would you offer first-time investors targeting opportunity zones?
- Outside of primary markets, which property segments in qualified opportunity zones do you expect to see the most growth? In which QOZ projects are you investing? What’s in your deal pipeline? How do you decide where to invest?
- What are the most common challenges you’re facing in executing these deals? What strategies have you used to overcome them? How are you using technology to execute more opportunity zone deals, faster? How do you vet third-party asset managers to help you scale your portfolio outside of your primary market?
- Which lesser-known incentives can be used for opportunity zone deals? How can they be combined to maximize returns? What is the potential of renewable energy to offer developers a competitive and appealing source of capital?
- What analysis are you applying to operating business investments in secondary and tertiary markets? How are you underwriting these investments in the long term? Which business have the strongest growth potential in secondary and tertiary markets? What risks are you monitoring?
- What role could universities play in getting projects off the ground? What other types of partnerships have been successful for executing opportunity zone projects outside of core markets?
Shafron E. Hawkins
- What tactics can you use to create a mutually rewarding relationship among investors, developers and the neighborhoods in which they operate? How can you leverage these relationships to mitigate risk?
- What strategies have proven successful for aligning the interests of community stakeholders? What methods have not been as effective, and what lessons have you learned in the process?
- What do you need to know in order to better understand the perspectives of the state and local governments with whom you collaborate?
- Where are federal incentives for business growth most prevalent, and how are you incorporating those into your investment strategy? What could be the impact of FHA’s incentives on affordable housing investment in opportunity zones?
- How can you ensure your project will deliver a meaningful economic benefit, and how do you best communicate that among all stakeholders?
David F. Sand
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This Privacy Notice was updated on 23 May 2018
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