Real Estate vs. Traditional Investments: A Deep Dive into Returns and Risks

December 27th, 2023

Investing in real estate has long been touted as an avenue to build wealth. With potential for property appreciation, rental income, leverage through mortgages, and favorable tax treatment, some hail real estate as superior to traditional investments like stocks and bonds.

However, traditional assets like equities and fixed income also warrant consideration for their historical returns, liquidity, diversification benefits, and passive management options. This article will analyze the risk-return profiles, liquidity, tax efficiency, and active vs. passive management differences between real estate and conventional securities.

Average Annual Returns

Real estate returns stem from two sources – capital appreciation as the property value increases over time, and rental income from tenants. While past performance doesn’t guarantee future results, real estate values have tracked inflation relatively closely over decades.

For example, housing prices increased on average 5.5% annually from 1990-2019 according to Federal Housing Finance Agency data. Adding rental income, total real estate returns exceeded 10% on both a 5-year and 10-year compounded basis.

Stocks and bonds have averaged 6-10% and 3-5% respectively over the long run. However, equities saw years with negative 20-50% declines amid recessions, while 10-year Treasury bonds barely budged during stock market turmoil. Real estate also tends to see less price variation nationally than stocks. So for less volatility, real estate’s income and growth provide attractive backdrops.

Real Estate Returns

  • Appreciation: 5-10% yearly
  • Rental Income: 3-7% of property value
  • Total Return: 8-12%

Stock and Bond Returns

  • S&P 500: 6-10%
  • Aggregate Bond Index: 3-5%

Risk Factors

Leveraging rental property magnifies risk and returns. While margin loans carry risks for stock investors, real estate allows greater borrowing with mortgages covering 50-80% of purchase costs.

Local housing demand, renter demographics, employment trends and interest rates all impact real estate – for better or worse. And illiquid properties carry transaction costs in agent commissions, taxes and days of lost rental income if vacant.

But easier than quickly dumping stocks during panics, selling property takes longer. And concentrated assets raise risk, so prudent real estate investors own multiple properties. Geographically spreading holdings across different cities helps smooth returns too.

Diversifying into both real estate and liquid financial assets like bonds balances out those liquidity, concentration and local market risks over time.

Liquidity and Access

Real estate assets lock up larger capital and lack quick convertibility to cash like securities. Banks can deny mortgages if borrowers have insufficient income or low credit scores. While the bar sits lower with real estate investment trusts (REITs), minimums still hover around $1,000.

Brokers allow stock and ETF trading from any laptop without credit checks. Tiny position sizes provide better access for small investors. No such bite-sized real estate investments exist, as the capital required prohibits fragmented ownership.

Tax Advantages

Depreciation allows real estate investors to deduct property values from taxes over 27.5 years for residential or 39 years on commercial. Cost segregation studies can accelerate some deductions. Interest expenses also qualify for write-offs.

Passive income comprises most rental property earnings, only taxed when profits are distributed. Realized property gains tally up at usually favorable long-term capital gains rates too.

Traditional investment vehicles don’t benefit from depreciation and interest deductions. And income gets taxed at higher ordinary rates year after year regardless of distribution. While equities held for one year also get long-term capital gains treatment, no embedded tax deferral applies there.

Passive vs. Active Management

Where securities investing turns mostly passive through index funds and ETFs, real estate demands ample sweat equity. Finding tenants, overseeing repairs and basic landlord duties require hands-on work, as property managers take 10-15% cuts of rental income.

Traditional assets ride market returns automatically with minimal input once allocated. Rebalancing several times per year suffices. But addressing inevitable tenant issues and stewarding properties demands time and effort better rewarded through multiple holdings.

Leverage Capabilities

Funding purchases predominantly through mortgages enhances rental property returns while also exacerbating risks. Paying down principal over decades leads to outsized net worth growth relative to the initial invested capital.

Stocks bought on margin require ongoing interest payments and can face margin calls during steep drawdowns. But default rates run lower with diversified blue chip shares less susceptible to permanent impairment.

Real estate utilizes greater leverage still in sound economic environments, excelling inflationary periods since future rental income streams also pace rising consumer prices.

Real estate and traditional securities both warrant portfolio allocations for their varied return drivers. Concentrated property holdings require ample due diligence around local influences, while equities and bonds provide diversification and liquidity.

Balancing between the two assets classes alleviates downside risk and cash flow interruptions, providing superior risk-adjusted returns over the long run. Hands-on management lifts real estate’s income streams and overall net worth, so partnering with experienced investor groups like Empire 8 Property can illuminate smart capital allocation decisions through customized advisory sessions today.

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