Earlier this month, when much of the attention was largely focused on private credit, we warned that one of the old, familiar credit market time-bombs, commercial real estate which for many years had been penned as the "Next Big Short", was deteriorating rapidly: according to the latest TREPP CMBS monthly report, March saw a surge in the CMBS delinquency rate, which jumped by 41bps to 7.55%, the highest in years, led by a surge in the lodging rate, a category which until now was not a source of concern. 

It now appears that this particular time bomb is about to go off, as the huge redemptions wave that rocked private credit in recent months is making a move into commercial real estate. 

According to Bloomberg, Barry Sternlicht's high-profile Starwood Capital Group Management is halting redemptions from a $22 billion real estate fund aimed at retail investors as it seeks to prevent a flight of assets amid mounting pressure on its bet that the commercial real estate markets would quickly recover from interest rate rises in 2022 and 2023

The asset manager is “temporarily suspending” share repurchases from its Starwood Real Estate Income Trust with a few exceptions following a strategic review, according to a letter to shareholders. It will also cut its annualized distribution to 4.7% for Class I shares, down from 6.3% as of March.

Sternlicht's fund, one of the first retail private markets funds, pinned its decision to temporarily suspend most redemptions on interest rates that have “remained high”. The move comes after Sreit had restricted investors’ liquidity rights by more than 80% two years ago

“We recognize this decision may be frustrating for some shareholders,” Starwood CEO Barry Sternlicht said in the letter. “However, taking this step now allows us to preserve the opportunity to realize better outcomes as market conditions improve.”

The issue was “not the real estate,” said Sternlicht in the letter, but rather “the pressure created by elevated redemption requests, which rose quite suddenly when interest rates spiked and remained high”. 

As the FT notes, SREIT has struggled to recover from a real estate market that has remained weak since interest rates began to creep up four years ago. The fund owns 598 properties across the US. Sternlicht said Sreit would “reintroduce liquidity when it can be done in a consistent and sustainable way” Until then, the firm will only allow investors to redeem their shares due to death, disability or if their balance is below $5,000.

The CEO said Starwood expected “the war with Iran to conclude, oil prices to subside, inflation to stabilize, and for Kevin Warsh to be seated as Fed Chair, supporting a lower interest rate environment”. 

“The temporary actions announced today reflect our commitment to making the right long-term decisions for all SREIT shareholders, including the nearly 70% who have never made a redemption request,” Sternlicht said in an emailed statement. “Our interests are fully aligned with our investors as the largest owner of SREIT, with over a $500 million ownership stake.”Sternlicht said in a statement.

Last month, hedge fund Saba Capital last month offered to buy 5% of the outstanding shares in Sreit, at a discount of more than 20% of the fund’s most recent stated value. In the end, Saba acquired only $7.7 million of the approximately $400mn in SREIT shares they had offered to buy, the FT reported. 

Two years ago, Starwood limited investors’ ability to redeem their investments after the FT reported that SREIT had tapped its credit facility to support redemptions, rather than selling real estate assets.

SREIT launched in 2018 amid a wave of similar offerings from Blackstone and KKR  to give retail investors exposure to commercial real estate. In the early years, low interest rates helped the funds plow capital into apartment buildings, warehouses and other properties. But the real estate cycle flipped in the middle of 2022, when a sharp increase in interest rates cratered property values and pushed investors to withdraw capital. Those withdrawals have been eating into SREIT’s liquidity, leading to Wednesday’s decision to halt redemptions.

As readers are well aware, SREIT is not the only retail-oriented fund that has come under pressure in recent months. Similarly structured vehicles that invest in private credit have suffered a wave of withdrawals amid concerns over underwriting standards and potential disruption to software businesses from AI, forcing managers to enforce caps on withdrawals.

SREIT is among the largest owners of multifamily apartments in the US, with more than 63,000 apartment units concentrated in the Sunbelt, including Texas and Florida, according to the letter.

Sternlicht made a reputation buying distressed real estate in the aftermath of the savings and loan crisis of the 1980s and 1990s. He went on to found Starwood Hotels & Resorts, which was later acquired by Marriott International Inc., and the real estate lender Starwood Property Trust.

In recent years, he has criticized the Federal Reserve for being late to increase interest rates in the aftermath of Covid. In the letter he said that he expects the war in Iran to end, leading to lower oil prices and stabilizing inflation. He now expects the Fed to cut rates.