Updated from 10:48 a.m. with statement from FHFA spokesperson and corrected to more accurately reflect pilot program transactions.
NEW YORK (TheStreet) -- At a time when institutional investors are pouring billions of dollars into the foreclosed homes with the purpose of converting them into rentals, Fannie Mae (FNMA) and Freddie Mac (FMCC) seem to be missing out on all the action.
The bailed-out housing giants, also known as government sponsored enterprises or GSEs, together own over 150,000 foreclosed homes that should be ripe for the picking for investors scouting for bulk deals. But the agencies do not seem to be capitalizing on the opportunity to dispose these assets and it is unclear why.
It was Fannie Mae that ushered in the "institutionalization" of the single- family rental business last year when it announced amid great fanfare a pilot "REO-to-rental" program.
The initiative was meant to test whether a bulk sale of REOs -- properties that go back to the mortgage owner after a foreclosure sale -- could attract private capital to the dispersed single-family asset class. The strategy was seen as a complement its existing strategy of one-off sales, with the added benefit of stabilizing housing markets that were weighed down by a glut of foreclosed homes. Through the pilot program, Fannie Mae managed to successfully offload over 1,700 foreclosed homes in three bulk-sale transactions to Colony Financial (CLNY), Pacifica and Cogsville Group in joint-venture structured transactions. A portfolio of over 500 foreclosed homes in Atlanta was not awarded. The FHFA said the bids that it received did not present Fannie Mae with an economically viable transaction. It said the properties may be available for inclusion in a potential future structured transaction or through its retail sales platform.
The Federal Housing Finance Agency, regulator of Fannie Mae and Freddie Mac, said in late 2012 that it was "encouraged" by the results of the pilot program and was committed to pursuing the initiative. But it has since then been silent on plans to expand the REO-to-rental program. " "FHFA is still evaluating the results of the pilot REO-to Rental program and the evolving market dynamics," an FHFA spokesperson said. Meanwhile, Wall Street has stormed the single-family rental scene, traditionally dominated by mom-and-pop real estate investors. Institutional investors led by Blackstone (BX) are pouring billions of dollars into foreclosed homes with the express purpose of converting them into rentals. Maybe Fannie Mae's pilot program was not an unqualified success after all. Perhaps it did not get as high a price as it wanted for the properties. Or maybe it could not attract enough buyers given its more restrictive terms. Fannie Mae required bidders to demonstrate experience in property management and to also show a commitment to stabilizing communities. For instance, the new owners had to pay for tenants to receive credit counseling to repair their credit. Or maybe the agency is still not sure that the business model will work. There is clearly plenty of interest in the single-family rentals, but it is not yet certain that investors would be able to replicate the success they have had in the multi-family rental business. Property management poses a big challenge. While the foreclosed homes sold are located in proximity to each other, ongoing maintenance is still costly when homes are dispersed, unlike multi-family units where they are all clustered into a single building.
Perhaps it is the politics of selling foreclosed homes to wealthy institutional investors. Many real estate brokers and mom-and-pop investors believe that such bulk sales give Wall Street investors an unfair advantage. Smaller investors are often outbid by the bigger guys. Many times, they do not even get a chance to bid, as properties are sold in bulk before they hit the market. Supply of existing homes is the lowest it has been in a decade. Given that the market is improving, the agencies may believe that it is easier to execute sales on the retail level. In any case, it would be useful if the FHFA were to provide an update on its evaluation of the program, given the rush of money that is now flowing into the single-family rental business. Meanwhile, investors who participated in the pilot program appear to be profiting from the deal. Colony Financial CEO Richard Saltzman said at a mortgage conference Tuesday that the company's purchase of a portfolio of foreclosed homes from Fannie Mae last year is working out "fabulously".
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