Multifamily housing is typically classified as either “A,” “B,” “C,” or “D,” frequently followed by a plus or minus, for example “B+” or “A-,” indicating the lower or higher end of that classification. The building classifications are generally as follows, but are notably varied in their application.
Class A Multifamily
- Generally garden apartments built within the last 10 years
- May include properties older than 10 years that have been substantially renovated
- High-rise, in Central Business District, may be over 20 years old
- High-end amenities, exterior and interior, as typical for other Class “A” properties in the market
- Higher quality construction with highest quality materials
- Rental rated within the range of Class “A” rents in the submarket
- Nice landscaping, attractive rental office and/or club building
Class B Multifamily
- Typically built within the last 20 years
- Exterior and interior amenities are more dated and somewhat less appealing than what is offered by properties in the high end, Class A, segment of the market
- Good quality construction, well maintainted, with little deferred maintenance
- Earn rental rates within the range of Class “B” rents in the submarket
Class C Multifamily
- Typically built within the last 30 years
- More limited and dated, less appealing exterior and interior amenities
- Improvements showing age, appear more tired.
- Some deferred maintenance
- Majority of appliances may be “original”
- Earn rental rated below Class “B” rents in submarket
Class D Multifamily
- Generally more than 30 years old
- Worn in appearance, operationally more transient, located in fringe or mediocre locations
- Shorter remaining use for the system components
- No amenities
- Lower construction quality and building condition
- Lower/lowest side of the rental rate range
- High turnover and density of use
Class A and Class B properties situated in major markets generally command more interest from lenders. Further, institutional buyers, REITS, life insurance companies, pensions, etc., tend to be interested more, if not entirely, in these types of properties. These typically have more financing options, lower financing costs, with longer fixed rate terms and amortizations. They are more likely eligible for financing on a non-recourse basis, and have generally lower debt service coverage requirements. Cap rates are, of course, lowest for these high quality assets.
As one moves down the classification scale into Class B and C properties, many institutional investors and borrowers lose interest. These properties have fewer financing options, somewhat higher rates, less attractive fixed rates and amortizations, and lower loan to value ratios. Non-recourse debt is more difficult to obtain, particularly outside of major markets. Cap rates are a bit higher for these versus Class A properties.
Class D properties, and to a lesser extend Class C, tend to be financed by local banks with little to no interest from secondary market lenders. These have limited financing options, with higher financing costs, shorter fixed or floating rate terms, and lower loan to value ratios. Personal guarantees are the norm. The good news? Cap rates are considerably higher.