RCG 17 Guide to Markets FINAL[1]

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SECTION 2 | METRO FORECAST SUMMARIES Metro: Milwaukee Benchmark: Red 49 Payroll Job Summary Total Payrolls (4Q17) 873,133 4Q17 Year-on-Year Change 7,200 / 0.83% RCR 2018 Forecast 7,200 / 0.82% RCR 2019 Forecast 4,200 / 0.48% RCR 2020 Forecast 3,800 / 0.43% RCR 2021 Forecast 5,300 / 0.60% Payroll Job Summary Total Payrolls (4Q17) 75,856,600 4Q17 Year-on-Year Change 1,287,000 / 1.73% RCR 2018 Forecast 1,587,500 / 2.09% RCR 2019 Forecast 1,128,900 / 1.46% RCR 2020 Forecast 916,200 / 1.17% RCR 2021 Forecast 999,000 / 1.29% Occupancy Rate Summary 4Q17 Occupancy Rate (Reis) 95.97% Occupancy Rate Summary Occupancy Rate (Reis) 95.44% RED 49 Rank 15 Annual Chg. (Reis) -0.2% RCR YE18 Forecast 96.1% RCR YE19 Forecast 96.9% RCR YE20 Forecast 97.2% RCR YE21 Forecast 96.8% Annual Chg. (Reis) -0.4% RCR YE18 Forecast 95.0% RCR YE19 Forecast 95.2% RCR YE20 Forecast 95.2% RCR YE21 Forecast 95.2% Effective Rent Summary Mean Rent (Reis) $966 Annual Change 4.0% Effective Rent Summary Mean Rent (Reis) $1,342 Annual Change 3.9% RED 49 Rent Change Rank 19 RCR YE18 Forecast 2.9% RCR YE19 Forecast 2.5% RCR YE20 Forecast 2.1% RCR YE21 Forecast 2.1% RCR YE18 Forecast 3.8% RCR YE19 Forecast 3.4% RCR YE20 Forecast 3.1% RCR YE21 Forecast 3.2% Total Return Summary Expected Total Return 7.87% Total Return Summary Avg. Expected Total Return 6.97% ETR RED 49 RANK 4 Risk-adjusted Index (RAI) 6.14 Risk-adjusted Index (RAI) 4.16 RAI RED 49 RANK 3 Generic Purchase Cap Rate 6.50% Derived Terminal Cap Rate 7.24% Average Purchase Cap Rate 5.21% Average Terminal Cap Rate 5.79% 66
SECTION 2 | METRO FORECAST SUMMARIES Milwaukee Occupancy Rate History and Forecast Souces: Reis, Inc. History and RCR Forecasts RED 49 Occupancy Rate Milwaukee Occupancy Rate 98.0% 97.5% 97.0% 96.5% 96.0% 96.1% 96.9% 97.2% 96.8% 96.5% 96.0% 95.5% 95.0% 94.5% 4Q13 4Q14 4Q15 4Q16 4Q17 4Q18 4Q19 4Q20 4Q21 4Q22 Milwaukee Rent Growth History and Forecast Souces: Reis, Inc. History and RCR Forecasts RED 49 Year-On-Year Rent Growth Milwaukee Year-On-Year Rent Growth 7% 6% 5% 4.0% 4% 3% 2.9% 2.5% 2.1% 2.1% 2.2% 2% 1% 4Q13 4Q14 4Q15 4Q16 4Q17 4Q18 4Q19 4Q20 4Q21 4Q22 Milwaukee Payroll Job History and Forecast Souces: BLS History and RCR Forecasts RED 49 Year-On-Year Payroll Growth Milwaukee Year-On-Year Payroll Job Growth 4% 3% 2% 1% 0.8% 0.8% 0.5% 0.4% 0.6% 0.9% 0% -1% 4Q13 4Q14 4Q15 4Q16 4Q17 4Q18 4Q19 4Q20 4Q21 4Q22 67
Page 1 and 2:
YEAR-END 2017 GUIDE TO MARKETS
Page 3 and 4:
SECTION 1 Market Performance
Page 5:
SECTION 1 | MARKET PERFORAMANCE Exe
Page 8 and 9:
SECTION 1 | MARKET PERFORAMANCE Rec
Page 10 and 11:
SECTION 1 | MARKET PERFORAMANCE Mac
Page 12 and 13:
SECTION 1 | MARKET PERFORAMANCE Red
Page 14 and 15:
SECTION 1 | MARKET PERFORAMANCE Met
Page 17 and 18: SECTION 2 Metro Forecast Summaries
Page 19 and 20: SECTION 2 | METRO FORECAST SUMMARIE
Page 65: SECTION 2 | METRO FORECAST SUMMARIE
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RCG 17 Guide to Markets FINAL[1]

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