Metropolitan Statistical Area

A Metropolitan Statistical Area, or MSA, is an area that usually includes a major city at its core and the surrounding towns and suburbs. It is not a legal area that is governed by any one entity, but an area to which numerous towns and a city, or cities have lots of inter-connectivity.

Putting ‘Metropolitan Statistical Area’ in Context

Example Scenario

Evergreen Pension Investments, a pension fund focused on stable, long-term investments, is evaluating the acquisition of Willow Creek Business Park, a 250,000-square-foot suburban office complex located in the Raleigh-Cary, NC Metropolitan Statistical Area (MSA).

The Raleigh-Cary MSA encompasses Raleigh, Cary, and several surrounding communities, forming a region that is highly interconnected through economic activity, commuting patterns, and infrastructure. Known as part of North Carolina’s Research Triangle, this MSA is characterized by strong job growth in technology, education, and healthcare sectors, making it a prime location for real estate investment.

Why the MSA Matters

Willow Creek Business Park benefits directly from its location in the Raleigh-Cary MSA. The area has experienced a population growth of 2.3% annually over the past five years, well above the national average. This population growth fuels demand for office space as businesses relocate to the region to tap into a highly educated workforce and favorable business environment. The MSA’s boundaries, as defined by the U.S. Office of Management and Budget (OMB), help Evergreen Pension Investments understand the economic and demographic trends affecting the property and its potential for stable, long-term cash flows.

Example MSA Insights in Action

When evaluating the acquisition, Evergreen Pension Investments analyzes the following aspects of the Raleigh-Cary MSA:

  • Population Growth: The MSA’s population is projected to grow another 10% over the next decade, ensuring a growing demand for commercial real estate.
  • Employment Trends: The area’s unemployment rate of 3.2% is below the national average, and major employers like Cisco Systems and Duke University Hospital bolster economic stability.
  • Connectivity: The region’s transportation infrastructure, including Raleigh-Durham International Airport and major highways, enhances its appeal to businesses and employees alike.

Financial Analysis Example

Willow Creek Business Park generates an annual Net Operating Income (NOI) of $5 million and is listed for $70 million. Evergreen Pension Investments applies a capitalization rate of 7.0% for this property, reflecting the stability of the MSA. Using the formula for cap rate:

Cap Rate = NOI ÷ Purchase Price

7.0% = $5,000,000 ÷ $70,000,000

This calculation confirms the property’s valuation aligns with market norms for core investments in a strong MSA like Raleigh-Cary.

Conclusion

By understanding the characteristics of the Raleigh-Cary MSA, Evergreen Pension Investments gains confidence in Willow Creek Business Park’s potential to deliver steady returns. The interconnected economic activity within the MSA, combined with favorable demographic and employment trends, reinforces the property’s appeal as a core investment.


Frequently Asked Questions about Metropolitan Statistical Areas (MSAs) in Real Estate Investment

An MSA “usually includes a major city at its core and the surrounding towns and suburbs.” It is not a legal jurisdiction but a region “to which numerous towns and a city, or cities have lots of inter-connectivity.”

The Raleigh-Cary, NC MSA, which includes Raleigh, Cary, and nearby communities, is the example used in the scenario involving Willow Creek Business Park.

Understanding the MSA helps investors analyze “economic and demographic trends affecting the property and its potential for stable, long-term cash flows.”

It has “strong job growth in technology, education, and healthcare,” a “3.2% unemployment rate,” and major employers like “Cisco Systems and Duke University Hospital.”

The Raleigh-Cary MSA has seen “2.3% annual population growth over the past five years” and is projected to grow another 10% over the next decade—fueling demand for office space.

Connectivity via “Raleigh-Durham International Airport and major highways” enhances the MSA’s appeal to both businesses and employees.

Cap rate is calculated using the formula: Cap Rate = NOI ÷ Purchase Price. In this case, a $5 million NOI and $70 million price yields a 7.0% cap rate, reflecting the MSA’s stability.

The area’s “strong job growth,” “population increase,” and “stable infrastructure” make it ideal for stable, long-term returns and enhance the property’s market valuation.



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