
Nuevos fondos inmobiliarios se encuentran en el mercado
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La adquisición de inmuebles que generen ingresos mediante su alquiler es el objetivo del segundo fondo inmobiliario que lanza la administradora Pioneer Investment Funds.
El nuevo fondo también podrá invertir en contratos de usufructo o concesión de inmuebles.
El fondo busca poder distribuir dividendos en períodos trimestrales, así como conseguir la apreciación del capital de los aportantes, mediante la compra de inmuebles de primera clase, con elevado potencial de valorización. A esos dos fines, agrega el de proveer liquidez a los inversionistas.
Las decisiones respecto de los inmuebles que se deben adquirir corresponderán al Comité de Inversión del fondo.
Este, el cuatro fondo de la administradora, se denomina Fondo de Inversión Cerrado Pioneer Inmobiliario II, y contempla la emisión de 2.2 millones de cuotas de participación con un valor nominal de RD$1,000, por un monto total de RD$2,200 millones.
El primer tramo del fondo se empezó a colocar en el mercado primario de la Bolsa de Valores en octubre, en un período que finalizará el día 14 de noviembre.
En este primer tramo están disponibles cuotas por RD$2,175,000 y se requiere de una inversión mínima de RD$10,000.
Este instrumento de inversión tendrá vigencia de diez años, es decir, hasta octubre de 2029, fecha en la cual se redimirán las cuotas.
Evaluación
La calificación que tiene este fondo es BBB, asignada por Feller Rate. Esa nota significa que sus cuotas tienen “suficiente protección ante pérdidas y que presentan una razonable probabilidad de cumplir con sus objetivos de inversión”.
El análisis que hizo Feller Rate, emitido el mes pasado, señala que el nuevo instrumento tiene como una de sus fortalezas a su administradora, que cuenta con un buen nivel de estructuras y políticas para su gestión, que posee manuales y políticas de administración para fondos y un equipo de gestión con un buen nivel para un correcto manejo de recursos de terceros.
Otra fortaleza radica en su futura cartera, “con buena capacidad de generación de flujos”.
Por el lado contrario, el de los riesgos, la calificadora incluye su moderada diversificación esperada, el alto endeudamiento que se le permitirá, el riesgo inherente a la actividad inmobiliaria, “altamente sensible a los ciclos económicos”, el hecho de que la industria de fondos está “en vías de consolidación”.
La evaluación de Feller Rate estima que a mediano plazo, la cartera del fondo inmobiliario Pioneer II esté completamente invertida en su objetivo, lo cual significa que un 60 % sea de bienes inmuebles que se destinen a ser alquilados.
Un punto sobre el que están muy atentos los inversionistas es el de la liquidez de la cartera, la cual será buena, según la calificadora, que estará dada por los flujos continuos de efectivo provenientes de las rentas de los bienes inmuebles. Y recuerda que los pagos de beneficios serán trimestrales luego de descontar gastos y comisiones.
Otro punto que subraya la calificadora es que la cartera deberá contar con al menos dos activos, puesto que tiene un límite máximo reglamentario de 50 % del patrimonio invertido en un único inmueble. Empero, advierte que “se espera que el Fondo mantenga seis inmuebles en el corto plazo”.
El gestor
En cuanto a la sociedad administradora, Pioneer Investment Funds, la misma agencia calificadora le otorga A, que en su nomenclatura significa que tiene “un buen nivel de estructuras y políticas para la administración de fondos”.
Los cimientos de esta calificación son sus políticas de administración, su equipo de gestión para manejar recursos de terceros, y la experiencia de los accionistas en la industria dominicana. En contrapartida, tiene dos consideraciones: no ha alcanzado el equilibrio financiero y el sector está en fase de consolidación.
Pioneer gestiona el primer fondo de renta fija en el país, el Nacional Pioneer United Renta Fija, el primer inmobiliario cerrado y un fondo de desarrollo de sociedades.
El primer fondo inmobiliario inició operaciones en julio de 2015, con un monto autorizado de RD$2,200 millones.
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