Innovator award recipient Michael Ashner shares career insights with students

As part of our Meet Our Current Students series, first-year real estate MBA student Jordan Denzer reports on the fall presentation of our Innovator Award.


Michael Ashner, Chairman and CEO of Winthrop Realty Trust received the Real Estate Club's Innovator Award at its first official meeting of the Fall 2011 semester on September 23rd at the Pyle Center. Truly an innovator in the real estate industry, Ashner was chosen for the award for founding the first ever group of tender offers for publically traded real estate companies.

Serving as the Chairman and Chief Executive Officer of Winthrop Realty Trust since 2004, Ashner's company acquired over $12 billion of real estate, including 85,000 apartment units, 50 million square feet of office, retail, and industrial assets and 1,000 hotel rooms. Ashner also served as the Chairman and Chief Executive Officer of Winthrop Realty Partners, L.P., a vertically integrated property management firm, since 1996. Winthrop Realty Partners has managed more than 500 limited partnerships, of which in excess of 50 were publicly reporting with over 100,000 investors, as well as five publicly traded REITs.

Graaskamp Center Executive Director Michael Brennan began the evening's discussion by citing Alexis de Tocqueville's statement, "we bear the mark of our origins" and asked Ashner to discuss his roots and his career progression to where he is today. Ashner began by saying that after he received his undergraduate degree in philosophy from Cornell, he quickly "realized a need to eat and to have shelter," so he decided to pursue his JD at the University of Miami.

Ashner initially worked as an attorney in corporate securities, where he learned about REITs and real estate syndication. This experience eventually led him to leave the legal professional and become a buyer of failing real estate syndications. He quickly learned how to value real estate and the nature of how markets ebb and flow. Ashner said he does not believe in efficient-market theory, "Value investing is a proposition in which the investor is betting against the generally held beliefs of other investors, as indicated by their actions in the market. If you think where you are is correct, and you've done the valuation, then make the bet."

He also discussed the difficulties in the valuation effort, stating that valuations will always be wrong because no one can accurately forecast value. Despite all number crunching and scenario analyses, "if a butterfly burps in China, then your Argus evaluation is going to be wrong."

Ashner's candor and insight was both captivating and instructional for students and staff alike. The Real Estate Club thoroughly enjoyed his visit and we are proud to have been able to present him with the Innovator Award.

The Innovator Series Award was conceived from the paper entitled "The Wisconsin Program in Real Estate and Urban Land Economics: A Century of Tradition and Innovation," written by Stephen Malpezzi, Chair of the Real Estate Department. The paper's central theme is that a rich history cannot be established without continually implementing innovation. Previous recipients of the award include Nicholas Billotti of Turner Construction, Laurence Geller of Strategic Hotels and Resorts, David Brain of Entertainment Properties Trust and Hersch Klaff of Klaff Realty.

Jordan Denzer is a first-year MBA student in the James A. Graaskamp Center for Real Estate. Jordan arrived in Madison from Dallas, where he previously worked in the benefits administration field for CONEXIS. He obtained his BBA in International Business from Stephen F. Austin State University.

Message to a prospective student

Since we launched our blog in 2009, we have asked MBA students in the Graaskamp Center to contribute to a series called Meet Our Current Students. In their posts, they share their impressions and experiences of their first-year in the program. In his first post for us, Andrew Toby has a message for prospective students:

It’s that time of year. The leaves are beginning to change color, the weather is cooling down, football season is under way, and, for prospective MBA students, the first round admissions deadline is rapidly approaching.

For me, this took place a year ago, although it seems like just yesterday. My intent for this message, however, is not to get nostalgic about the endless hours of program researching, resume refining, and essay editing that I experienced. Rather, it is to reflect on my experience during my first month with the program.

Let’s take a look at some of the things that I’m enjoying about the program (and living in Madison) so far:

Specialization classes begin immediately. No waiting until your second year to finally get to the material you came back to school for. The first year MBA class is taking Real Estate Finance with Erwan Quintin this semester. The class is challenging but incredibly informative and applicable to the industry, and we often spend a good portion of class time just discussing current events (which are abundant given the current financial condition of the economy). I can honestly say that the material being covered in this class is precisely what I was looking for in Real Estate MBA education.

The alumni are interactive and supportive. One of the program’s greatest strengths is its alumni, and there was no time wasted in getting linked into the network right as the program began. We have registered as student members of the Wisconsin Real Estate Alumni Association (WREAA), which allows us access to alumni events, job postings, etc. Each student has also been paired up with an alumni mentor for more in-depth, one on one interaction and support.

The high regard for the program draws visits from other prominent industry professionals. Our interaction with prominent industry professionals is not just limited to our alumni. Within the first few weeks of the program, we have already been fortunate enough to receive a visit from Brad Olsen of Atlantic Partners, Ltd, who gave a thought-provoking lecture on global real estate. We also had some face to face time (via Skype) with Jay Lehman, Director of National Recruiting at Toll Brothers, Inc. for some direct advice on career preparation. Jay has interviewed thousands of candidates and reviewed even more resumes from applicants hoping to crack into the real estate industry, so the advice he was able to share with us was invaluable. The Wisconsin Real Estate Club also presented the Innovator Award to Michael Ashner of Winthrop Realty Trust, who took time to share his thoughts and advice about succeeding in the industry.

Madison is a great city. There hasn’t been any shortage of activity in Madison - so much, actually, that I could write an entire post solely discussing all the things that I’ve had the opportunity to do since I moved here. Even more specifically, as I consider myself somewhat of a foodie, I could also dedicate a post to the plethora of delicious restaurants I’ve dined at during the last month. From the activities on the lake (sailing, kayaking, fishing, skiing, etc.) to live music (including many free shows and festivals), Madison is sure to entertain. (The Madison Experience, video)

These are just my some of my first impressions, and I’d like to tie them together with a huge emphasis on how happy I am with my decision to attend the Wisconsin School of Business. Making the decision to go to b-school is tough, and choosing which school is right for you can be agonizing. As a guy who had previously spent his entire life in California, I know that the adjustment can be intimidating. Rest assured that Madison, UW, and the Graaskamp Center for Real Estate combine to make a welcoming place that you’ll be happy to call your new home.

Andrew Toby is a first-year MBA student in the James A. Graaskamp Center for Real Estate. A CPA from California, Andrew hopes to utilize both his accounting background and the knowledge gained in the MBA program to pursue a career in private equity investments in real estate.

Nobel laureate in economic sciences to visit campus next week

Professor Elinor Ostrom, American economist and 2009 Nobel Laureate in Economic Sciences, is visiting our campus on October 6th as part of the University of Wisconsin-Madison Hilldale Lecture Series. A Wikipedia entry describes her as "one of the leading scholars in the study of common pool resources (CPR). In particular, Ostrom's work emphasizes how humans interact with ecosystems to maintain long-term sustainable resource yields. Common pool resources include many forests, fisheries, oil fields, grazing lands, and irrigation systems." In 2009, she received the Sveriges Riksbank Prize in Economic Sciences in Memory of Alfred Nobel "for her analysis of economic governance, especially the commons."

"The Hilldale Lecture Series, inaugurated in 1973-74, is sponsored by the faculty's four divisional committees - Arts and Humanities, Biological Sciences, Physical Sciences, and Social Studies - - and funded by the university's Hilldale Fund. The series gives each division the unique opportunity to present to the university community distinguished thinkers whose contributions to contemporary culture and science have received international recognition and acclaim. All lectures are free and open to the public." (from the Secretary of the Faculty website)

Ostrom will also participate in a program co-sponsored by the University of Wisconsin Law School and the Law School's Program in Real Estate, Land Use, and Community Development. Wisconsin Real Estate's Stephen Malpezzi will be a panelist in the program as well. They will be joined by Professor Daniel Bromley (Department of Agriculture and Applied Economics), Professor Neil Komesar (Law School), and Professor Melissa Scanlan (Law School and the University of Wisconsin-Milwaukee's School of Freshwater Sciences). They will discuss how common-pool resource issues are relevant in his or her field and how law and policy have/have not or should/should not develop to address such issues.

Remembrance for Mason Carpenter

by Stephen Malpezzi, Department Chair, Professor and Lorin and Marjorie Tiefenthaler Distinguished Chair in Real Estate

We in the Real Estate Program join the rest of the UW community, his family, and many others, in mourning the passing of our friend and colleague Professor Mason Carpenter.

As many readers of this posting know, Mason was Weikel Professor of Leadership in our school’s Management Department. Academically, Mason a prolific scholar, one of those unusual individuals who publishes both in the top research journals in his field like the Academy of Management Journal, and who simultaneously write the textbooks that interpret that latest research for students and the business community. A master teacher, Mason’s enthusiasm for his subject was evident to his friends on the faculty as well as to the many students he touched.

A true believer in a boundary-free UW and “lifetime learning,” Mason liked to open up his teaching beyond the classroom to anyone who would take a little time; the second best way to remember him is to have a look at some of his teaching materials that he thoughtfully posted here and here.

Here you’ll find a wealth of practical and experiential material, on topics like how to build a more productive network, effective mentoring, and deeper ways of thinking about diversity. Those of us who teach will find material on how to be a better teacher. Mason was a great producer and collector of multimedia; the websites will connect you to many of his own lectures on YouTube as well as lessons from clips from Dr. Strangelove, Glengarry Glen Ross, and of course The Onion.

So, what’s the best way to remember Mason Carpenter? I can think of no better way to honor Mason’s love of learning than to consider contributing to his children’s education. A fund for the future educational expenses of his sons Zachary (13) and Wesley (9) has been established. Donations may be directed to the Carpenter Family Fund, M&I Bank, 7447 University Ave., Middleton, WI 53562.

"The Calculator"

by Stephen Malpezzi, Professor and Lorin and Marjorie Tiefenthaler Distinguished Chair in Real Estate

In the midst of all the to-ing and fro-ing over Hewlett Packer's boardroom issues, it's nice that yesterday's FT contained a paean to the HP 12-C, on the iconic financial calculator's 30th anniversary. (Handheld device that remains a must-have, Financial Times, 9/22/11)

Sherlock Holmes used to refer to Irene Adler as simply "The Woman."

Readers of a certain age -- who cut their teeth, as I did, on their trusty K&E slide rule, and punching cards in the middle of the night for a mainframe -- will understand why for thousands, the 12-C is still "The Calculator." It's a modest little gadget, roughly the size of a larger smartphone, but it gave us hand-held power and reliability that used to require signing up to a computer services bureau.

I'm an Excel freak now, and rarely turn my calculator on in anger. But for quite a while, anything important in Excel was also checked using my HP 12-C.

One morning a decade ago, I found that I had dropped my beloved 12-C under my equally beloved La-Z-Boy the previous evening; and some heavy rocking had put a deep curve in the case. To my astonishment, when I turned the deformed unit on, except for a switch to European notation (which wouldn't turn off), everything else continued to work. My trusty 12-C gave two more years of service, before the battery died and the twisted case made it impossible to change the battery.

With regret, I replaced it with a HP 17-BII. Why? Because many students couldn't follow my examples while using Reverse Polish Notation. (If you know what RPN is, you also know that to know RPN is to love it).

The 17-B can switch from RPN to "regular" algebraic logic, so I can help students one minute and go back to RPN the next.

But it's not the same. I'll bet HP's beleaguered stock gets a little pop this month from a few thousand of us giving into our nostalgia and buying another 12C.

Studying Tax Incremental Financing (TIF) in the field

By Erwan Quintin, Assistant Professor of Real Estate at the Wisconsin School of Business

On Sunday, The Wisconsin State Journal published an opinion piece on the use of Tax Incremental Financing in general and in the specific context of the controversial Edgewater hotel project. The discussion caught my eye as something that could be really useful to my Real Estate Finance students (RE 410 and 710).

It makes for a great read if you have a moment: Get the facts on Edgewater funding, WSJ, 9/18/11

Real Estate at UW-Madison again ranked #2 by U.S. News

The real estate program at the Wisconsin School of Business was again recognized among the top three in the country in this week's U.S.News & World Report's 2012 rankings of Best Colleges.

The University of Wisconsin-Madison ranked 10th among public institutions. The undergraduate business program was tied for 14th overall. In 2011, the university ranked 13th among public institutions.

From the UW-Madison press release:

"These rankings are an important national tool used by students and their families when choosing an institution of higher education, and it's an honor for UW-Madison to be recognized among the nation's top universities," says Provost Paul M. DeLuca, Jr.


The strength of the university's undergraduate experience was recognized by its peers, who were asked to nominate institutions with strong programs in certain student academic service areas. UW-Madison was again among the top five most mentioned institutions when it comes to learning communities and undergraduate research/creative projects.

The rankings also noted UW-Madison's undergraduate academic reputation, which takes in to account perceptions from peers and high school guidance counselors. In this category, UW-Madison's score was 30th highest overall and 7th highest among public institutions.

Visit U.S. News & World Report for the full ranking list.

Teaching real-world scenarios through case studies

One of the hallmarks of the Wisconsin Real Estate Program's curriculum is applying business concepts to real-world scenarios through case studies. When students enter one of Senior Lecturer Tom Landgraf's capstone development courses, for example, they aren't faced with a traditional syllabus. Instead, they're presented with a real-world challenge happening right in their own backyard, and spend 16 weeks in small groups working to propose plausible solutions to several development sites. Click to read "Case Studies Bring Learning to Life" in this month's newsletter.

The September issue of our Real Estate Connection newsletter is now available online. Sign up for our email list (via Constant Contact) and you'll get the newsletter delivered to your inbox every month.

Chart(s) of the Week: Housing Starts Redux

by Stephen Malpezzi, Professor and Lorin and Marjorie Tiefenthaler Distinguished Chair in Real Estate

A few weeks ago, when I inaugurated Chart of the Week, we looked at U.S. housing starts using annual data from 1890 to 2010. There is usually more than one way to design a chart, especially for such a key data series. I promised then to do a follow-up with more about starts, and here we are. We’ll use this opportunity to highlight three important elements of charting data: (1) re-expression; (2) periodicity; and (3) seasonal adjustment.

First, re-expression. Two friends -- Nino Pedrelli and Ann Danner -- asked how the key chart would look if we made an adjustment for the changing size of the U.S. population. In 1890, US population was about 63 million; and with average household size of about five, we had about 13 million resident households. Today's population stands at about 310 million, or with a household size of 2.6, about 118 million households.

Let's look at the simple transformation of our annual housing data we presented two weeks ago. (Take a look at that chart first, to refresh your memory.)

Today’s first chart simply divides the annual number of total housing starts by the number of households in the U.S., represented by the thick blue line and the first y-axis. In the starts chart from our first posting, prewar housing starts of half a million to a million didn’t look terribly impressive compared to the postwar starts ranging between 1-2 million and above (until recently). But compared to the number of households, in today’s chart, we see that the 20s were a real boom and bust.


Part of the reason for the relatively high rate of starts many decades ago was higher population growth. Today’s Figure 1 also shows the annual rate of population growth, using the red line and the second y-axis. Pre-Depression U.S. population growth usually ran at 1½ to 2% per year, quite a bit higher than today's 1%. (Note also the decline in population growth during the Depression, and the big one-time shifts in resident population associated with movements to and from overseas during the World Wars). Other factors, not addressed directly in the chart, include changes in the rate of depreciation of typical units, rising incomes and concomitant demand for larger and better units, geographic mobility, and the fact that average household size was declining more rapidly a century ago than it’s declining today.

Next let’s look at the issues of periodicity and seasonal adjustment. Many basic real estate and economic indicators come with varying “time signatures,” e.g. annual, quarterly, monthly and so on. We looked at annual starts before partly because annual data are available for the longest time span, back to 1890. Monthly housing starts data for the U.S. are available after 1959. These are available both as seasonally adjusted, and unadjusted.

Figure 2 presents both these monthly series starting in 1987. We start in 1987 instead of 1959 here simply to allow the reader to see patterns within years more clearly.


Seasonal adjustment arises because when we look at one month (or quarter) of data and compare it to the previous period, we often wish to somehow account for regular and fairly predictable changes in certain months or quarters. For example, weather affects construction – more new houses are started in May than in January for obvious reasons (at least in Wisconsin).

Many time series, then come two ways – seasonally adjusted (often expressed at annual rates), or not seasonally adjusted. The seasonal pattern in Figure 2 is obvious, with unadjusted starts spiking in April or May of most years, hitting low points in December and January.


Figure 3 presents the seasonally adjusted data all the way back to 1959; and our final chart combines all three elements by presenting monthly housing starts per 1000 population.


Two key results are evident from Figure 4. First, we see a declining trend in starts per capita over the last 50 years; this trend remains even if we omit the last few years of data. Second, even after accounting for this trend, recent housing starts are the lowest that we've observed per capita since collection of the monthly data began in 1959.

Are interest rates low enough to get the housing market moving again?

Yesterday, Madison's Channel 3000 News interviewed Professor Stephen Malpezzi on the outlook on the housing market given historically low mortgage interest rates. (Homebuyers Take Advantage Of Low Mortgage Rates, Aug 19, 2011 - video embedded below)

While the added incentive will likely pickup the housing market, experts don't expect it to be enough to pull the U.S. out of its slump."Getting employment back up is going to have a lot to do with getting that housing market problem healed and getting us back on track," said Steve Malpezzi, a business professor at the University of Wisconsin-Madison.

Professor Morris A. Davis was interviewed on Wisconsin Public Radio on Monday (Mortgage Rates Drop, But Getting a Good Rate Can Be Tough, Aug 15, 2011 + audio): while mortgage rates have reached record lows,

Morris Davis, Associate Professor in the Department of Real Estate at UW-Madison's School of Business, says there's a catch, "It's harder to get a mortgage than it used to be. Underwriting standards are much more strict than they were just a few years ago."

However, (from Channel 3000)

What Malpezzi does caution against right now is flipping a home. He said home values are still fluctuating and could even dip, so it would be difficult to buy a home, fix it up and sell it for a profit within a couple of years.