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I spent some time this morning looking through the transcripts of the Equity, AIMCO and Avalon Bay earnings calls and excerpted some sections that neatly summarize the current market conditions and outlook.

While revenue is down, declines in the rental rates of new leases are being offset by a widening spread between new lease and renewal lease pricing.

The pricing spread has increased focus on retention, the companies said.

Equity is renewing leases at 1% below the expiring rental rate, while the net effective new lease rate (a new metric Equity is tracking) is down 9% from the rates vacating tenants are paying.

AIMCO has experienced an overall decline of 1.3% in average rents, with new leases down 2.3% in price and renewal rent up 0.1%.

At Avalon Bay the spread is even wider, with new rents down 12% and renewal rents down 0.6%.

All three companies reported that rental rates have stabilized in the early part of the summer, and that generally traffic is up from significant dips in April.

The impact of the lower rents and lower occupancies drove down same-store revenue 2.4% at Equity and 2.3% at AIMCO. Equity reported occupancy at 93.7%, while AIMCO reported occupancy at 92.8%.

In other comments, Equity spoke in detail to the impact that increased exposure of listing information online has had on their cost structure.

Part of a bigger picture workflow transition that utilizes our web tools, engages the resident, transfers a lot of the work to the resident. When you put prices on line and you have that transparency kind of cut down your call traffic about 50% because, people know what your prices are. They don’t have to call. So, I think what you are seeing is really just the beginning stages of a longer-term focus that we have a fairly detailed plan that will take us probably the next three years to fully implement.

In addition, investment in their Equity web site has allowed them to significantly reduce their investment in paid advertising.

[Our] website is really a Ferrari, so to speak as far as the infrastructure. We’ve been able to move from page nine on a Google search as far as organic, all the way to page one. We’ve also taken more central control of a lot of the ILS spend, the Rent.com, the Apartments.com and you see significant optimization year-to-date on that expense.

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The first quarter is closed and the results are in for the magazine industry. Step back and you realize that we are witnessing a conflagration.

From Folio:

Ad pages in consumer magazines dropped 25.9 percent while ad revenue fell 20.2 percent in the first quarter of 2009, according to figures released today by the MPA’s Publishers Information Bureau.

This comes one week after ABM’s Business Information Network reported that ad pages for b-to-b magazines fell 27 percent and revenue dropped 21 percent in January 2009 compared to January 2008.

Percentages can mask the true order of magnitude of change. Absolute numbers tell a better story — they are the currency we use to pay the bills, not percentages.

Picture 6.pngAt the current run rate, magazine revenues will drop $9.5 billion dollars from 2007 to 2009. Ad pages will decline by 400,000. That means editorial pages will decline by something close to 500,000.

It’s astounding.

As I thought about the implications of these numbers today, my attention was caught by a Twitterstream from Laurel Touby.

I first encountered Laurel seven or eight years ago, I think, at an industry event, where she was prowling about wrapped in a distinctive boa pigeonholing anyone that she thought had something useful to say. If you didn’t make the cut, she moved on, abruptly but with a distinctive intensity that helped you reconcile the sudden shift in direction.

She had founded a web service called MediaBistro. It was the original MeetUp for media mavens and she built the business into an energetic community focused around jobs, career and fun. She eventually sold the business to Alan Meckler.

I went down to her office to visit her soon after our first meeting. I wanted to understand what she had done. I asked questions, we talked, and I was struck at how elegant and simple the core of her business was. Give people a way to come together and they will do all kinds of interesting, useful, and, if you’re resourceful, ultimately profitable things.

So she’s got a big dose of WebCred with me and that’s why the Twitterstream today was so fascinating.

Picture 4.png[For those of you not familiar with Twitter conventions, you have to read the dialogue from bottom to top.]

There are a lot of magazine people on Twitter, and Laurel’s call for good news got one response:

Forget it. Brand loyalty (=market power) has officially and forever shifted from content producers to content indexers.

Her stream of Twitters innocently captures the sadness and misdirection of the magazine world. Money and Kiplinger’s announce new web tools and they hardly touch on the kind of interaction and community that people desire. “[People] want to activate advice online and in their lives,” Laurel says.

When an industry looses $10 billion of revenue, that almost all comes off the bottom line. And to right itself, that industry has to make radical changes to its two biggest assets: human capital and product. The process is wrenching and disruptive.

Look around the blogosphere and the battle big media is getting geared up for is around their content. It’s a valiant last stand at Thermopylae, against the overwhelming force of Google, the clever stealth of Huffington Post.

While that battle is grand and glorious, it doesn’t confront the root of the profound change. That change is captured in the way people are migrating into their social networks online, creating their own content, interacting with groups of their peers, embracing diverse communities that organize around each other.

Magazines at their best do two things. They project authority and they create community. Those two things, done well — and they still can be done well — create powerful environments for advertisers.

Authority and community have dissipated into the online world, lost to the Google web and the Social web.

In the magazine business, our core DNA  tells us that to protect our brand we need to control our authority and our community. When we engage our community, we filter and channel. We don’t reflect, we don’t mirror and we don’t embrace.

There are exceptions, the innovators who have moved their business into more diverse and innovative modes. Red7Media, publisher of Folio:, is one example that I’ve followed most closely.

We don’t have any choice, you know. That $10 billion of lost revenue isn’t going to come back, not when the entire economy has shrunk by $2+ trillion. The path to Prosperity will be trod through the current circumstances, as unlikely as it may seem today.  Some brands will survive.  But it will require reinvention.

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