A crash and the FTX scandal left the crypto’s reputation in tatters. Then ETFs gave it respectability.
7 min
Andrew Pratt doesn’t expect pushback when he pitches Bitcoin to his firm’s investment committee this week. Bitcoin’s 140% surge in the past year has all but erased memories of the crypto crash and scandals. And now that companies like BlackRock are backing Bitcoin funds, he sees no harm in adding 1% to some client portfolios.
“The downside, if it were to blow up, is just a percent,” says Pratt, investment manager at Wiser Wealth Management in Marietta, Ga. “But the upside benefits could be very large.”
Debating Bitcoin has come to feel futile. That the token has no underlying value or real-world uses increasingly seems beside the point. Buoyed by a flood of new crypto products and services, Bitcoin has scaled new heights, reaching $1.3 trillion in total market value and lifting the broader token market to $2.5 trillion.
Wall Street, after years of dismissing crypto, is now embracing it as a practical matter: There’s money to be made , fear of missing out, and fewer executives willing to call crypto an emperor with no clothes.
Many strategists argue that crypto remains a speculative trade without much underlying utility. Valuing it remains a black-art exercise of technical analysis, mixed with assumptions about supplies of tokens, demand from U.S. investors and overseas traders, and hopes that Bitcoin will endure as a “store of value” akin to gold . Making it all the more challenging are the opaque nature of crypto markets, thin liquidity and volumes, and valuation models that lack traditional analogues.
“To be a real asset, you have to generate cash flows,” says Barry Bannister, chief equity strategist at Stifel. “It’s also attempting to be a currency, but then it would have to be used for transactions. Until I see Bitcoin transacted in everyday life, it’s not a currency. It’s more of a speculative instrument.”
Yet on Wall Street, executives are now far more supportive. BlackRock CEO Larry Fink, a former critic, epitomises the about-face. BlackRock scored a win with its iShares Bitcoin Trust , part of a crop of such ETFs approved in January. BlackRock’s fund is now the second-largest Bitcoin ETF on the market with nearly $18 billion in assets. And it’s promoted by Fink, who talks up Bitcoin in public, saying that he’s “very bullish” on Bitcoin’s long-term prospects in a recent Fox Business interview.
BlackRock’s backing of a Bitcoin ETF helped convince advisors like Pratt to consider buying some crypto for clients. And Fink is a powerful voice as head of BlackRock, the world’s largest asset manager with more than $10 trillion under management.
“When Larry speaks, a lot of people listen,” said WisdomTree Head of Digital Assets Will Peck, whose firm also launched a Bitcoin ETF and is creating tokens of assets like Treasuries that customers could then trade in digital wallets.
Some Wall Street firms and asset managers, meanwhile, are putting out lofty price targets for Bitcoin. Bernstein Research in late March raised its year-end price target to $90,000—a gain of 30% from recent prices around $69,000. Ark Invest CEO Cathie Wood, an uber Bitcoin bull, has said she expects the coins to trade above $1 million by 2030.
Bitcoin needs a few things to keep going right to maintain its momentum. Its run-up coincided with rising expectations that the Federal Reserve will soon cut rates; without favourable macro conditions, Bitcoin could slump like other areas of tech.
The price has also risen in anticipation of April’s “halving,” an event that occurs roughly every four years when the amount of Bitcoin that miners receive for processing transactions on the network drops in half. The next halving will cut the reward to 3.125 tokens, reducing new issuance sharply. Bulls see more gains with the event, but J.P. Morgan analysts have said Bitcoin’s price could fall to $42,000 after the halving “euphoria” wears off.
Is Bitcoin really worth $42,000 or $1 million? No one can say, reflecting the fact that Bitcoin lives in a mystery zone of valuation and trading dynamics. The token frequently has massive swings on seemingly little news. Regulators have said that many trading platforms, especially those based abroad, are subject to manipulation and “wash trading,” in which traders exchange tokens with themselves to create artificial volume.
Given the risks, some financial advisors aren’t convinced there’s no harm in owning a touch of Bitcoin. When Pratt mentioned to a colleague at another firm that he was considering adding Bitcoin to client portfolios, the response was, “That’s pretty insane,” Pratt says.
But the fact that traditional firms are now backing crypto may lead more people to invest. “Folks are buying these products assuming they’re legitimate because a legitimate Wall Street actor offers them,” says Mark Hays, a senior policy analyst for the Americans for Financial Reform. “That’s not the case.”
Also worrying to consumer advocates is that investment firms may sell and trade Bitcoin without traditional investor safeguards. Investment banks, for instance, are required to separate their equity research arms from the banking side and must disclose banking relationships; the goal is to avoid conflicts of interest in research. Since Bitcoin isn’t considered a security, such laws potentially don’t apply to it, according to former SEC counsel Tyler Gellasch.
“It’s easy to see the potential for the types of abuses that have plagued the investment research business since its creation,” says Gellasch.
Wall Street has far bigger aspirations for crypto than ETFs. While the products now hold more than $55 billion in assets, they aren’t big fee generators. BlackRock until next January will only charge a 0.12% expense ratio on the first $5 billion in assets of the iShares Bitcoin Trust, with the remaining assets carrying a 0.25% fee. Even after the waiver expires, the fund will only charge a quarter percentage point. Other firms including Invesco , Franklin Resources , and WisdomTree are charging similar fees or less. For firms like BlackRock with $17.9 billion in 2023 revenue, the ETFs alone won’t move the needle.
The real prize for much of Wall Street will be convincing pension funds, sovereign-wealth funds, and insurance-company portfolios to own Bitcoin and open actively traded separately managed accounts for crypto, says Steven McClurg, head of U.S. asset management for CoinShares . McClurg was co-founder of Valkyrie Investments, whose ETF business was recently acquired by CoinShares and was among the nine firms that launched a Bitcoin ETF in January . Now, he says he is competing with major investment managers to win the business of pensions and insurance companies’ portfolios.
“For the last four years it’s been me begging them to listen to me and now people are begging me to talk to them,” says McClurg of executives in traditional finance.
The financial industry’s embrace of Bitcoin isn’t entirely a recent phenomenon. Fidelity Investments was early with CEO Abigail Johnson heavily involved in the company’s early research and experiments into Bitcoin, according to her recounting at industry conferences. In 2017, the company started letting employees pay with Bitcoin in the company cafeteria. The firm started a blockchain meetup and developed an internal list of dozens of potential crypto use cases. Fidelity also started offering Bitcoin custody services to institutions.
Now Fidelity is all-in on crypto, with ETFs, custody, and brokerage services. Its research division puts out reports that are generally favourable to crypto. Fidelity is also offering digital assets accounts to 401(k) plan sponsors. Fidelity declined to comment on how much its 401(k) products and crypto platform have grown so far.
Some executives early on found Johnson’s Bitcoin focus risky but didn’t feel comfortable challenging her, partly because her family controls the company, according to a former Fidelity executive. Johnson herself said in 2022 that her early push into crypto “was very controversial in the organisation,” adding “a lot of people are still very confused, and you kind of can’t blame them.”
Yet 2022 may have marked a nadir for crypto’s reputational risk. Between late 2021 and the end of 2022, the token market crashed 70% amid a spate of scandals, culminating in the collapse of Sam Bankman-Fried’s trading platform FTX. In March, a federal judge sentenced Bankman-Fried to 25 years in prison for fraud.
Coinbase and some other large crypto companies survived, though, and the token market recovered amid a broader rebound in risky assets. Sentiment also got a big lift last June with BlackRock’s application to launch an ETF holding spot Bitcoin. Even though its product and the other applications wouldn’t be approved until January, others on Wall Street took it as a signal that it was safe to move into crypto.
“We continue to focus on education and believe it’s imperative for investors to consider the potential upside of investing in bitcoin and its volatile characteristics and risks,” BlackRock said in a statement.
Today, the conversation isn’t so much about whether to own crypto as how much. A few years ago, pro-Bitcoin firms and advisors would make the case that a 0.5% slug could improve risk-adjusted returns, said VanEck director of digital assets product Kyle DaCruz. Now advisors talk about 3% to 5% to a portfolio, he says.
“There are still folks asking the question ‘Is this a real asset?’ But the numbers are far less,” says DaCruz, whose employer offers a Bitcoin ETF and aims to launch an ETF holding Ether , the second-largest cryptocurrency.
Many advisors are getting ready to offer crypto to clients. The major wealth managers— Wells Fargo , Bank of America , UBS , and Morgan Stanley —can already include Bitcoin ETFs in some portfolios if clients ask. Some of their executives have met with ETF sponsors to consider whether to allow advisors to suggest Bitcoin ETF trades to clients, according to people familiar with the matter. UBS has no plans to put the ETFs in portfolios on a proactive basis, a person close to the firm said.
Pro-crypto advisors say the ETFs solve two problems: They make Bitcoin more seamless to own, and they allow advisors to charge fees far more easily on digital assets.
“For the first time in Bitcoin’s history, we have an easy and familiar way for everybody to participate,” says Ric Edelman, founder of the Digital Assets Council of Financial Professionals. Far more advisors are now seeking crypto education, he says, as well as personnel at companies that run model portfolios for other advisors. “Let’s be honest, advisors can now bill on the assets,” he says.
Major banks are also coming around to crypto after arguing for years that many of the industry’s products—like high-yield accounts and stablecoins pegged to the dollar—were similar to bank products and should be regulated as such. Now, lobbying groups like the Bank Policy Institute and American Bankers Association are urging the Securities and Exchange Commission to change rules that make it difficult for banks to custody crypto tokens.
Wall Street still has skeptics. JPMorgan Chase CEO Jamie Dimon is one, calling Bitcoin a “pet rock,” though his firm has experimented with blockchain technology. Goldman Sachs Wealth Management chief investment officer Sharmin Mossavar-Rahmani recently told The Wall Street Journal that her firm’s executives are “not believers in crypto.” Vanguard remains unmoved, saying it won’t put the new Bitcoin ETFs on its brokerage platform due to the token’s lack of fundamentals.
Washington, for its part, is still cracking down on crypto. SEC enforcement is ongoing—notably a lawsuit the SEC is pursuing against Coinbase Global. SEC Chair Gary Gensler has said the entire industry is rife with fraud. Another big test is coming in May when the SEC will decide whether to approve ETFs holding Ether, the second largest token.
Firms including Coinbase have lobbied to convince Congress to pass crypto-specific rules though haven’t yet garnered enough support. The companies have given more than $80 million to pro-crypto political action committees this election cycle, a huge amount by Washington standards. The money will support crypto friendly candidates while blocking detractors.
“It gets harder and harder every year to find a crypto skeptic,” said Coinbase CEO Brian Armstrong put it at a D.C. policy event in March.
His comment reflects the fact that a technology meant to disrupt the financial industry is now being embraced as prices rise and fees roll in. While the Bitcoin bears may have been silenced for now, however, they may only be hibernating until the next crash.
— Paul R. La Monica contributed to this article.
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What a quarter-million dollars gets you in the western capital.
Alexandre de Betak and his wife are focusing on their most personal project yet.
Office-to-residential conversions are gaining traction, helping revitalize depressed business districts
4 min
Developer efforts to convert emptying office towers into residential buildings have largely gone nowhere. That may be finally changing.
The prospect of transforming unused office space into much-needed housing seemed a logical way to resolve both issues. But few conversions moved forward because the cost of acquiring even an aging office building remained too high for the economics to pencil out.
Now that office vacancy has reached record levels, sellers are willing to take what they can. That has caused values to plunge for nothing-special buildings in second-rate locations, making the numbers on many of those properties now viable for conversions.
Seventy-three U.S. conversion projects have been completed this year, slightly up from 63 in 2023, according to real-estate services firm CBRE Group. But another 309 projects are planned or under way with about three-quarters of them office to residential. In all, about 38,000 units are in the works, CBRE said.
“The pipeline keeps replenishing itself,” said Julie Whelan , CBRE’s senior vice president of research.
In the first six months of this year, half of the $1.12 billion in Manhattan office-building purchases were by developers planning conversion projects, according to Ariel Property Advisors.
While New York, Chicago and Washington, D.C., are leading the way, conversions also are popping up in Cincinnati, Phoenix, Houston and Dallas. A venture of General Motors and Bedrock announced Monday a sweeping redevelopment of Detroit’s famed Renaissance Center that includes converting one of its office buildings into apartments and a hotel.
In Cleveland, 12% of its total office inventory is either undergoing conversions or is planned for conversion. Many projects there are clustered around the city’s 10-acre Public Square. The former transit hub went through a $50 million upgrade about 10 years ago, adding fountains, an amphitheater and green paths.
“You end up with so much space that you paid so little for, that you can create amenities that you would never build if you were doing new construction,” said Daniel Neidich, chief executive of Dune Real Estate Partners, a private-equity firm that has teamed up with developer TF Cornerstone to invest $1 billion on about 20 conversion projects throughout the U.S. in the next three years.
Conversions won’t solve the office crisis, or make much of a dent in the U.S. housing shortage . And many obsolete office buildings don’t work as conversion projects because their floors are too big or due to other design issues. The 71 million square feet of conversions that are planned or under way only account for 1.7% of U.S. office inventory, CBRE said.
But city planners believe that conversions will play an important part in revitalising depressed business districts, which have been hollowed out by weak return-to-office rates in many places.
And developers are starting to find ways around longstanding obstacles in larger buildings. A venture led by GFP Real Estate is installing two light wells in a Manhattan office-conversion project at 25 Water St. to ensure that all the apartments will get sufficient light and air.
Cities such as Chicago, Washington, D.C., and Calgary, Alberta, have started to roll out new subsidies, tax breaks and other incentives to boost conversions.
The projects are breathing new life into iconic properties that no longer work as office buildings. The Flatiron Building in New York will be redeveloped into condominiums. In Cincinnati, the owner of the Union Central Life Insurance Building is converting it into more than 280 units of housing with a rooftop pool, health club and commercial space.
In the first couple of years of the pandemic, office building owners were able to hold on to their properties because of government assistance and because tenants continued to pay rent under long-term leases.
As leases matured and demand remained anaemic, landlords began to capitulate and dump buildings at enormous discounts to peak values. In Washington, D.C., for example, Post Brothers last year paid about $66 million for 2100 M Street, which had sold for as much as $150 million in 2007.
Washington, D.C., has been particularly hard hit by the office downturn because the federal government has been especially permissive in allowing employees to work from home .
“We’re able to make it work as a conversion because it was no longer priced as though it could be repositioned as office,” said Matt Pestronk , Post’s president and co-founder.
Increasingly, more deals are taking place behind the scenes as converters reach deals with creditors to buy debt on troubled office buildings and then push out the owners. GFP Real Estate reduced costs of its $240 million conversion of 25 Water Street by buying the debt at a discount and cutting deals with tenants to exit the building before their leases matured.
One of the first projects planned by the venture of Dune and TF Cornerstone likely will be the Wanamaker Building in Philadelphia. TF Cornerstone just purchased the debt on the office space in the building and is in the process of taking title.
“The banks are foreclosing and doing short sales,” said Neidich, Dune’s CEO. “There’s a ton of it going on.”
In Washington, D.C., a conversion of the old Peace Corps headquarters building near Dupont Circle is 70% leased just four months after opening, said developer Gary Cohen . Rents are higher than expected.
“If that’s the way to get people downtown, that’s what we have to do,” Cohen said.
Not all developers agree that the economics of conversions work, even at today’s low prices. Miki Naftali , who has converted more than five New York properties over the years, said he has been very actively looking at conversion candidates but hasn’t yet found a deal that works financially.
One of the issues facing converters is that even if an office building is dying, it often has a few existing tenants who would need to be relocated. Some buildings would need atriums to ensure that all the apartments have sufficient light and air.
“When you start to add everything up, if your costs get close to new construction, that’s when you get to the point that it doesn’t make financial sense,” Naftali said.
Some landlords are including clauses in leases that give them the right to evict tenants to make room for a major conversion. Others are keeping a small ownership stake when they sell buildings so that they can learn the conversion process for future buildings.
“The world is looking at these assets in a different way,” said developer William Rudin , whose company decided to learn the conversion process by keeping a stake in 55 Broad Street, a downtown New York office building it sold last year to a converter.
