Scott Miller's Commercial Real Estate Update - March 2015

Calendar of Events

FIABCI-USA

March 19th 11:30 am – 1 pm

MARCH INTO OUR MARCH FIABCI EVENT WITH KEMPER DEVELOPMENT COMPANY

Lincoln Square The Studio Just down from Lucky Strike

700 Bellevue Way NE 2nd level

Bellevue WA 98004

 

REIT Week 2015

June 9th – 11th

New York Hilton Midtown

New York, NY,

More than 200 REIT CEOs and their management teams will meet with qualified institutional investors in New York City this June. During the three day event, NAREIT Corporate Members will have the opportunity to share their current business plans, forecasts and strategies with nearly 2,000 investors in attendance.

 

Local

 

50-story skyrise proposed for site next to 'Fifty Shades of Grey' tower

Many people want a peek inside the Seattle condo building that's the setting for "Fifty Shades of Gray," and a New York developer is proposing a high-rise where occupants would have a bird's-eye view.

 

Real estate, education cross paths as Chinese enrollment at UW jumps 856 percent in 10 years

One of the main reasons Chinese nationals are buying up more and more real estate in the Puget Sound area is because they want to provide housing for their children who attend schools here.

 

Holy high-rise: Developer snaps up century-old religious supply store

A San Francisco real estate company has paid $11.7 million for a half-acre Seattle property where it's planning to build a 25-story apartment tower next to Amazon.com's growing headquarters.

 

Sale of Seattle BioMed, Juno building sets Seattle price record

BioMed Realty Trust late Tuesday announced it is under contract to buy the South Lake Union building that houses Juno Therapeutics and Seattle BioMed.

 

$313 million and counting: Vulcan sells another big apartment building

Vulcan Real Estate on Monday announced the $138.2 million sale of Rollin Street Flats, a 208-unit apartment project at a busy intersection in Seattle's South Lake Union neighborhood.

 

$19M sale of Hostess site gives rise to big S. Lake Union apartment project

The industrial building where Hostess made Twinkies for decades soon will be no more as the new owner prepares to raze the Seattle building to make way for a 294-unit apartment complex.

 

Hines buys Civica Office Commons in Bellevue

Hines, an international real estate firm, on Thursday announced it has acquired Civica Office Commons, a two-building property in downtown Bellevue.

 

Work in an office building? There's a good chance you'll soon have a new landlord

Metropolitan Park East, where Facebook has an office, is for sale. So are the Seattle Trade & Technology Center, which houses Zulily's headquarters, and Trulia Center in downtown Bellevue.

 

Big day in the International District as Uwajimaya breaks ground on $24M Publix project

The general consensus in the International District/Chinatown area is that the historic Seattle neighborhood needs more market-rate housing, and a long-time player in the community took a big step Monday to make it happen.

 

Vulcan sells mixed-use development for $150 million

Institutional investors paid Vulcan Real Estate paid $150.5 million for the new Stack House Apartments and Supply Laundry Building in Seattle's South Lake Union neighborhood.

 

Kilroy buys full block in South Lake Union, plans to demolish KING 5 studio

Kilroy Realty Corp. has scooped up another property in Seattle's South Lake Union, but unlike the previous acquisitions this one is a re-development play.

 

Facebook will more than quadruple its Seattle office space with move to South Lake Union

Sources in the commercial real estate industry say Facebook has agreed to rent all but two of the 10 floors in the soon-to-open Dexter Station building, 1101 Dexter Ave. N.

 

Pierce County narrowly OKs $127M office deal with Wright Runstad

After years of planning, Pierce County is moving forward on the development of a large office building in Tacoma.

 

Paul Allen used to code here. Now he's building an apartment complex at the site

Vulcan Real Estate plans to start building a large apartment project in the University District of Seattle this spring, company Vice President Ada M. Healey said Wednesday.

 

Zillow Finalizes Deal for Trulia

SEATTLE—Zillow Inc. said Tuesday afternoon it had completed its $2.5-billion acquisition of Trulia Inc. in a stock-for-stock transaction.

 

Kilroy buys full block in South Lake Union, plans to demolish KING 5 studio

Kilroy Realty Corp. has scooped up another property in Seattle's South Lake Union, but unlike the previous acquisitions this one is a re-development play.

 

Buyer locks down prime downtown Bellevue development site

One of the last development sites along Bellevue Way in downtown Bellevue is back on the market, and the asking price has jumped 45 percent in four years


Nearly 65,000 people live in downtown Seattle. Almost a quarter-of-a-million people work downtown every day. Fifteen million square feet of office space is under development.


U.S. debt markets are booming and companies from Apple Inc. to Union Pacific Corp. are borrowing money at historically low rates.

Four years ago, a venture of Shorenstein Properties and a company controlled by Los Angeles investor Jeff Worthe paid $44 million for an empty former U.S. Postal Service distribution center in western Los Angeles, betting it could make the cavernous space into a thriving hub of companies in the media and tech sector.

Office condominiums have never taken hold in the U.S. as they have in Europe and Asia, even during periods when rental rates have risen rapidly.

HOUSTON—The jagged skyline of this oil-rich city is poised to be the latest victim of falling crude prices.

In December, Detroit’s economic-development office approved plans for the city’s vacant Tiger Stadium to be redeveloped by Larson Realty Group, which will repurpose the historic site into a $32.6 million mixed-use development that will include apartments, town houses and retail space.

When landlord Monday Properties broke ground in 2010 on the Washington-area’s now-tallest building, the move appeared savvy.

The chief executive of Starwood Hotels & Resorts Worldwide Inc. abruptly resigned Tuesday, following months of behind-the-scenes wrangling with shareholders and after alienating board members.

At the Cosmopolitan of Las Vegas, the top four floors of the hotel’s 52-story east tower offer some of the Strip’s prime real estate. Views from the wraparound balconies stretch for miles, and ceilings soar up to 16 feet. Yet these rooms sit unfinished and have never been occupied by guests.

Some deals are made in real estate hell. Others are from real estate heaven. This is a story about one in the latter category.

WASHINGTON (February 19, 2015) – A stronger labor market and stable U.S. economy should keep commercial real estate demand on the rise, but the pace of growth will likely be hindered by overseas weakness, according to the National Association of Realtors® quarterly commercial real estate forecast.

The Italian family that controls Cushman & Wakefield Inc., one of the world’s largest real-estate services firms, is putting the company up for sale as rising property prices push up the value of rivals, according to people familiar with the matter

When real-estate investor Nadim Ashi approached Four Seasons Hotels & Resorts in 2013 about branding his Miami Beach property with the luxury operator, he was told it couldn’t happen because of a deal the company made nearly two decades earlier.


Tel Aviv is facing a glut of new office space being built by developers with low-cost financing that are hoping to cash in on Israel’s booming technology sector

TEL AVIV—Residential real-estate prices in Israel have been on a tear for the past seven years. An expected wave of French Jews fleeing an increasingly tense environment in France could push prices even higher.

DUBAI—Real-estate mogul Safi Qurashi is often asked why he has stayed in Dubai after he was imprisoned here for nearly three years and came close to losing his entire business.

DEE WHY, Australia—In Australian backyards, manicured lawns, flower beds and trampolines are making way for the latest emblem of the country’s booming housing market: granny flats.

The Spanish shopping experience is getting a multibillion-dollar makeover as the nation’s economy improves and foreign investment flows in.

Norway’s state-run investment fund is becoming one of the world’s biggest landlords at a time when other big commercial property owners are sounding alarms about high prices.

MultiFamily

After a banner year in 2014, the party might be coming to an end for real-estate investment trusts that specialize in residential apartment buildings.

LONG BEACH, CA—The Long Beach multifamily market is experiencing “unprecedented growth,” according to Robert Stepp, the president of Stepp Commercial and an expert in the Long Beach multifamily sector

Vulcan Real Estate's selling spree continued Friday, when the company sold the residential portion of the Alley24 project in South Lake Union.

Student housing has undergone a transformation in recent years, with an increasing number of private developments resembling high-end apartments rather than traditional dormitories, with amenities including swimming pools and party rooms.

Cooking classes, vegetable gardens and exercise rooms – amenities typically found in mid- to high-end apartments – are coming to low-cost complexes across the country, thanks to a Seattle company's commitment to First Lady Michelle Obama.

The 30-year-old restaurant next to Seattle University likely won't be around by the end of this year.

 

 

After a banner year in 2014, the party might be coming to an end for real-estate investment trusts that specialize in residential apartment buildings.

Sears said it would split off up to 300 of its best stores into a separate company by June, accelerating the dismantling of the struggling retailer by hedge-fund manager Eddie Lampert.



Executives from each of the four U.S.-based self-storage real estate investment trusts (REITs)—CubeSmart, Extra Space Storage Inc., Public Storage Inc. and Sovran Self Storage Inc.—will make roundtable presentations next month during the 2015 Global Property CEO Conference, an event designed for institutional investors

Hudson’s Bay Company (HBC) is joining forces with two commercial real estate titans, one in the United States, the other in Canada, in a bid to achieve what has eluded many retailers: getting full credit for value of the real estate the department store operator owns.

FEBRUARY 20 —Singapore is one of the fastest growing markets for real estate investment trusts (REITs) in Asia Pacific with a market capitalisation of about S$68.9 billion, but this leadership position should not be taken for granted.

TUCSON, Ariz. -- One of the many ways convenience-store operators create deals or reinvigorate their chains is though the help of REITs, or real-estate investment trusts, which are involved in many sale-leaseback deals that have transpired in recent years.

J C Penney Co Inc. JCP 5.26% prospects for spinning off its properties into a real estate investment trust would do little to solve its underlying difficulties, an analyst said Wednesday.


SAN DIEGO—Women can be successful in traditionally male careers by being assertive, persistent and hard-working, Trigild’s president Judy Hoffman tells GlobeSt.com exclusively.

TUSTIN, CA—Creating a well-informed consumer is probably the single most-important effect that technology has had on the retail industry, Coreland Cos.’ director of retail brokerage Matt Hammond

There are two new reasons to consider adding REITs, or real estate investment trusts, to an investment portfolio, a Union Grove money manager says.

Wall Street Sector Selector
Many investors prefer REIT ETFs, because they can save one the trouble of doing research about individual REITs. REIT ETFs generally have fund ...

Last summer, Life Time Fitness announced it would explore spinning off the real estate assets of its health and fitness centers into a real estate investment trust. Life Time is currently trading around $55 per share, but KeyBanc Capital Markets analyst Scott Hamann thinks the combined value of a REIT and…


RE Blogs Education

Dear Bubble,
Ms. Real Estate appreciates receiving your time-sensitive question. While she can’t predict when de-escalation of prices will occur, she does commend the wisdom of your wariness.


With the retail industry going through a lot of flux these days, many shopping centers have been, and continue to be, targets for acquisition, redevelopment or repositioning.  

Scott Miller's Commercial Real Estate Update - February 2015


Local



Pemco looks to buy former Casey Family building in SLU for new headquarters


A Pemco Insurance spokesman on Monday said the company is pursuing the purchase of an existing South Lake Union office building that used to house Casey Family Programs for its new headquarters.


 


Bellevue company provides details on new $250M hotel deal


The Value Place brand of extended-stay hotels will become common in Washington if a Bellevue company pulls off a newly announced plan to develop 25 of the properties across the state in the next few years.


 


Apartments rents outside of Seattle — in Pierce, Thurston and Kitsap Counties — rose 4.8 percent in 2014

 


A small Seattle retail property next to Amazon.com's headquarters in South Lake Union sold Thursday for $9.5 million, public records show.

 


Red Lion Hotels Corp. said it's sold its Bellevue hotel to Wig Properties for $35.4 million.

Spokane-based Red Lion (NYSE: RLH) said Bellevue-based Wig has signed a multi-year deal to continue operating the hotel under the Red Lion banner.

 


Former Microsoft CEO Steve Ballmer has leased the top office floor in the 450-foot-tall office building that Kemper Development is building in downtown Bellevue, according to a source on Monday who asked not to be named.

 


Unico Properties paid just over $73.7 million for Smith Tower, according to King County documents recorded Wednesday.

 


A large building that's part of Microsoft's West Campus in Redmond is for sale.

 


It wasn't the biggest deal, but given the price and location, it was noteworthy.

Late last week a limited liability company paid $9.5 million for a 90-year-old retail building at 507 Westlake Ave. N, in South Lake Union.

 


Renting an apartment in the Seattle area? Then you're probably aware that apartment rents and apartment occupancy both rose in 2014.

 


Late Tuesday afternoon Amazon.com will show a city of Seattle board new drawings of the big buildings the company plans to build in the next phase of its downtown high-rise campus.

 


They are, as the old saying goes, not making any more land, so what do you do with a tiny, hemmed-in building in one of the West Coast's hottest real estate markets?

 


Blanchard Plaza, an office tower in downtown Seattle, sold Thursday for $122.66 million, or nearly twice what the property sold for in 2006.

 


Two parties very much want to own an historic building in downtown Seattle.

 


Too lazy to separate your trash? Too bad if you’re living in Seattle.

Seattle began enforcing this month a new law, which aims to curb the amount of food sent to landfills. As of Jan. 1, residents of the city, including all commercial

 


Five commercial properties in big cities around the country had their loans fully defeased this week, Mortgage Observer has learned.

 


 


U.S. companies are adding employees at the fastest rate in years. But those workers aren’t filling up office buildings like they used to.

 


Despite a bad bet on Caesars Entertainment Corp. CZR -7.51% , Apollo Global Management APO -3.05% LLC may avoid losing all of its chips.

 


An investment group consisting of a well-known Charlotte, N.C., developer and an Atlanta entrepreneur, philanthropist and former U.S. Air Force pilot has purchased the Winston-Salem, N.C., ….

 


Casino giant Caesars Entertainment Corp. placed its largest unit under Chapter 11 bankruptcy protection in Chicago on Thursday, leaving it to a judge to settle the bitter dispute among the company’s creditors and the investment firms whose buyout left the unit with $18.4 billion in debt.

 


NEWPORT BEACH, CA—Sabal Financial Group L.P. has built its business on small-balance loans and has found success in this less-traveled area of commercial real estate lending.

 


RIVERSIDE, CA—GlobeSt.com received an exclusive sneak peak at Lee & Associates’ fourth quarter 2014 Industrial Market Summary for manufacturing/distribution buildings for the East Valley Market in Southern California’s Inland Empire, snowing that even with a lack of inventory, the fourth quarter still posted strong activity and gross absorption

 


A Chinese real-estate firm known for its big investments at home is casting its net much farther afield, becoming one of the most aggressive property buyers in California.

 


Investors are pouring money into buying and developing senior housing, medical-office buildings and other health-care-related properties, a class of commercial real estate that has been outperforming almost all others since the recession.

 


Citizens Financial Group Inc. reported a 30% increase in fourth-quarter profit as strength in retail and commercial loans pushed up net interest income for the regional lender.

 


Foreign investors, no longer content paying top price for U.S. trophy properties, are increasingly getting in on the ground floor of development projects they hope will become the next Rockefeller Center or Chrysler Building.

 


The developer of a $750 million Boston project that includes a Four Seasons hotel and luxury condo is using the same playbook as the group building New York City’s tallest residential skyscraper.

 


In the latest sign that ultraluxury apartment living is spreading far beyond New York and San Francisco, a glass-sheathed tower changed hands in Chicago last week in a deal that is shattering records.

 


 


BERLIN—Not far from the Brandenburg Gate, near where the Berlin Wall once stood, builders are putting the finishing touches on a new shopping mall.

 


U.S. investors in European commercial real estate celebrated the sector’s best year since 2008, with sales volume, real-estate stocks and property values all up solidly for 2014.

 


With capital flowing into European real estate at levels not seen since before the crash, some investors are taking a fresh look at rental apartments, a sector that has yet to gain traction on most of the Continent.

 


Europe’s commercial-property markets turned in a strong performance in 2014, but one group of investors mostly missed the boat: those who bet on so-called cash-box or blank-check companies.

 


Target Corp. is shutting down its money-losing foray into Canada, wiping out billions of dollars in investment to focus on the more pressing task of reviving its sluggish U.S. business.

 


CHICAGO—JLL just published data that show the amount of commercial real estate investment throughout the globe hit a record high in the fourth quarter.

 


WUHAN, China—A little over a year ago, a Chinese credit agency downgraded a government-owned financing company in this dusty industrial city. Default—nearly unheard-of in China on government bonds—was a possibility, it said.

 


Spain’s residential real-estate recovery is a tale of two cities: Madrid and Barcelona.

 

MultiFamily

 


The cost to rent an apartment jumped in 2014 for the fifth consecutive year as strong demand and short supply left vacancies near historically low levels.

 


Apartments rents outside of Seattle — in Pierce, Thurston and Kitsap Counties — rose 4.8 percent in 2014

 


PALM SPRINGS, CA—From the Northeast to the West, panelists at NMHC’s Apartment Strategies Outlook Conference here last week gave an overview of where the hot spots are and where rent growth is cooling for apartments.

 


Since it was founded 18 months ago, TruAmerica Multifamily, majority-owned by Guardian Life Insurance Co. of America, has spent $1.42 billion buying up apartment buildings throughout the West.

 


Apartments were the hottest commercial properties in the Greater Seattle area last year, with buyers collectively spending more on such assets than on the higher-profile office buildings, according to newly released data.

 

DISTRESSED

 


Glenn Straub has an eye for distressed assets.

The Florida real-estate developer has salvaged a golf community, a polo club, even a 155-foot-long yacht called Triumphant Lady.

 



 


What Do Macy's Latest Moves Mean For Retail & REIT Investors?


While the closing of 14 department store anchors located in struggling malls underscores how critical location and demographics can be for bricks and mortar success -- that is only part of the story.


 


Sears: Is A REIT The Right Move?


Across the board, retailers have experienced lackluster performance through 2014, with companies like Wal-Mart (NYSE:WMT), Target (NYSE:TGT), and Sears (NASDAQ:SHLD), among others, reporting disappointing performance likely linked to consumer spending attitudes and purchasing trends


 


Analysts See Solid Returns for REITs in 2015


Although unlikely to match the returns of 2014, positive fundamentals have REITs in position to sustain a solid performance in 2015, according to market observers


 


These REITs Were A Hit in 2014; How About Now?


Call it the year of the REIT.


Real estate investment trusts ended 2014 with a total return of 27.5%, double the 13.7% total return of the S&P 500 index, according to tallies this week by business information firm SNL Financial.


 


UBS Ranks as Deal Champ for REIT M&As


CHARLOTTESVILLE, VA—On the strength of third-quarter activity, UBS Investment Bank vaulted to the top of the rankings among financial advisers for REIT mergers and acquisitions in 2014, according to SNL Financial. UBS didn’t place in the top three for the previous year, locally based SNL said.


 


REITs Reeling In Returns


A recent report released by Markit's Research Signals reveals the significant outperformance of REITs in 2014 versus the broader market.


 


Canada: OSC Provides New Guidance On Disclosure Regarding REIT Distributions


The Ontario Securities Commission has conducted a review of the disclosure of selected Real Estate Investment Trusts (REITs), and on January 26, 2015 published OSC Staff Notice 51-724 – Report on Staff's Review of REIT Distributions Disclosure. The Notice identifies four areas in which the OSC believes that REITs should improve their disclosure relating to distributions:


 


 


A hunt for yield and a gradually improving property market are bolstering a key engine of U.S. commercial property lending, helping borrowers to refinance but also reigniting fears the market is getting overheated.

 


Richard Branson ’s Virgin Hotels has been slow to get going since it was launched in 2010, falling behind schedule and losing top executives. But with its first property opening this week in Chicago, the billionaire entrepreneur thinks he has found an edge: women.

 


One of the world’s biggest hospitality companies is trying to win new business with small hotel rooms.