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CD REDDING CONSTRUCTION
CORY REDDING
CD REDDING CONSTRUCTION
CHAD FREEMAN
INDUSTRIAL MARKET UPDATE
Industrial sales were significantly higher in 2012 compared to 2011 Major component of this was the Sumco South Building ($5.9M) Trend is that we are seeing movement in the distressed property type and that inventory is decreasing SEDCOR is seeing increased interest in existing building stock with large footprints
Volume of leasing dramatically improved More than half of this volume was in two short-term leases Transaction size and volume has increased over the last two years New expansion may be slow 2009 was the last time an industrial user signed a 40,000 SF lease in a new building (to the user), for more than a year Low cost of capital may be attractive to build in 2013-2014
Vacancy factor, which finished at 12.8% in 2011, finished 2012 at 12.3% The average asking rent for leases closed in 2012 was $.33/SF per month
Final effective rents were likely far below that amount because of continued concessions
Leasing activity still well below pre-recession levels Landlords reducing asking rents to attract the limited tenants that are in the market
SEDCOR is currently working with a portfolio of companies evaluating projects to: Potentially invest over $144m in local economy Add approximately 1,600 jobs to the region
Low Cost of Capital
Decreased competitors
Modest increases in market demand Uncertainty continuing to slow growth
Sold to: Gilgamesh Campus, LLC Price: $1,075,000 Notes: 17,476 SF on 2.78 acres
Leased to: Kettle Foods Size: 118,000 SF Notes: Expansion from 60,000
Sold to: Local Investor Price: $5,967,500 Notes: 189,376 SF on 10.5 acres
More market activity than 2012 based on local growth and low cost of capital Uncertainty is key
CHAD FREEMAN
cfreeman@sedcor.com
CHAD FREEMAN
DON COLEMAN
WELLS FARGO
We cover that Greater Oregon Market which includes: Salem Medford Bend And Everything in Between! For those Investor/Developers in the Tri-County area of Multnomah, Washington and Clackamas, our Portland office is ready to serve your financing needs.
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All construction loans are typically full recourse to the sponsor with pricing based on 30 day LIBOR. Loan to cost and loan to value are indicative of the debt yield. Debt yield is defined as stabilized NOI divided by loan commitment. A 10% debt yield will typically drive equity of 15% with the loan to value in the range of 70%. As debt yield increases so does the equity.
Wells Fargos underwriting can be defined as People, Credit and Real Estate. We are relationship driven and our vision is We want to satisfy all our customers financial needs and help them succeed financially. For the right person and project, Wells Fargo is your source for a consistent supply of capital to help you accomplish your vision.
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4.5%
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Interest rate future Weak economic recovery Housing recovery impact Inflation . . .
Current interest rates are still low Strong buyer presence is creating a competitive market 1031 Transactions are back up Multifamily is still the darling investment Low cap rates + low interest rates = excellent rates
Understanding that there is both uncertainty and opportunity is essential moving forward.
MARK SHIPMAN
SAALFELD GRIGGS PC
Chapter 157
IP - INDUSTRIAL PARK 157.010. Classification of Uses 157.020. Permitted Uses 157.010. Classification of Uses. Most permitted, special, and conditional uses are classified with reference to the Standard Industrial Classification (SIC) Manual, (See 113.090). Numbers in parenthesis following a use designation indicate that the use is listed and described under the number in the SIC. Where particular activities otherwise included under a SIC category are excluded from the permitted, special, or conditional use, those particular activities are listed, preceded by the words "BUT EXCLUDING" following the more general category from which they are excluded. Particular activities thus excluded may or may not be listed in other sections of this chapter. 157.020. Permitted Uses. The following uses, when developed under the general development standards in this zoning code applicable to the IP district and to all such uses, generally, are permitted in the IP district: (c) Manufacturing: (1) Beverages (208); (f) Retail trade: (1) Eating and drinking places (581);
UDC 400
400.100. Manufacturing. Manufacturing consists of the production, processing, fabrication, packaging, or assembly of goods. Natural, man-made, raw, secondary, or partially completed materials may be used in the manufacturing process. Products may be finished or semi-finished and are generally made for the wholesale market, for transfer to other plants, or to order for firms or consumers. Goods are generally not displayed or sold on site, but if so, they are a subordinate part of sales. Relatively few customers come to a manufacturing site. (a) General Manufacturing. (1) Characteristics. General Manufacturing is characterized by the production, processing, fabrication, assembly, or packaging of primarily finished products for entry into the stream of commerce for ultimate sale to the end user. Materials used generally include semi-finished products produced in Heavy Manufacturing industries; and may include some small amounts of natural and/or raw materials. Products produced can be of any size, but are generally smaller than those produced in Heavy Manufacturing. Production does not involve significant impacts on adjacent properties due to noise, vibration, dust, smoke, fumes, or noxious odors; and is not dangerous or polluting. General Manufacturing uses may require large, medium, or small scale facilities and the work, and the storage of product, may be conducted either inside or outside. Products are generally not displayed or sold on site, but if so, they are a subordinate part of sales. (2) Examples. Breweries, wineries, distilleries, and cider houses where on-site food and/or beverage consumption is not the primary activity; commercial or industrial catering kitchens where food is prepared and delivered off-site; manufacturing of apparel; food, beverage and related products; pharmaceuticals; production or assembly of equipment, machinery, and fabricated products; wood, plastic, metal, ceramic, rubber, textile, and leather products; chemical products manufacturing that does not involve, or that does not have, significant impacts on adjacent properties due to noxious odors, noises, dust, smoke vibrations, or potential danger; computer and electronic products. (3) Exceptions. (A) The production of printed materials is included in Manufacturing: Printing. (B) Wineries, breweries, distilleries, or cider houses that are accessory to establishments for on-site retail food and/or beverage consumption are classified under Retail Sales and Services: Eating and Drinking Establishments.
TONK FISCHER
TONK FISCHER
FISCHER HAYES & ASSOCIATES, P.C.
CONCLUSION: The changes werent nearly as bad as they could have been. Federal Capital Gains went up as much as 60%. Married couples with estates under $10 million and 1031 facilitators are the big winners with these changes.
180+ properties surveyed 4.3+ million SF 35 better/14 worse others full/same vacancy
7.9% 5.4%
8.4% 5.4%
7.5%
5.1%