Tag Archives: colliers international

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WAM Glendale Purchases Warehouse Occupied By Sprouts; Enters Phoenix Market

 

Colliers International in Greater Phoenix negotiated the sale of a 105,848 SF cold-storage warehouse at 5445 W. Missouri Ave. in Glendale for $9.2M, or approximately $86.9 PSF.

By purchasing the property, WAM Glendale L.P., formed by WAM Development Group of Alberta, Canada, gains entry into the market. FBL LLC, a large design builder of Berkeley, Ill., sold the property. Marc Bonilla of Colliers International in Greater Phoenix represented both sides.

Sprouts Farmers Market’s Southwest U.S. Distribution Warehouse is the only tenant on a new 10-year term with the option to expand to an additional 40,000 SF.

Sunflower Farmers Market moved its operation into the property after Sprouts acquired the company in 2012. Sprouts has been at the location for 10 years.

Sprouts recently filed a $247.6M initial public offering of its stock, according to media reports.

The privately owned Arizona-based specialty grocery store chain has more than 150 locations in Arizona, California, Colorado, New Mexico, Texas and Utah. Sprouts annual revenue is approximately $2B.

“Sprouts’ rapid growth helped attract WAM to the property,” Bonilla said. “WAM is seeking to purchase other single-tenant industrial net-leased assets in the Valley on an all-cash basis.”

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Colliers Negotiates $11.5M Sale Of Lucera Apartments In Mesa

 

Colliers International in Greater Phoenix negotiated the sale of the 192-unit Lucera Apartments at 2940 E. Broadway Rd. in Mesa for $11.5M, or approximately $59,895 per unit.

New City Financial Group of Vancouver, BC, acquired Lucera in an all-cash transaction. The seller was Principal Real Estate Investors. Bill Hahn, Jeffrey Sherman and Trevor Koskovich of Colliers International’s HSK Multifamily team represented both the buyer and seller.

“New City Financial Group felt Lucera Apartments was a desirable asset to acquire, with its location in a dynamic area of Mesa that is seeing improvements in both rent and occupancy,” Sherman said. “Lucera also offers excellent visibility on Broadway Road, with proximity to employment centers, and is in great physical condition.”

Occupancy at closing was 93%.

Built in 1986, Lucera is a two- and three-story community consisting of approximately 138,352 net rentable square feet in 11 buildings set on 6.94 acres. The unit mix includes 136 one-bedroom, one-bath and 56 two-bedroom, two-bath units, ranging in size from 530 SF to 892 SF.

Community amenities include controlled access entries, a business center, clubhouse, fitness room, two swimming pools and a spa. There are 192 covered parking spaces, plus 138 open parking spaces. Apartments include washers and dryers, walk-in closets in select units, private patios, dishwashers and microwaves.

Hahn, Sherman and Koskovich specialize in the sale of multifamily investment real estate in the Southwest. Colliers HSK Multifamily is positioned within the marketplace as a service-intensive operation serving the private and institutional capital markets.

 

Campus Walk Apartments

Campus Walk and Campus View Apartments Sells For $5.6 Million in Tempe

Colliers International in Greater Phoenix negotiated the sale of the Campus Walk and Campus View Apartments in Tempe, Ariz., for approximately $5.58 million, or $50,718 per unit. The two communities consist of a combined 110 units.

The buyer was Renue on Orange, LLC, of Scottsdale, a company formed by Jay Chernikoff and Michael Christiansen. The seller was Steve Heimler of Calabasas, Calif. Bill Hahn, Jeffrey Sherman and Trevor Koskovich of Colliers International’s HSK Multifamily team represented both the buyer and seller.

“Chernikoff and Christiansen recognized the opportunity to acquire an older property with excellent potential to be repositioned as student housing to serve Arizona State University, located one-half mile west of the properties,” said Koskovich. “Due to the proximity to the Metro Light Rail, both assets are in the Transit Overlay District (TOD), which allows for future high-density redevelopment and provides a pedestrian-friendly environment.”

The 62-unit Campus Walk is a two-story community located at 1137 E. Orange Street; the 48-unit Campus View is a three-story community located directly across the street at 1140 E. Orange Street, in Tempe. Both properties were built in 1968.

Campus Walk consists of 28 one-bedroom, one-bath and 34 two-bedroom, two-bath units ranging from 820 to 935 square feet. Campus View consists of 24 one-bedroom, one-bath and 24 two-bedroom, two bath units ranging from 820 to 965 square feet. Common amenities include two swimming pools, two laundry facilities and 140 uncovered parking spaces with additional open parking along Orange Street.

The Phoenix team of Cohen Financial led by Brandon Harrington, partner-director, arranged acquisition financing at 85 percent loan-to-cost. The loan is interest only with a three-year term. “We were able to provide an attractive interest rate with high non-recourse leverage from a private equity firm for Renue Properties to reposition the asset while maximizing investment yield,” said Harrington.

Hahn, Sherman and Koskovich specialize in the sale of multifamily investment real estate in the Southwest. Colliers HSK Multifamily is positioned within the marketplace as a service-intensive operation serving the private and institutional capital markets. To view their current offerings, visit www.colliershskmultifamily.com.

About Colliers International

Colliers International is a global leader in commercial real estate services, with over 13,500 professionals operating out of more than 482 offices in 62 countries. A subsidiary of FirstService Corporation, Colliers International delivers a full range of services to real estate users, owners and investors worldwide, including global corporate solutions, brokerage, property and asset management, hotel investment sales and consulting, valuation, consulting and appraisal services, mortgage banking and insightful research. The latest annual survey by the Lipsey Company ranked Colliers International as the second-most recognized commercial real estate firm in the world.

For the latest news from Colliers International, visit colliers.com/us/news or follow on Twitter: @ColliersIntl.

Colliers International in Greater Phoenix has served clients locally and globally for more than 30 years. 

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Talia Jevan Properties Purchases Lifeprint Health Center For $20.5M

 

Colliers International announced that Vancouver-based private investor Talia Jevan Properties (TJP) has acquired the Lifeprint Health Center at 20414 N. 27th Ave. in Phoenix for $20.5M.

The Lifeprint property represents TJP’s second Class A acquisition in the U.S.

Bob Broyles, senior vice president with Colliers International in Greater Phoenix, and Simon Lim, executive vice president with Colliers in Vancouver, represented TJP in negotiating the purchase of this key investment property. Eric Wichterman, Mike Coover and Tom Weinhold with Cassidy Turley Arizona represented the seller, Winthrop Realty Trust of Boston.

Built in 2008, the 81,875 SF, 5-story Lifeprint Health Center is a Class A medical property located at the intersection of two major freeways — I-17 and West Loop 101. Situated near retail amenities and within a few blocks of the John C. Lincoln Deer Valley Hospital, the building also includes a 41⁄2-story parking garage with 300+ spaces.

“The Lifeprint Health Center is a great addition to Talia Jevan’s portfolio,” Broyles said. “Its strong base of synergistic tenants, state-of-the-art amenities and proximity to the hospital, combined with a fantastic location, make this a highly attractive medical property.”

The property is currently 98 percent occupied with a range of strong tenants. Lifeprint, a primary care, multi-specialty clinic owned by United Healthcare, occupies approximately 50 percent of the building. Other tenants include Premier Research Group, SimonMed Imaging, Southwest Desert Cardiology, Sonora Quest Laboratories and Central Garden and Pet.

“To date, we’ve acquired just under $40M in U.S. real estate. Our goal is to have upwards of $100M within a short time frame,” said Harmel S. Rayat, president of Talia Jevan Properties.

“As with our Canadian portfolio and our recent purchase of 94 Hundred Shea, a 74,000 SF mixed-use retail and office complex in North Scottsdale, we are primarily interested in Class A assets. As such, we are thrilled about the unique and rare opportunity to acquire this almost fully leased Class A medical property, which is home to many high quality tenants. We look forward to seeking additional high-caliber acquisitions like this in the near future.”

TJP will continue to work closely with Colliers International and lead advisors Vector Asset Management, Inc. in making further strategic acquisitions.

“This follow-on acquisition marks Talia Jevan’s second such purchase in as many months, a rapid deployment of our near-term $100M-plus allocation,” said Jay S. Bhogal, President and CEO of Vector Asset Management. “We’re confident that both of these target acquisitions and timing are opportune.”

The Phoenix team of Cohen Financial, led by partner-director Brandon Harrington, arranged acquisition financing for this transaction.

“We were able to close the deal in 30 days due to our management of the underwriting and legal process, which is critical in a volatile interest rate environment. In addition, we were able to mitigate rollover risk with our correspondent lender to maximize proceeds,”  Harrington said.

The Lifeprint Heath Center will be managed by the well-known Plaza Companies. Megan Sherwood with Plaza will manage the leasing.

 

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Colliers International Completes 36-Month Lease In Arcadia Gateway Center

 

Colliers International negotiated the 36-month lease of an approximately 8,806 SF Class A office space in the Arcadia Gateway Center, 4222 E. Thomas Rd. in Phoenix.

Greg Hopley, executive vice president with Colliers’ Scottsdale office, represented the landlord, 4222 E Thomas Rd LLC, in completing the transaction. The tenant, Stealth Solar, was self-represented.

Arizona-based Stealth Solar is relocating to the Arcadia Gateway Center from its previous office located nearby at 2600 N. 44th St. in Phoenix.

Arcadia Gateway Center is an 89,811 SF building with current occupancy of approximately 90%.

“This outstanding Class A office property is an ideal upgrade and perfect fit for Stealth Solar, which is growing its business throughout Arizona and Hawaii,” Hopley said.

“Stealth Solar wanted a well-located building with great presence and visibility. Built in 2000, the center is very well-maintained, has ample signage and has easy access to the Loop 101, 202, SR 51 and SR 143 freeways.”

The adjacent covered parking structure was also a determining factor in the selection of this property.

Stealth Solar is a residential and commercial solar photovoltaic (PV) design and integration company based in Phoenix.

 

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Colliers International Completes $5.6M Sale Of Avalon Hills Condominiums

 

Colliers International announced that BH Properties of Los Angeles recently purchased 205 units within the 348-unit Avalon Hills Condominiums, 3535 W. Tierra Buena Lane in Phoenix for $5.6M, or $27,317 per unit.

The seller was Michael Carmel, in his capacity as Trustee.

Bill Hahn, Jeffrey Sherman and Trevor Koskovich of Colliers International’s HSK Multifamily team represented both the buyer and seller in this transaction.

“Avalon Hills represents a great investment opportunity as a bulk sale of condominiums at a price far below the previous retail values of individual units,” said Bill Hahn, senior vice president with Colliers in Greater Phoenix.

Hahn said that BH Properties was particularly interested in the upside potential for increases in the property’s value through property improvements. Current plans call for BH Properties to hold Avalon Hills as an investment.

Avalon Hills is a 2-story community originally built as apartments in 1986 and subsequently converted to condominiums. The 205 units sold consist of 87 one-bedroom and 118 two-bedroom units, ranging in size from 470 SF to 828 SF.

Hahn, Sherman and Koskovich specialize in the sale of multi-family investment real estate in the Southwest. Colliers HSK Multifamily is positioned within the marketplace as a service-intensive operation serving the private and institutional capital markets.

 

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Colliers Retained As Representative For 276-Unit Scottsdale Luxury Apartment Community

 

Colliers International has been retained as the exclusive marketing agent for The Paragon at Kierland, a 276-unit Class A luxury apartment property at 15608 N. 71st St. in Scottsdale.

Jerry Tenge, senior vice president of multi-family investments with Colliers in Greater Phoenix, represents the seller, Sunstone Realty Advisors of Vancouver, Canada. Tenge previously negotiated the acquisition of The Paragon on behalf of Sunstone in November 2009. The call for offers date is June 12, 2013

“The Paragon presents tremendous value-add opportunity as an investment property. The interiors underwent partial upgrades in 2008, but could continue to be further upgraded to improve rents, which already command a 25% premium in Scottsdale over Greater Phoenix as a whole,” Tenge said.

Alternatively, the complex could be completely upgraded and sold as condominiums.

Strengthening demand in the Kierland area has been attracting investors and developers, according to Pete O’Neil, research manager for Colliers.

Tight Class A multi-family vacancy averages around 4.2% and rents exceed $1,100 per month in the area, supported by elevated household incomes and prominent area employers.

“This condo-quality asset is one of the most attractive multifamily investment properties available in Scottsdale due to these strong operating fundamentals,” asserts Tenge.

Built in 2000, The Paragon consists of 289,233 RSF in 23, three-story buildings, along with a single-story recreation building, set on approximately 10.4 acres. The unit mix includes one-, two- and three-bedroom units ranging in size from 924 SF to 1,323 SF.

Current occupancy is at 98%. Unit amenities include gourmet chef’s kitchens, ceramic countertops, custom cabinetry, built-in microwaves, full-size washers and dryers, oversized walk-in closets and large private patios or balconies in select units.

The Paragon is located in Scottsdale’s Kierland neighborhood, just west of the Loop 101 and Scottsdale Road. The property is situated in a resort-like setting along the Westin Kierland Golf Club at the Westin Kierland Resort & Spa and is within walking distance of 30 prime restaurants and more than 100 specialty shops at Kierland Commons and Scottsdale Quarter.

 

Kathleen Foster

Kathleen Foster Joins Colliers International’s Phoenix Office

 

Colliers International in Greater Phoenix announced the addition of one of the area’s top corporate real estate professionals to the Phoenix office.

Kathleen Foster, senior vice president, joined the Office Properties Solutions Team, partnering with senior vice presidents Phil Breidenbach and Peter Nieman, associate vice president Lindsey Carlson, and marketing coordinator Sandy Machado.

Foster has 20 years of in-depth experience in corporate real estate. During her career, she has completed transactions in excess of 8 MSF in more than 100 markets throughout the U.S. and Canada.

Foster specializes in portfolio management and corporate real estate strategy, working on behalf of clients with significant domestic and global real estate assets. Areas of expertise include strategic planning, transaction implementation, site selection, lease administration, and project and portfolio management.

“We are very pleased to welcome Kathy Foster to Colliers,” said Bob Mulhern, managing director of Colliers. “Kathy is a dedicated and skilled professional with an outstanding record of success in corporate real estate and tenant and landlord representation, and she will provide additional value and opportunities to our clients. Kathy’s expertise, strategic approach and extensive relationships make her a valuable addition to Colliers and to one of our leading office teams.”

Said Foster: “Instrumental to my decision to come to Colliers was Bob Mulhern’s leadership and reputation in the marketplace. I was extremely impressed with Bob, with the culture of collaboration, and the comprehensive platform of services that Colliers offers its clients.

“Joining Colliers provides the opportunity be part of an organization that is dedicated to creating strategic partnerships that will accelerate the success of my clients. It is a privilege to become a member of the experienced, knowledgeable and professional team of Phil Breidenbach, Peter Nieman, Lindsey Carlson and Sandy Machado.”

Prior to joining Colliers, Foster was a principal with CRESA Phoenix for seven years, specializing in corporate real estate. Previously, she managed the corporate real estate portfolio for First Health Group based in Scottsdale for 13 years. The portfolio consisted of more than 2.7 million square feet with an annual operating budget of $33M.

She is a member of Arizona Commercial Real Estate Women (AZCREW) and serves as vice chairperson of the board of Aid to Adoption of Special Kids (aask). Kathy resides in the Desert Ridge community in Phoenix with her husband Jack and their sons, Jack, 14, and Aidan, 11.

 

Ryan Timpani

Ryan Timpani Recognized as 2012 Rising Star By Colliers International

 

Colliers International Senior Associate of Office Properties, Ryan Timpani, was granted the 2012 National Rising Star Award for the U.S.

The Rising Star, which encompasses all brokerage property sectors, is given to one recipient. The award recognizes an up-and-coming talented broker with fewer than two years of experience in full-time brokerage. This distinction is given to a broker who demonstrates outstanding brokerage performance, shows tremendous future promise, is committed to building expertise and clearly exhibits Colliers’ core values.

Timpani emerges from a background in sales, where he received accolades for his superior service working as an associate at Nordstrom, while attending college. He has carried his customer service talents into his professional brokerage career. His client relationship skills earned him the 2011 Rookie of the Year award in Greater Phoenix. Ryan joined Colliers in mid-2010 and became a full-time broker in February 2011.

He was ambitious in his career pursuits long before his career at Colliers. As a first grader he wrote that his life goal was to own his own business; he worked in a brokerage office starting at the age of 16.

“I attribute my tenacity to my dad,” he says.

Growing up in a competitive, sports-focused household, he fondly remembers being pushed to his limits. His strong work ethic, which has permeated throughout his professional career, was instilled in him from a young age.

Timpani also attributes his successes with Colliers to his mentors and team leaders, senior vice presidents Keith Lambeth and Todd Noel. As a senior associate, he is a member of the office properties team of Lambeth, Noel and Shannon O’Keefe, marketing specialist. Their team has ranked as a top five producing team for the past five years.

Timpani exceeds Colliers’ expectations by being proactive and persistent when it comes to sourcing new business, as well as continually demonstrating the drive to be a top broker in the Metro Phoenix marketp. To date, Ryan has successfully negotiated leases in seven states for spaces up to 132,000 SF.

Timpani holds a bachelor of science in business marketing from Arizona State University. He is actively involved in the community and holds leadership roles in NAIOP Developing Leaders and Brokers for Kids, and helps out with a local youth basketball league.

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Colliers Ranked Among Top 3 Global Commercial Real Estate Firms

 

It’s a game of numbers and names, and in a world where transaction volumes often indicate monetary success, one number specifically reflects leadership and excellence in the global commercial real estate industry.

That number is highlighted in the 12th annual Lipsey survey. The Lipsey Co., the industry’s leading training consultancy, has ranked Colliers International among the top global brands in its survey of more than 100,000 industry professionals from commercial property owners, investors and lenders, to brokers and property managers around the globe.

For the fourth year in a row, Colliers International was ranked second out of 25 firms.

“Our ranking in the Lipsey survey reflects the dedication of our professionals to deliver exceptional service to our clients. We continue to attract the best talent in the industry— experts who provide innovative and strategic solutions for our clients,” said Bob Mulhern, Managing Director of Colliers International in Greater Phoenix.

“Our Lipsey ranking reflects more than our yearly number of transactions,” said Doug Frye, global president and CEO of Colliers International. “It displays our dedication to service and expertise – which is at the core of who we are. Our employees around the globe are truly committed to our clients and the success of this firm and we thank them for their exceptional work in the past year.”

Colliers employs about 12,300 professionals in 522 offices in 62 countries worldwide.

Frye added that Colliers International outpaced all of its key competitors in revenue growth — up 18% globally in 2012, he said.

“Our goal is not necessarily to be the biggest firm,” said Dylan Taylor, CEO of Colliers International in the Americas. “Our goal has always been to be the best firm. As we navigate through complex transactions and provide enterprising, strategic solutions, our clients see how well we understand our industry and turn to Colliers for exemplary service.”

 

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Greater Scottsdale Airpark 2030 Report: On the Mend

 

Jim Keeley, SIOR, CCIM, founding partner of Colliers International’s Scottsdale office, released his annual Greater Scottsdale Airpark 2030 Report, which provides a current and historical perspective on economic activity, growth, and trends for the Scottsdale Airpark submarket.

Keeley has tracked and reported on the Airpark since 1981, and he has published the 2010 Report (now renamed the 2030 Report) since 1989.

“The trend we are seeing in the commercial, office and industrial sectors in the Greater Scottsdale Airpark submarket is continued improvement as the corridor is on the mend from the recession,” Keeley said. “In 2012 there were more sales transactions than in the previous two years when the market seemed to be bouncing along the bottom.”

A combination of high tech and residential-related vendors and suppliers are slowly coming back into business due to residential construction increasing.

According to the report, there were very few high priced building or land sales over the last two years, with a majority of building sales in the range of $55 to $75 PSF. Keeley notes that the largest segment of properties was of those sitting idly and attracting little interest, what he coins the “stuff in the middle.”

This segment pushed rental rates down and subsequently decreased the vacancy rate from 29% in 2009 to 18.5% today. Over the past few years this segment has shrunk considerably and rental rates are gradually on the rise.

“The supply of buildings for sale continues to diminish since 2011 and margins are getting skinnier,” Keeley says. “With the economy in the Airpark improving and the market closing rapidly, now is a great time to buy what is still left while it has good value.” It is still a good time to lease Class A office space as rents are finally firming up and vacancies are declining.

Although there is very limited land available in the region for new construction, we have seen some redevelopment and construction starts in 2012. These were led by 240 new apartment units being constructed on the former Barcelona restaurant and nightclub site at 73rd St. and Greenway-Hayden Loop.

In retail, Starbucks and Potbelly Sandwich Shop are under construction on the former Paddy O’ Furniture store site and Restoration Hardware moved into a new 24,000 SF store where the former 6,000 SF Oakville Grocery originally opened.

“Scottsdale Airpark’s long-term future will be robust due to a number of factors, including its prime location, transportation, a cornucopia of 100 plus industries, 34 MSF of core space, quality of life and the Airpark’s safe environment with a lack of crime,”  Keeley said. “Most of the downturn is now in the rearview mirror.”

Statistical highlights and a historical comparison from the 2030 Greater Scottsdale Airpark Report:

>> At year-end 2012, the Airpark had ±52,000 employees, ±34 MSF of buildings and ±2,848 businesses.

>> In 1981, there were 3,000 employees, 1.5 MSF of buildings and 268 companies.

>> At year-end 2012, overall vacancy was approximately 18.5%.

>> In 2011, overall vacancy was approximately 23%.

>> In 2012, there were 76 building sales (41 office, 28 industrial and 7 retail buildings) with a total sales volume of approximately $350M.

>> In 2011, there were 78 building sales (29 office, 38 industrial and 11 retail buildings), with a total sales volume of approximately $181M.

>> In 2012, there were four land sales consisting of ±15.36 acres with a total sales volume of approximately $10.8M for an average of ±$16.25 PSF.

>> In 2011, there were three land sales consisting of ±8.21 acres for with a total sales volume of approximately $4.8M for an average of ±$13.43 PSF.

 

Cindy Cooke & Danny Plapp

Colliers Announces 2012 Top Producers: No. 1, Cindy Cooke; Rookie of the Year, Danny Plapp

Colliers International in Greater Phoenix announced its Top Producers, Top Teams and Rookie of the Year for 2012.

“We are proud to recognize these professionals who have achieved the highest levels of success,” said Bob Mulhern, Managing Director of Colliers.

Cindy Cooke, Executive Vice President of Multi-family Investments, was recognized as the No. 1 Top Producer in Greater Phoenix and the No. 1 Multi-family Producer in the U.S. Cooke has more than 30 years of experience specializing in multi-family investments and leads a six-member team in Phoenix as well as the Western Region team of 10 brokers across Washington, California and Nevada.

“2012 was another great year for us,” Cooke said. “We are grateful for fantastic clients and their repeat and referral business.”

Among her team’s successes was the sale of San Melia, one of the largest multi-family properties in Arizona, for $68.75M. The team’s clients include Investment Property Associates, Aimco, GE Capital, TIAA-CREF, Bridge, Sentential, Summit and Hamilton Zanze & Co.

“Cindy is a leader for Colliers both locally and nationally. She not only achieved the top production ranking for the Greater Phoenix region in 2012, but she also played a key leadership role in accelerating the success of Colliers’ multifamily platform,” Mulhern said.

William Hahn, senior vice president, Jeffrey Sherman, vice president and Trevor Koskovich, vice president, known as Colliers HSK Multi-family, were ranked as the No. 1 Team in Greater Phoenix. Koskovich and Sherman were also ranked the No. 3 Multi-family Producers in the U.S., and Hahn was ranked the No. 6 Multi-family Producer in the U.S. The team specializes in the evaluation, marketing, acquisition and disposition of investment-grade, income-producing multifamily properties and portfolios.

The top producing team completed 34 transactions in 2012 throughout Arizona and the Southwestern U.S.

“We are experiencing a market in transition,” Hahn said. “Our current focus is getting out of the lender-driven REO market and into the more private and institutional capital-driven market.”

Danny Plapp, senior associate, was named the David L. Hallstrom Rookie of the Year for 2012. Plapp joined Colliers in 2012. He specializes in office properties and has quickly grown a promising career.

In his first year with Colliers, Plapp assisted his team in closing more than $40M in lease transactions. He also played a key role in securing the team’s marketing assignment for the 251,000 SF Scottsdale Executive Office Park. Plapp attributes this tremendous success to the strength and cohesiveness of his team including senior vice president, Charles Miscio.

“Charles paved the path and set the foundation for my future success, introducing me to an institutional client base and network of landlords,” Plapp said. “My achievements have certainly been a team effort.”

A complete list of the 2012 top producers and top teams for Colliers International in Greater Phoenix follows:

Top 10 Producers in Greater Phoenix

• Cindy Cooke, Executive Vice President — Multi-family Investments

• Don MacWilliam and Payson MacWilliam, Senior Vice Presidents — Industrial Properties

• Keith Lambeth and Todd Noel, CCIM, Senior Vice Presidents — Office Properties

• Trevor Koskovich and Jeffrey Sherman, Vice Presidents — Multi-family Properties

• Brad Cooke, Vice President — Multi-family Investments

• Bill Hahn, Senior Vice President — Multi-family Properties

• Greg Hopley, Executive Vice President — Office & Industrial Properties

Top 5 Teams in Greater Phoenix

1. William Hahn, senior vice president; Jeffrey Sherman, vice president; Trevor Koskovich, vice president; Arsen Aminov, marketing coordinator; Danyale Breckenridge, research associate — Multi-family Properties

2. Don MacWilliam, senior vice president; Payson MacWilliam, senior vice president; Jimmy Leaf, associate — Industrial Properties

3. Cindy Cooke, executive vice president; Brad Cooke, vice president; Carrie Burton, marketing associate; Dwight Fujimoto, investment analyst; Alex Sampson, research associate — Multi-family Investments

4. Keith Lambeth, senior vice president; Todd Noel, CCIM, senior vice president; Ryan Timpani, senior associate; Shannon O’Keefe, marketing specialist — Office Properties

5. Phillip Breidenbach, SIOR, senior vice president; Peter Nieman, senior vice president; Lindsey Carlson, associate vice president; Sandy Machado, marketing coordinator — Office Properties

Rookie of the Year in Greater Phoenix

• Daniel Plapp, Senior Associate — Office Properties

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Cushman & Wakefield Completes Sale of 131,000 SF Flex/Industrial Building

Crown Realty & Development, represented by Will Strong, senior associate of Cushman & Wakefield, Inc., sold 5115 N. 27th Ave., a 131,000 SF, single-story flex/industrial building in Phoenix for $6.4M.

The buyer was Grand Canyon University, a private institution that will utilize the property for administrative purposes.

The former Honeywell assembly site, which had been acquired by Crown in 2005, comprises 15.03 acres near a full diamond interchange on I-17 and Camelback Rd. The property is situated in close proximity to Grand Canyon University’s existing main campus.

“During our term of ownership of this property, we have enjoyed the chance to work with GCU and to see them grow significantly,” said Rick R. Carpinelli, SVP Acquisition & Development, Crown Realty & Development. “We are pleased that we could work with GCU on the purchase so they can further their expansion. GCU is a great institution for our community and state. We look forward to seeing their expansion into our former property.”

“This industrial market continues to tighten in terms of buildings available for sale,” Strong said. “The Metro Phoenix industrial market fundamentals are starting to improve with 2.8 MSF absorbed year-to-date, lack of supply and increasing values. This ultimately became an opportunity for Crown to sell a well-located property at a good price.”

Todd Noel of Colliers International’s Phoenix office worked on behalf of Grand Canyon University.

Cushman & Wakefield’s 3Q industrial market statistics show investment sales totaling 2.7 MSF across 28 transactions, on par with the previous two quarters. Several tenants are expected to take occupancy in this year’s last quarter, which will add an additional one million square feet of absorption. Steady leasing activity over the previous year helped move vacancy rates downward and continues to increase market rates.

 

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CBRE Completes Office Lease as Mexican Consulate General Relocates Downtown

CBRE leased 24,216 SF of office space at McDowell Corporate Center, a 3-story office building at 320 E. McDowell Rd. The Consulate General of the United Mexican States, which relocated from a building near 15th Ave. and West Camelback Rd., expanded into larger quarters when it occupied McDowell Corporate Plaza this month.

Luke Walker and David Carder of CBRE’s Phoenix office represented the landlord, Abart Properties 26 LLC of Scottsdale in negotiating the 5-year lease agreement. The tenant was represented by Tivon Moffit of Colliers International in Phoenix. The exact financial terms of the transaction were not disclosed.

“Abart Properties Corporation wants to thank and found it was a pleasure working in coordination with professionals that are diligent and dedicated in collaborating with all of the parties; from the initial engagement to the execution of the lease,” said Arthur J. Ferrari III, director of finance at Abart Properties Corporation. “Their persistence, along with direction from the representatives of the Mexican Consulate General, has accommodated and nurtured the foundation for a long-term relationship between both landlord and tenant. We look to reinforce these fruitful bonds for times to come.”

In addition to gaining more office space at McDowell Corporate Plaza, the Mexican Consulate General’s new location places it closer to the Central Business District, containing the District, State and Federal Court Houses and other government agencies.

The move also positions the consulate closer to the Valley Metro Light Rail System. The tenant also benefits from recent building upgrades, including a complete renovation of the common area, new HVAC, electrical and mechanical systems, as well as new landscaping and exterior paint.

The Mexican Consulate General will be the largest tenant at McDowell Corporate Plaza, occupying 70% of the building. The balance of the property remains available for lease.

 

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CBRE Completes $19.5M Sale of Orbital Sciences Building in Chandler

 

CBRE has completed the $19.5M sale of an 83,183 SF, 3-story office building and two-level parking garage located at 3377 S. Price Road in Chandler.

The property is 100% leased to Orbital Sciences, one of the world’s leading space technology companies.

Barry Gabel and Mindy Korth of CBRE’s Phoenix office represented the seller, Gilbane Development Company of Providence, R.I., in negotiating the sale. The buyer, Paramount International LLC of Edmonton, Alberta, Canada, was represented by Tivon Moffitt of Colliers International, also in Phoenix.

“Gilbane developed a high-tech, Class A office property for one of the world’s leading space technology companies.  Paramount International recognized the quality of the tenancy, the building as well as the location and believes in the long-term, intrinsic value of Chandler and the Price Corridor,” Gabel said.

Located within the Price Corridor, home to numerous research, technology and financial services firms, the Class A office building was built specifically for Orbital Sciences and sits directly across from its 40-acre regional manufacturing, research and development campus.

Its high-tech look features blue-tinted glass curtain walls with bright red accents and well-appointed interior finishes. The building was also designed to LEED Silver-level specifications, with the final certification pending.

 

rsz_liv_northgate_conceptual_rendering

The Rockefeller Group And IPA Form JV To Develop 402 Apartments In Gilbert

Investment Property Associates (IPA) and The Rockefeller Group have entered into a joint venture agreement to develop a 402-unit Class A apartment community at the NEC of Warner and Recker roads in Gilbert.

The 24.67-acre site is fully entitled and the developers plan to break ground on the first of two phases in early 2013; development costs are anticipated to be approximately $57.5M.

The Rockefeller Group expects Liv Northgate to complement the company’s 155-acre, mixed-use North Gateway project, which can accommodate 226,000 SF of office space, 1.1 MSF of industrial /flex and 12.2 acres of retail space in addition to the 402 apartments.

“The Rockefeller Group is very pleased to be partnering with a company of IPA’s experience in developing and managing high quality residential communities in Arizona,” said Mark Singerman, Regional Director of The Rockefeller Group’s Arizona office. “With IPA as a partner, we look forward to bringing quality Class A, highly amenitized, residential living to Gilbert.”

The project, named Liv Northgate, will be managed by IPA and will consist of 402 garden-style, luxury apartment units in two and three story buildings, together with a leasing office, high-tech clubhouse, and extensive recreational amenities. Each apartment will be finished with a premium appliance package, custom cabinets, slab granite kitchen counters, full-size washer and dryer, walk-in closets, ceiling fans, state-of-the-art communications wiring, simulated wood flooring, window blinds, nine-foot ceilings, and private balconies and patios with storage areas.

“We are honored to partner with The Rockefeller Group on the development of Liv Northgate,” remarked Bill Fettis, Partner of IPA and co-founder of IPA Management. “The Rockefeller Group is among the most highly-regarded commercial real estate companies in the world for overall quality and focus on customers. Our companies line up very well in this regard and we look forward to serving our future residents through those shared values.”

According to Fettis, the developers are focused on creating spaces for interaction, encouraging wellness, incorporating leading technology, and promoting sustainability. Some of these features are reflected in intentional gathering spaces, state of-the-art fitness equipment, health and wellness classes, recycling stations, electric car charging stations, and pedestrian walkways throughout the property that connect to surrounding greenbelts. Other amenities include two heated pools with fire and water features, sand volleyball, a 24/7 fitness center, a bark park and pet care station, numerous outdoor picnic and family recreation areas throughout the property, and gated access.

Residents of Liv Northgate will be able to walk or bike to businesses and retail within North Gateway through a series of pathways being incorporated into the site.

“Liv Northgate and North Gateway will represent one of suburban Phoenix’ most desirable mixed-use developments,” Singerman said. “We believe businesses will want to locate in North Gateway due its proximity to freeways, aerospace companies located near Phoenix Mesa Gateway Airport, Banner/M.D. Anderson, other hospitals close by and DMB’s new Eastmark development. They will also appreciate being able to tap into the extensive talent pool that will live practically on-site at Liv Northgate.”

Gilbert Mayor John Lewis sees the project supporting the Town’s continued growth. “As the Phoenix-Mesa Gateway Airport continues its expansion, The Rockefeller Group’s North Gateway mixed-used project will provide high-quality amenities and accommodations for those living and conducting business in Gilbert. This project is a tremendous addition to our community and complements the Town’s investment in the Power Road and Morrison Ranch areas.”

IPA was represented by Cindy Cooke, Brad Cooke, Carrie Burton and Alex Sampson of Colliers International in Phoenix. The Rockefeller Group was represented by John Finnegan, Chaz Smith and Ramey Peru, also with Colliers in Phoenix.

“The strengths of these two veteran real estate developers perfectly complement each other and will produce an award-winning development.” Brad Cooke said.

IPA continues to expand its Phoenix portfolio with three additional multifamily developments and one seniors housing development underway. Liv Avenida (www.livavenida.com) is a 322-unit upscale multifamily development under construction in Chandler and scheduled to open this fall.

Liv North Scottsdale (www.livnorthscottsdale.com) is a 240-unit, fully entitled, urban-infill podium development at the hub of North Scottsdale’s trendiest shopping, dining, and nightlife with groundbreaking scheduled for Fall 2012. A third fully entitled multifamily parcel is located in the Ahwatukee submarket with 402 units scheduled to break ground in the fourth quarter of 2012.

IPA also plans to break ground in Fall 2012 on “Generations at Agritopia”, a 118-unit (122-bed) seniors housing community offering independent, assisted, memory care and memory care-lite accommodations, located in the highly sought-after Agritopia community in Gilbert.

 

Prologis Riverside Park

Prologis Begins Development On 486,200 SF Spec Warehouse In Phoenix

Prologis, a global owner, operator and developer of industrial real estate, today announced that it has begun construction on a 486,241 SF cross-dock facility in Prologis Park Riverside with a target completion date of April 2013.

The building – situated on a 27-acre parcel – represents the first speculative development in Phoenix since 2008.

It is part of a larger 153-acre master planned industrial park where Prologis sold 100 acres to a Fortune 500 retailer that plans to build a 1.2 MSF distribution and fulfillment warehouse on the site.

Prologis is pursuing magnet foreign-trade zone (FTZ) designation for the Park and in support of this has entered into a development agreement with the City of Phoenix.

Customers qualifying for FTZ status enjoy several benefits including duty deferral, reduced customs reporting requirements, and a 75 percent reduction in real property tax and on qualifying personal property and equipment.

Prologis has selected Don MacWilliam at Colliers International in Phoenix as its listing broker.

AZRE Newsmakers

Newsmakers: AZRE Magazine May-June 2012

Find out about Arizona’s newsmakers for May/June 2012

newsmakers - canada, oconnell, poulin» McCarthy Building Companies has appointed Scott Canada to the merit review committee for the SunShot Concentrating Solar Power R&D funding opportunity solicitation in Phoenix. The initiative is an aggressive research and development plan led by the U.S. Department of Energy and aimed at developing solar technologies to meet a levelized cost of energy target of 6 cents/kWh without subsidy by 2020. McCarthy also promoted two associates to project directors. They are Lee O’Connell in Albuquerque and Steve Poulin in Tempe.

newsmakers - morrow» Voit Real Estate Services appointed Donald Morrow as managing director of the firm’s Phoenix operations. Morrow will oversee all aspects of Voit’s operations in the Phoenix market, including brokerage, asset and property management. Prior to joining Voit, Morrow served as a partner at Biltmore Holdings.

» Sundt Construction chairman and former CEO J. Doug Pruitt was named among the recipients of the prestigious 2012 Golden Beaver Award. Pruitt received the Management Award from The Beavers, a heavy civil engineering construction association. He retired as CEO of Sundt in September 2011, but remains involved with the company serving as chairman. Sundt also added Tom Auay-Fuay to serve as project manager in the Southwest. He will concentrate his efforts on preconstruction activities relating to mining and industrial construction projects.

» Commercial Properties Inc. (CPI) hired John B. Daley, who brings 30 years of commercial, retail, office and industrial real estate experience. Daley has coordinated some of the largest commercial real estate deals in Arizona. CPI also was selected by CoStar Group as recipient of a CoStar Power Broker Award. In addition, four brokers won individual awards as Top Industrial Leasing Brokers. They include Leroy Breinholt, Darin Edwards, Cal Johnson and Eric Jones.

» The Arizona Builders’ Alliance was honored by the Associated General Contractors of America as a 2011 Community Award recipient, one of 13 organizations recognized as the construction industry’s best charitable work. The ABA Community Board supported four projects in 2011.

newsmaker - byrd» Lincoln Property Company hired Tina Byrd as property manager in the Desert West Region office in Phoenix. Byrd is responsible for managing the newly renamed and remodeled Camelback Square.

» CBRE announced that Ike Isaacson has been named the new leader for its Tucson office and the Southern Arizona market. Isaacson has nearly 15 years of commercial real estate experience in the Tucson market, specializing in the leasing and sale of office, medical and R&D buildings.

» Erin Harper joined Alliance Project Advisors as senior project manager in Phoenix. Prior to joining Alliance Project Advisors, Harper worked with CBRE Global Corporate Services on site at American Express’ TRS Division since 1996. She has more than 20 years of project management experience.

newsmakers - gaylord, hawks, bladine» Jennings, Haug & Cunningham expanded its legal services with the addition of a prominent Arizona environmental law practice group. The three attorneys include senior partner Karen Gaylord, Ronnie Hawks and Janis Bladine. They have been representing clients in environmental law.

» Scottsdale-based MC Companies has announced the new joint venture with Phoenix-based Clark-Wayland Construction. This venture will focus mainly on development and construction of new multi-family projects in Phoenix and Tucson. The combined company has more than 75 years construction experience and has built more than 25,000 units in Arizona.

newspaper - plapp» Colliers International announced that senior associate Danny Plapp joined the office properties team of Charles Miscio, Greg McMillian and Niki Ward. Plapp will focus on procuring new tenants for property owners, while working with the specific needs of users. He joins Colliers from LevRose Commercial Real Estate in Scottsdale. Plapp has more than four years of commercial real estate experience, specializing in office properties.

» Carlyle Development Group announced a leasing and management team for the newly acquired Metrocenter in Phoenix. This team includes the addition of Brent Meszaros as general manager, real estate veteran Anita Blackford as senior VP of leasing, and locally based Phoenix Commercial Advisors as Metrocenter’s exclusive retail broker representative.

» Gensler added three new associates to its Phoenix staff. They include Jennifer Gozzi, interior designer; Lori Stenguist Johnson, project coordinator; and Stephanie Gomez, marketing manager.

AZRE Magazine May/June 2012

Larry Cassel

Veteran Commercial Real Estate Professional Larry Cassel Passes Away

Commercial Properties Incorporated (CPI) is saddened by the passing of a property management professional.

On March 30, Larry Cassel, Director of Property Management, passed away due to ongoing medical complications.  Larry Cassel joined CPI in April of 2005 and was a dynamic part of the company’s management team. He was 60.

Larry Cassel possessed more than 34 years of property management experience which he utilized in overseeing the company’s portfolio of managed projects.  Those who had the opportunity to work with Larry truly valued his leadership, professionalism, and warm personality.

Joining the team to fill Larry’s shoes is a seasoned veteran who is no stranger to the property management industry in Phoenix.  Susan M. Cannon brings 29 years of commercial property management and leasing experience to the Director of Property Management position with Commercial Properties Incorporated.

Cannon’s diverse background includes the management of office parks, buildings and office condominium projects, industrial facilities and retail centers.  Prior to joining CPI, Susan was a Senior Property Manager at Colliers International, where she managed a portfolio of 1.2 MSF in the Greater Phoenix Metropolitan Area.

Cannon acquired her Bachelor of Science in Business Administration from the University of Arizona, holds an Arizona real estate license and is an active member of BOMA.  As Director, Susan is responsible for managing the day-to-day operations of CPI’s property management division, and overseeing a portfolio of more than 100 projects, comprising nearly 4.5 MSF.

The entire team at CPI will miss Larry Cassel ’s energetic work ethic and gregarious personality.

To learn more about CPI, visit cpiaz.com.

Commercial Development - AZRE Magazine January/February 2012

New Commercial Development Will Impact Growth In The Next 100 Years

Arizona’s economic strength and growth the next 100 years depend on the creation of new buildings, commercial development and new infrastructure

A high-speed train between Phoenix and Tucson. Toll roads on I-10 and I-17. A new shopping mall. Three outlet centers. A major development in West Phoenix. New casinos.

Solar manufacturing plants. A light rail that extends from Phoenix to Gilbert. A new interstate — I-11 — linking Phoenix and Las Vegas. State-of-the-art sports facilities.

Reality or wish list?

As Arizona looks ahead to its next 100 years, the future of the commercial real estate industry hinges on new infrastructure to keep the state’s economic engine churning while meeting the demands of a growing population.

Since the recession unloaded on the commercial real estate industry in the mid 2000s, it’s been an uphill climb for those in the industry, including general contractors, architects, engineers, subcontractors, developers and brokers.
Commercial Development - AZRE Magazine January/February 2012
“We will see a population shift to urban areas with a focus on transit- oriented development,” predicts Bryan Dunn, senior vice president at Adolfson & Peterson Construction. “Commercial property will need to be re-purposed into alternate uses due to the glut of vacant space in the real estate market.

“We will need to find creative ways to own and operate buildings in the future. There is a growing demand for public/private partnerships for municipal and educational facilities, similar to what has been done in Europe,” Dunn says.

AZRE Magazine asks some experts in commercial real estate how they see the industry changing in Arizona over the next decade and beyond. Here are their responses:

Planning and Development

“In the next 10 years, Arizona will finally adopt Tax Increment Financing (TIF) to remain competitive in the business world. The new normal is for less reliance on homebuilding as a jobs industry. Two more high rise office buildings with mixed uses on the lower floors will be built in Downtown Phoenix. In the next 100 years, high-speed rail
will run between Phoenix and Tucson in the Sun Corridor and a new, man-made lake/reservoir will be created north of Phoenix to collect upstream snow melt and serve the needs of Metro Phoenix.”
— Jon Froke, Planning Director, City of Glendale

“During the next 10 years, smaller developments that require less off-site infrastructure and result in lighter commitments from homebuilders are likely. Infrastructure requirements/costs will be lower and financial commitments will be smaller, both of which are desirable to financiers and homebuilder shareholders recovering from the recent downturn.

“In the next 100 years, development and homebuilding will undergo some of the most rapid changes ever. In Metro Phoenix and the Tucson area, densities will undoubtedly increase dramatically; we will grow upward rather than outward, as large metropolitan areas eventually do. The materials builders use will change dramatically, looking and feeling different. There will be stronger and lighter materials. Although hard to imagine, many unique, innovative homebuilding products that will be used the homes of the future have already been developed, we continue to wait for them to be rolled out to consumers.

“The continued development of solar technologies is going to have huge impact on all types of commercial development in Arizona.  Imagine buildings – retail, office, industrial, homes – not needing to be hooked up to the grid because they produce all of the energy necessary for their usage. The development of “net-zero” facilities in this market, where sun is plentiful, will have a dramatic positive effect on Arizonan’s lives.”
— Jim Belfiore, President, Belfiore Real Estate Consulting

Brokerage

“The beginning of the change is going on right now. The exchange of ownership has and will have an impact on our industry in the next 10 years. In the RTC days it took about 15 years to fully recover, this current cycle will take 5-7 years to process all of the inventory and for the next wave of owners to re-trade the properties. Banks, special servicers and the FDIC will be in charge of real estate for the long term and all of the assets that are currently under their control won’t make it back into private hands in total for 10 years.

“The medical use of retail space will be in full force, everything about this makes sense, retail buildings, namely big box spaces, have the power, the lower rents and the parking already in place to handle a medical user. This will create truly mixed-use locations.
“Internet sales fulfillment centers will hit a critical mass, even if and/or when the state begins to charge them sales tax, even at a much lower rate. Phoenix is well located, we have a growing economy and it makes a lot of sense that those are now starting to pop up here.

“In the next 100 years, buildings will be far more energy efficient, materials to build buildings will be so much more advanced than we can even imagine. In commercial buildings, there will be more bodies per square foot, more technology, less employees, smaller office size requirements. Thousands of new businesses will be created.”
— Pete Bolton, Managing Director/Executive VP, Grubb & Ellis

“Real estate growth over the next decade will be far more restrained than in the boom period in the 10 years before the onset of the recession. During that time, commercial property inventories routinely expanded by anywhere from 3% to 5% annually, driven by growing tenant demand for space and rents that steadily pushed higher. A return to that environment is unlikely anytime soon.

“Forecasting out over the next 100 years presents a pretty daunting challenge … but all of the demographic trends show Arizona will remain a growth market over the next century and population growth will spur demand for both commercial and residential real estate. Beyond demographics and quality of life factors, we believe global economic patterns will support growth in Arizona.”
— Bob Mulhern, Managing Director, Colliers International

Architecture

“The design and construction industry needs to be at the forefront of determining how Arizona is developed over the next 10 years. We need to take a hard look at the lessons learned from the past 10 years regarding unconstrained growth and sprawl, as well as from the positive developments of renewed urban focus, comprehensive transportation and development plans, and increased integrated project delivery partnerships.

“Architects have the responsibility for shaping the built environment that we all experience on a daily basis and need to ensure that built environment is increasingly sustainable, functionally practical, and aesthetically pleasing. Through technological advances and communication outlets, AIA architects will be continually educating ourselves about, and be more globally aware of industry trends and improvements that can be applied locally, so that Arizona becomes the ideal place to live, work, and play. In addition to increasingly becoming the leading stewards of our built environment through sustainable design and comprehensive planning, You are going to see an increasing significance in the role the design industry plays in the overall development of our communities.

“The industry will partner much more with government and lines will be blurred in community planning, design review, and construction inspection. Public-Private Partnerships and Integrated Project Delivery methods will become the norm, and the design and construction industry will have much more at stake in what they develop beyond their immediate financial compensation.”
— AIA response from Patrick Panetta, ASU; and Chris Knorr, SmithGroupJJR

“All industries, including commercial real estate and architecture, will need to continue to evolve and adapt to emerging technologies. Specifically in the fields of alternative energy and sustainability. I believe the next few years of those 10 years a lot of attention will need to be spent on repurposing existing buildings and facilities. We will obviously need to remain flexible to adapt to the process of becoming stabilized.

“Because technology and technological advances are changing at an exponential rate, I think the next 100 years is beyond reasonable comprehension. Who would have thought 100 years ago that we would be where we are today. However, architecture and real estate haven’t significantly changed over the past 100 years, but we also have not had the multiplying pace of technology at our disposal. Who knows, things like tele-transporting may be a reality over the next century, which of course would drastically change architecture and commercial real estate.”
— Patrick Hayes, President and CEO, PHArchitecture

Legal

“For approximately the first third or half of the next 10 years, commercial real estate will need to focus on absorption and modification to meet current needs of those projects that resulted from overbuilding during prior ‘blow and go’ times in our industry. Creativity and cost-effective adaptation will be needed to recast non-performing or under-performing commercial assets into assets that can meet the needs of current real estate users. As an example, big box retail spaces that have gone dark will need to be adapted and converted into creative uses to accommodate smaller and even different users. Cities and counties may need to modify their zoning to allow for a broader variety of uses that will meet the needs of today’s users.

“One hundred years is a long time and it is difficult and somewhat speculative to attempt to predict what changes will most impact Arizona over such a long time period. However, I suspect that big box retail will downsize as Internet shopping grows over the many years to come. I also suspect that growth in Arizona will have to adjust to demands upon the availability of water and our entire culture will eventually take on a more serious and long-term water approach to and conservation.

“Arizona will need to adapt its economy to more self-sustaining business that is not so dependent upon growth and real estate development. Thus, over the next 100 years Arizona will need to modify its tax and development schemes to accommodate more industry and manufacturing. Finally, Arizona will develop more political clout in Congress and the federal government as its population grows and the state’s economy continues to mature.”
— Don Miner,  Director, Fennemore Craig PC

Construction

“The impact construction will have in Arizona over the next 10 years will start with job creation. As the market comes back, the industry will be a leader in putting people back to work. We will need people to fill both direct construction jobs, and jobs that are indirectly related to construction. Every $1B spent in construction results in a total of 20,000 direct and indirect jobs. These jobs will help the middle class, the hardest hit in the last few years in terms of job loss.

“Construction is one of the top five industries nationally, and by then (10 years from now) it will be back among the top five industries for Arizona. Finally, the use of public/private partnerships will increase to meet community needs for amenities, infrastructure and growth.”

“Also, in Arizona, construction will be essential in reshaping the suburban landscape of our past into the more blended and integrated urban and semi-urban environment for the future. We are seeing new demographics that have families from multiple generations that live under one roof, and this factor along with other market forces will increase density in the mixed-use urban environment.”
— Eric Hedlund, Executive Vice President and COO, Sundt Construction

Finance

“Financing will always be a key part to Arizona’s growth. How products and services will be delivered will continue to evolve. As the market heals more competition enters into the marketplace thereby giving more investors access to capital. Assuming the economy has healed and is robust, I see a lot more choices for investors, developers and consumers in the next 10 years when it comes to the availability of financing.

“In the next 100 years? The market will always go up and down and therefore there will be more boom and busts as the decades roll forward. The difference in the future is access to information becoming more available than previous decade. The speed of that information will cause market trends to shift faster. Volatility could be more frequent.”
— William L. Spart, Senior VP, Wells Fargo Bank-Real Estate

For more information on Arizona’s construction projects and new commercial development, visit az.gov.

AZRE Magazine January/February 2012

NAIOP Roundtable 2011 - AZRE Magazine September/October 2011

NAIOP Roundtable 2011

NAIOP Roundtable 2011

The commercial real estate industry is clearly recovering. Companies are absorbing vacant space, build-to-suit development is active and abundant capital is pursuing core real estate. The key question remains, however, how do we compare with the other major markets when it comes to job and population growth?
In short, when will the market justify new development and how will the state and our local commercial real estate industry assist in this effort? To be sure, the future remains bright in Arizona but the recovery will last longer before the next boom.

— Mike Haenel


NAIOP Roundtable Participants Key NAIOP Roundtable - AZRE Magazine September/October 2011

Roundtable Participants

 

1 — SB: Scott Bjerk
President
Bjerk Builders, Inc.

2 — MC: Megan Creecy
Leasing and Development Manager
EJM Development Co.

8 — JD: John DiVall
Senior VP
Liberty Property Trust

MH: Mike Haenel
Executive VP, Industrial Group
Cassidy Turley BRE Commercial
Chairman Profile

6 — TH: Todd Holzer
VP of Development
Ryan Companies US

5 — KM: Keaton Merrell
Principal
Legacy Capital Advisors

7 — BM: Bob Mulhern
Managing Director Greater Phoenix
Colliers International

3 — DW: Deron Webb
Managing Principal
Wentworth Webb & Postal

4 — CW: Clay Wells
Director, Business Development
McShane Construction Co.


Q: What is different in July 2011 in our local commercial real estate industry than a year ago?

BM: The short answer is that the market is stronger, but still burdened by vacancy rates that are high by historical standards, despite being lower than recent peaks. What is decidedly different, however, is that the outlook is considerably brighter than it was a year ago.

Last year at this time, uncertainty was the overriding theme and it plagued the market. The industrial market had posted just one quarter of positive absorption, and it was unclear whether that was a one-time burst in activity or a sign that tenants were more optimistic and the industrial market was beginning to turn a corner. Now we can see that tenant demand for industrial space has been sustained for more than a year, vacancy is tightening, and rents are stabilizing. We are also seeing headline-making announcements from companies such as Amazon and First Solar that not only improve the numbers, but also renew confidence in the market as a whole.

The office market has been slower to bounce back, but it is far more stable today than it was a year ago. A year ago, we were averaging negative net absorption of more than 500,000 SF per quarter, and the vacancy rate was shooting higher. While absorption has been mixed in recent quarters — up one quarter, down the next — the overall vacancy trend is essentially flat. The market hasn’t necessarily started to improve, but it’s no longer in free fall. We’re forecasting slightly positive absorption in the second half of 2011 and then positive absorption of nearly 1 MSF in 2012. We think rents will likely tick lower through the remainder of this year, because the high availability of space will continue to create competition in the marketplace.

MC: Activity is up, but it is still the quintessential “tale of two tenants.” National companies with 200,000 SF+ warehouse requirements are in the market. And, there are definitely more of those types of requirements (including build-to-suits) in the market today than there were last year at this time.

When looking, however, at say deals in the 5,000 SF to 20,000 SF range, there has been an increase in activity, but the regional and local tenants who comprise a large portion of that market segment are still facing a lot of challenges, such as difficulty obtaining financing, and economic uncertainty. These challenges result in a constraint on their ability to expand and the lack of confidence needed to make long term real estate decisions, which is why we are still seeing a number of these tenants in the smaller size ranges wanting only short-term extensions in their current spaces.

TH: I sense that we are now a local real estate industry made up of survivors. The attrition of firms is over for the most part. Those remaining have right sized for this “new normal” that we find ourselves in. Companies in our business have had to make changes in their business plans and doing activities that they did not anticipate 4 to 5 years ago. I think that this transformation has completed where a year ago it was still finding itself.

Q: How would you compare our Metro Phoenix commercial real state market to other major markets throughout the Western U.S.?

BM: At present, the characteristic that best describes the Phoenix commercial real estate market is the vacancy rate, which is among the highest, if not the highest of the major markets in the Western U.S. In the period immediately preceding the recession, development in Phoenix was fairly active, and when the economy cratered and companies slashed payrolls, there was a significant supply/demand imbalance.

The difference between Phoenix and the major California markets — where employment losses were nearly as dramatic as losses here — is that those markets didn’t have nearly as much speculative construction in the pipeline. As a result, vacancies rose in California, but not to the heights that they rose in Phoenix.

The other state that makes for an interesting comparison is Texas, where development has historically been quite active — just like Phoenix. The primary difference between Phoenix and the major Texas markets in the recession and thus far in the recovery is that the Texas markets weren’t hit nearly as hard by job losses during the downturn and the state has led the way with job gains during the recovery.

Looking ahead, the picture brightens significantly. Most forecasts call for Phoenix to rebound favorably once the economic recovery really gains traction nationally. Long-term forecasts call for annual population and employment gains in the 2.5% range, which should be similar to the major Texas markets and far outpace the California markets. This anticipated expansion is the primary source of optimism in the Phoenix market — now we’re just waiting for it to happen.

CW: The Metro Phoenix commercial real estate market has actually fared no worse or better than the other major Western U.S. markets. Retail and office continue to struggle in most markets while industrial vacancies for building over 500,000 SF have started to decrease. Recently a 500,000 SF speculative building broke ground in the Inland Empire and I believe if the economy stays as is we will see a speculative industrial building in Phoenix breaking ground by 3Q 2012. Where the Phoenix market differs from the rest of the Western U.S., with the exception of Las Vegas, is the residential real estate market. Metro Phoenix was too dependent on the residential construction market for creating jobs.

The reason this is so important until we create new jobs to replace these lost jobs, the retail and office sectors will continue to be slow to recover. People have to have a job, which allows them to have diposable income to spend at stores creating a need for new retailers. The same can be said for the office market. Until new companies locate to Metro Phoenix or are created here the need for office space will remain depressed. Most activity we are seeing in the office market are new investors coming to Metro Phoenix and buying distressed properties at a discount. This allows them to quote reduced rents forcing a downward pressure on existing landlords, who must rent space at a loss or lose a tenant. Office markets in some cities that have a more diverse economic base are recovering at a better pace than Metro Phoenix.

MC: While there has been increased activity across the Western U.S., the divergence is in the stage of recovery in primary markets such as the Inland Empire, vs. secondary markets like Phoenix.

The Inland Empire, for example, is one of the strongest industrial markets in the country with vacancy at 6.3%, which is the lowest vacancy rate in 14 quarters. By comparison, Phoenix’s Q2 2011 industrial vacancy rate was 13.9%, which was our 5th consecutive quarterly decline. But, I would say that the steady decline in vacancy we are experiencing here in Phoenix is a positive indicator, and it is only a matter of time before our recovery picks up speed.

Newsmakers, AZRE Magazine March/April 20111

Newsmakers: AZRE Magazine May-June 2011

Newsmakers in Arizona Real Estate

Newsmakers in the commercial real estate industry are featured each issue. Here are the movers and shakers for May – June 2011:

Shelly Cramer joined GPE Commercial Advisors as associate vice president in sales and leasing, with an emphasis in dental and veterinary properties. Her past professional experience includes positions at CB Richard Ellis and Julien J. Studley.

Trisha Ramsey joined GPE Commercial Advisors as an associate in sales and leasing. Ramsey secured her broker’s license in 2010 after acquiring more than a decade of experience in B-to-B sales and procurement for the semiconductor and furniture industries.

Sundt Construction promoted Wayne Einbinder to vice president to spearhead the company’s new special projects division. The recently launched division will focus on large-scale projects ($100M or more) with external joint-venture partnerships. Einbinder will be responsible for the management, identification, pursuit and acquisition of special projects.

Mike Merk joined Grubb & Ellis as senior vice president, Office Group. Merk joins Grubb & Ellis from BAX Global Inc., where since 2002 he was director of real estate, responsible for the company’s 4.1 MSF North American office and industrial portfolio.

Justin Miller joined the Alter Group as vice president in the firm’s Scottsdale office. Miller’s focus will be on the planning, marketing and development of several Phoenix-area business parks.

Brian Woods was promoted to vice president-Retail Properties at Colliers International. Woods joined Colliers in 2003, and specializes in leasing regional power centers and represents national retail tenants throughout Arizona. Developers and landlords represented include Vestar Development, Nexus Development and Vertical Holdings.

Eight real estate professionals from the CB Richard Ellis Phoenix office are ranked among the company’s top 225 producers in North America. Tom Adelson, Brad Anderson, Tyler Anderson, Sean Cunningham, Jim Fijan, Rob Marsh, Jim Trobaugh and Bryan Taute are among the list of exceptional performers in 2010.

John Glassmoyer and Neil Glassmoyer joined Colliers International’s Scottsdale office as senior vice presidents specializing in investment sales. John has more than 30 years experience in sales, leasing and development of industrial, office and retail properties. Neil has more than 20 years experience as an institutional investment consultant.

Mark Seale joined the office division at Cassidy Turley BRE Commercial. Seale joins the company with more than 26 years of commercial real estate experience. Seale previously worked at Lee & Associates, where he was part of the firm’s Top Producing team in 2008, 2009 and 2010.

Dan Pierce was named senior vice president at Kitchell. He joined Kitchell 30 years ago and has been involved with the construction of numerous hospitals and healthcare facilities throughout the Southwest.

Arizona’s Finest Lawyers honored five members of the firm of Jennings, Haug & Cunningham. Those honored include Bill Haug, Curtis Jennings, D. Kim Lough, Chad Schexnayder and Mark Barker. The five have more than a century of combined experience in various areas of commercial real estate law.

Berens, Kozub & Kloberdanz PLC has changed its name to Berens, Kozub, Kloberdanz & Blonstein PLC, adding 3-year member Marc Blonstein to the firm’s name. Berens, Kozub, Kloberdanz & Blonstein PLC is a boutique commercial and residential real estate and business law firm. It has been in business in the Valley since 2001.

Land Advisors Organization in Scottsdale added Ryan Semro, Bret Rinehart and Ben Heglie to its firm as land specialists. Semro, Rinehart and Heglie’s previous roles include stints with Grubb & Ellis, Hogan & Associates, and most recently as principals with Lee & Associates.

Rider Levett Bucknall promoted John Jozwick (general counsel) to senior vice president and Scott Macpherson (principal) to vice president. Jozwick also was elected to the Rider Levett Bucknall North American Board of Directors.

Bryan Taute was promoted to senior vice president and Greg Mayer and Scott German were promoted to vice president at CB Richard Ellis. Taute is involved in all aspects of the commercial office market, including landlord and tenant representation, investment and user building sales, land sales and ground-up development. Mayer specializes in the representation of institutional and private owners of commercial office buildings in Metro Phoenix. German represents corporate clients in site selection and lease negotiations in Metro Phoenix and the Southwest.

Joe Snell, president and CEO of Tucson Regional Economic Opportunities (TREO) was named co-chair of the Economic Development Committee of the Arizona-Mexico Commission.

Daniel Dobric joined Grubb & Ellis’ Office Group as senior vice president. He will team with Michael Myrick, vice president, Office Group, who joined the company in July. Dobric joins Grubb & Ellis with 29 years of commercial real estate experience. He previously spent five years with BRE Commercial as a senior vice president.

Valerie Kelly joined Kitchell as director of Client Services for the Healthcare Division. A 20-year veteran of the local construction and development community, Kelly most recently was with McCarthy Building Companies, where she led business development efforts for the Southwest region.

Colliers International promoted Cindy Cooke to executive vice president-multifamily investments. Cooke has 30 years experience specializing in multi-family investments and leads an investment team that consists of 12 Colliers professionals throughout the Western U.S.

Chris Gerow, senior vice president at NAI Horizon’s Phoenix office, was honored by NAI Global with its Council Appreciation Award.

AZRE Magazine May/June 2011

NAIOP, AZRE Magazine September/October 2010

NAIOP Roundtable 2010: Q&A With Members of NAIOP

NAIOP Roundtable 2010: Q&A With Members of NAIOP

Members of NAIOP-AZ sat down with AZRE magazine in a roundtable discussion, discussing the state of the local commercial real estate industry.


NAIOP Roundtable 2010 NAIOP Roundtable 2010 Participants

NAIOP Roundtable 2010 Participants:

1 — DW: Deron Webb, Managing Principal, Wentworth Webb & Postal 5 — BM: Bob Mulhern, Managing Director Greater Phoenix, Colliers International

2 — JB: Jodi Bailey, VP Property Management Services, Transwestern

6 — KR: Kurt Rosene, Senior VP, The Alter Group
3 — WS: William L. Spart, Senior VP & Manager, Middle Market Real Estate, Wells Fargo Bank 7 — TH: Todd Holzer, VP of Development, Ryan Companies US
4 — MH: Mike Haenel, Executive VP, Industrial Group, Cassidy Turley/BRE Commercial 8 — JD: John DiVall, Senior VP, Liberty Property Trust

Economy

TH: We are more than two years into the so-called “Great Recession.” How much longer will it last? Will Arizona pull out the same time as the rest of the nation? Since the commercial real estate industry is closely tied to the job market, it’s been a bumpy ride.

Q: What is different in July 2010 in our local commercial real estate industry than a year ago?

MH: The two biggest differences today compared to a year ago, are that tenant demand is on the rise and there are limited distressed industrial real estate opportunities available for sale. It’s important to note that, because we have not seen the oversupply of distressed real estate hit the market, values are higher than we thought they would be given the overall market conditions. This has translated into a significant and noticeable increase in tenant demand.

JD: It is marginally better. As part of the Arizona NAIOP, I wish I could say substantially better, but it’s not. There is more activity, but rates are still depressed, and we are now in the summer doldrums. We are clearly experiencing a jobless recovery. With no new construction on the horizon, we should gradually absorb space and improve.

WS: There are more lenders jumping into the market. We are seeing conduit, CMBS, life and other banks. A year ago we did not see much activity.

Q: How would you compare our Metro Phoenix commercial real estate market to other major markets throughout the Western U.S.?

BM: Phoenix’s metro commercial real estate market has been hit harder than most Western cities, with Las Vegas being the exception. At the end of the second quarter Phoenix vacancies for office (29 MSF/22.5%), industrial (41 MSF/17.7%) and retail (28 MSF/13.3%) were all in historically high ranges, and they remain significantly higher than other Western cities such as Denver (6.7% industrial/14.8% office), San Diego (8.7% industrial/16.2% office), and Los Angeles (not including Orange County and the Inland Empire — 5.0% industrial/12.7% office). Most of the basic fundamentals that draw people to the Valley are still in place, but the lack of job growth, coupled with the depressed residential housing market, are continuing to act as detriments to a commercial real estate rebound. Recognizing these realities, it should be noted that multi-family sales, for which purchase financing is available, are very strong, and that foreign investors, especially from Canada, are entering the market and helping create some velocity in the private client sales market.

JB: Phoenix is a very dynamic commercial real estate market with a highly skilled labor force, an abundance of labor because we are a right-to-work state with competitive wages, and reliable, lower cost energy sources for large users. Ultimately, this means that we attract a wide variety of users from semiconductor manufacturers, biotech/life science laboratories, aerospace and Department of Defense manufacturing, as well as back office and data center occupiers of space. Each building occupier has their reasons for choosing Phoenix over other markets, but we find ourselves to be very competitive as compared to other regional markets.

TH: Phoenix is in the infamous Bermuda Triangle of both residential and commercial real estate, which also includes Las Vegas and the Inland Empire of California. Because of the housing market dive, cities in this area went into recession mode before the rest ofthe nation, and the drop in our economy has been greater than most. Los Angeles, San Francisco and Seattle keep their economy above water due to Pacific Rim trade. Denver has energy and high tech, and Salt Lake City was not overbuilt. Texas has fared well due to energy and the George W. Bush presidency. It will be a long and difficult struggle for Metro Phoenix to pull out of the tough times it finds itself in.

Q: How are the boycotts and state public policies affecting our industry?

BM: I have not heard one comment about the boycott in our offices or from any of our clients, which is an indication to me that the boycotts, though serious issues, do not rank high in the commercial real estate priorities of concern. Shrinking rents and occupancies are a much bigger issue these days.

Regarding public policy, the inability of the federal and state governments to implement policies and programs to stimulate job growth is prolonging our recession. There will not be a jobless recovery so, until jobs are created, our industry is continuing to experience high levels of tumult.

Public policy toward banks is also prolonging our recession as the de-leveraging process is being allowed to be spread over time, preventing the painful, but inevitable total market reset necessary to stabilize the real estate market and allow it to begin to create some positive momentum.

TH: The boycotts are affecting the convention and tourist sector, but I do not believe that they have affected the office and industrial markets here in Arizona. Companies choose to come here due to the ease of doing business and quality of life, not due to our state’s policy on immigration. That being said, our state needs to make job creation and business attraction a primary focus. We need the Legislature and the governor’s office to make jobs our No. 1 priority. I suggest a formal jobs bill from our legislative leadership should come forward that includes a lower tax burden on hiring businesses and commercial property owners.

DW: After the initial national “knee jerk” reaction of higher deficit spending and dubious stimulus policy, leaders underestimated the outcry and we did not do a good job of getting the message out nationally. Projects have been stalled and some major players are taking a wait-and-see attitude. Any time there is substantial disturbance, those active in the market cool.

Charles Miscio, a senior vice president at Colliers International

Could The Current Real Estate Mess In Arizona Have Been Prevented?

A few short years ago, when Arizona’s residential market was really cooking, Charles Miscio was getting his teeth cleaned when his dental hygienist made an ominous comment: She owned eight houses and was renting them out to investors, speculators and anyone in between.

“It seems like everyone got caught up in that irrational thinking,” says Miscio, a senior vice president at Colliers International, who has more than 20 years of experience in the Arizona real estate market. “The train had left the station and no one thought it would stop. Well, it took some major missteps by Wall Street, but I think everyone can agree that money train has stopped.”

Fortunately, Miscio adds, Arizona did learn some lessons from past real estate market cycles, and things, especially in the commercial sector, should begin to look better following another nine to 12 months of uncertainty.

“Mid-2010 is what we as brokers are looking toward for recovery,” he says.
Right now, real estate executives and economic experts concede, a credit crunch, plummeting home values and corporate uncertainty have consumer confidence at historic lows. Companies aren’t expanding, leasing or buying more office space or hiring workers. Consumers, in turn, are wary about their jobs and have resisted spending on everything from new cars to health care.

It begs the question, though: Could anything have been done to prevent the current malaise?

Miscio says perhaps those with business ties to real estate (finance, mortgage, brokers, developers, etc.) should have watched the indicators better and kept a skeptical eye on the ever-outreaching building patterns. Developments continually moved to the periphery of the desert, making long commutes a norm for many and impacting the quality of life for many more. Exotic financial structures, which seemed too good to be true, also emerged. As it turns out, reality eventually set in.

“We just need to pinch ourselves once in a while,” the Colliers executive says.
Pat Feeney joined CBRE in 1985, and has ridden many waves in the market. Today, he is a senior vice president dealing mostly with industrial projects. He says current action in all sectors is down, and like, Miscio, he believes any improvement is closely tied to the replenishment of consumer confidence. That could take a while, as the Conference Board’s Consumer Confidence Index, a widely watched gauge of consumer spending, continues to fall to all-time lows. Currently, confidence in the economy is the lowest on record.

Feeney has seen these cyclical patterns before and believes, in the end, this too shall pass; it’s just a matter of time, although there are a few caveats in this current cycle.

“Historically, cycles come and go — the wounds heal and everyone goes back into battle,” he says, adding that past cycles were always followed with an “oomph factor.” That “oomph” was the Internet and tech boom earlier this decade, and the housing boom of the mid-2000s.

“Where is that next oomph?” Feeney asks, citing comments made by an economic analyst at a national economic strategy session.

“…it took some major missteps by Wall Street, but I think everyone can agree that money train has stopped.” — Charles Miscio, Colliers International

“This dramatic improvement also needs to be worldwide, since all of our economies are tied together. I agree with the cyclical thought process; I just think this one will take longer. I just don’t know how long.”

Several things from past booms are playing a huge role in the current bust. A run-up in the cost of land over the past decade held the lid on the market, as did escalating construction and material costs. Some key zoning changes, mostly around Sky Harbor International Airport, have also equated to a real estate industry that could be much worse off.

“This time around, there wasn’t unbridled and uncontrolled activity,” Feeney says. “This was more economically controlled and driven.”

Like many, Feeney remains bullish on Phoenix. People will always want to escape the inclement areas of the U.S. and the congested and strange factor of California. Arizona is a great place to live and affordable housing, one way oranother, will return.

Jerry Noble, a first vice president at CBRE agrees: “Phoenix continues to grow and be a leader in U.S. growth. We have always seen dynamic employers looking for space in quality locations with an affordable work force. Our fundamentals just need to stabilize and we’ll get back to where we need to be.”


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