The major theme in this stage of the cycle is space shortage. There are very few available buildings to lease or purchase. This has caused strong rent growth throughout the region. This is a national condition and all major industrial markets are suffering from a shortage of vacant buildings.
Continue reading “Fall News 2015”
This is clearly an exciting market, finally. Land and buildings are trading robustly in all corners of US Industrial.. There are three reasons to explain the activity – moderate growth; dearth of recent, new construction; and lots of institutional finance. There is virtually no product available, especially for newer generation buildings. As far as capital, it’s a wave of money that wants to be invested in industrial.
Continue reading “Big Industrial Land”
Over the past year I have had the privilege of interviewing many of the top dealmakers in the industry. I moderated 3 panels and got to know many of the panelists individually. The dealmakers are mostly Senior Vice Presidents, Chief Executive Officers, or Chairmen from the top industrial REITS and national development companies. I pre-interviewed everyone and this is where I learned the most. I also had great personal interactions at the conferences and met many more developers in high places.
Continue reading “Where The Deals Are II”
I had an excellent experience this week attending NAIOP I.CON, the Industrial Conference that was held in Long Beach. I had a significant role co-leading the “Follow the Freight” Tour that took place around the Long Beach Harbor. But also moderated the kick-off panel with the biggest developers in the country. I gave it a humorous sports theme that made it a little different. Audio will be available shortly that I hope I will be able to post.
Continue reading “I.CON ’15: The Industrial Conference”
A brief summary of the Industrial Deal Makers Panel follows below:
Here is a preview of the panel we’ll be having in Scottsdale this week. I’ll post notes and the audio as soon as it is ready. All slides are in pdf format. klein SIOR presentation
As I was driving around Dallas last month looking at Big Industrial there was news that Amazon was about to offer-one hour delivery to selected zip codes. Dallas Morning News has a good story with the reasoning behind it. The important part for real estate location is how Amazon and others like them pick their zip codes for the roll out of the new service. Density is the primary factor. If you are 40 minutes away from the densest areas with multi-story housing, you can’t make too big a mistake. Other location criteria is still experimental, as-is many of the theories behind ecommerce location. If one-day service is successful, there will be many corollary locations in other cities. Real estate people like myself are watching the ecommerce evolution carefully.
Continue reading “ONE-HOUR WAREHOUSE”
The history of Gardena matches the development of Southern California with a couple of notable exceptions. From Spanish land grant, to small ranchos, a strong period of industrial growth, to today’s reliance on international trade. The unusual Japanese and Asian influence gives Gardena its unique characteristic, mostly to the positive because of the industrious nature of the Japanese culture. Interestingly, there were two waves of Japanese immigration. One in the early 1900’s as farm labor and again in the 1980’s with the arrival of the global-scale Japanese corporations. The Gardena development plan of mostly smaller industrial property is also significant.
Continue reading “Dealin’ In Gardena”
We’ve been examining some of the larger ecommerce distribution companies and while it is a very notable trend in the industry, we’re finding the current leasing impact is substantially less than the publicity it currently garners. But this is still early in the migration to a new distribution platform and a lack of building supply is holding back ecommerce adoption especially in infill markets. Ecommerce users generally want a lot of loading, high clearances, and large employee parking lots. These are not buildings typically found on the market and in this period of extreme shortage, there is no incentive for developers to develop anything “out of the box”. However, those few developers who have been willing to take the risk and build ecommerce buildings on spec have been richly rewarded.
Continue reading “The Challenge of Ecommerce Real Estate”
2014 ended on a strong note at year end. All my listings are either leased or sold and it confirms the space shortage that is looming throughout Los Angeles. Tenants should be looking six months prior to lease expiration and be prepared to pay double rent as soon as they find a space they like. Not only has there been very limited new construction over the past several years, but high sale prices have taken a lot of buildings off the lease market. This has put upward pressure on lease rates for functional distribution type warehouses. Most new developments are exceeding their proformas with deals being struck during construction, especially on the sale side. The predominance of cash buyers, both from foreign investors and funds is dramatic even as the march of higher prices and lower yields continue.
