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Equity Office Daily Brief: April 19, 2018

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Daily Brief

April 19, 2018

  EquilityOffice

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Fox reveals that Comcast bid more than Disney did, but Fox picked Disney anyway

L.A. Times

 

Comcast Corp. offered 21st Century Fox Inc. at least 16% more for a chunk of its assets than Walt Disney Co. did, though regulatory concerns ultimately led controlling stockholder Rupert Murdoch to accept the lower bid. In a joint filing Wednesday with...

 


82 Labs Draws $10M in Investor Funds for Hangover Remedy

LA Business Journal

 

82 Labs Inc., a health care startup based in Koreatown with a hangover remedy drink, has closed a stock offering for $10 million, according to a securities filing. The consumer goods company announced on April 10 it had sold $9,534,979 in securities...

 


Mall of America Owner Looking to Buy Former Rocketdyne Site

LA Business Journal

 

The Canadian owner of the Mall of America is negotiating to buy one of the largest redevelopment sites in Los Angeles: the former rocket-engine manufacturing site of Aerojet Rocketdyne, according to CoStar Group. The Woodland Hills property is expected to fetch...

 



BLOG & ONLINE NEWS

 

Developer Carmel Partners' 520 Mateo in LA's Arts District Takes Step Forward

Commercial Observer

 

Developer Carmel Partners brought its project 520 Mateo closer to shovel-ready this week after the publishing of its final environmental impact report. The document is one of the final steps before construction can start, according to Curbed LA, who first reported about the report’s release. Though, this requires first...

 


Global Hospitality Brand Selina Lands In L.A.

Globe St.

 

Global hospitality brand Selina is expanding to the US, starting with L.A. The innovative model combines creative accommodation with entertainment concepts and co-working areas that appeal to digital nomads, as Selina calls them. In L.A., it has plans to roll out multiple locations...

 


LA committee votes to fast-track Elon Musk's transit tunnel

The Real Deal

 

A Los Angeles City Council committee and Elon Musk are moving at the same speed. The city council’s Public Works and Gang Reduction Committee voted to fast track a proof of concept for a super-speed underground transit system that Musk’s Boring Company...

 


What's Cool In CRE Tech Today

Globe St.

 

NEW YORK CITY—Savills Studley’s CIO and head of client technologies Patrick McGrath received his MBA in finance and real estate from the Wharton School of the University of Pennsylvania. He has a broker’s background, working at Savills since 2002 in various...

 


Office Concessions Growing Throughout US

Globe St.

 

CHICAGO—The US office market has finally begun hitting a peak after nine years of expansion. And the vast amount of new class A space that developers recently created in many major markets, or will soon finish, has changed the supply-and-demand dynamics...

 


Mega Cities of the Future Key Challenge: Cyber Risk

World Property Journal

 

According to global property consultant JLL's new report titled -- 'Clicks and Mortar: The Growing Influence of Proptech' -- cities in Asia Pacific and worldwide are getting smarter, but they must be ready for the cyber security risks that accompany the growing adoption...

 

FULL TEXT


Fox reveals that Comcast bid more than Disney did, but Fox picked Disney anyway

L.A. Times

 

Comcast Corp. offered 21st Century Fox Inc. at least 16% more for a chunk of its assets than Walt Disney Co. did, though regulatory concerns ultimately led controlling stockholder Rupert Murdoch to accept the lower bid.

In a joint filing Wednesday with Disney in connection with their $52.4-billion deal, Murdoch's 21st Century Fox described months-long talks with a media group described as Party B but widely known to be Comcast. The filing said Party B offered Murdoch $34.41 a share for much of Fox's entertainment portfolio.

Ultimately, Murdoch accepted an offer from Disney valuing much of Fox at $28 a share after meeting with that company's chief executive, Bob Iger. The two men met Aug. 9 in Los Angeles, where they mulled how to respond to the changing film and TV landscape. Wednesday's filing pegged the value at $29.54 a share based on Disney's Dec. 13 closing price, the day before the deal was announced.

The report explains why New York-based Fox chose Disney as its merger partner over Comcast. A deal with the Philadelphia-based cable provider came with more regulatory risk and potentially costly divestitures, and it didn't include a termination fee if the accord fell through. Disney had already upped its offer for the Fox assets from $23 a share and was willing to pay $1.53 billion if the deal faltered, or $2.5 billion in regulators scotched it, the filing said.

Comcast, the largest U.S. cable TV provider, didn't respond to a request for comment.

Verizon’s interest

The filing also refers to interest in Fox from an unidentified Party A, at a meeting with senior Fox officers Lachlan and James Murdoch days after their father Rupert's meeting with Iger in August.

The party offered no meaningful premium to shareholders, Fox and its advisors concluded, and those talks ceased in September, according to the filing. Verizon Communications Inc. was among the companies interested in Fox last year, people with knowledge of the matter said at the time.

The phone company declined to comment.

Fox has agreed to sell assets including its film and TV studios, cable networks including FX and other assets to Burbank-based Disney in an all-stock deal. Fox plans to spin off other assets, such as Fox News and its broadcast TV business, into a separate company.

-Bloomberg

82 Labs Draws $10M in Investor Funds for Hangover Remedy

LA Business Journal

 

82 Labs Inc., a health care startup based in Koreatown with a hangover remedy drink, has closed a stock offering for $10 million, according to a securities filing.

The consumer goods company announced on April 10 it had sold $9,534,979 in securities to 50 investors, according to the filing with the Securities and Exchange Commission.

82 Labs was founded in June 2017 by Sisun Lee, a Silicon Valley engineer and former staff product manager at Tesla Inc, who also served as a product manager for Uber Technologies Inc. and Facebook Inc., according to its website.

Lee was on a trip to Korea, he said, when he noticed locals downing locally made hangover drinks after a hard night on the town – and “showing up to work the next day ready to go.” He partnered with Dr. Jing Liang at the USC School of Pharmacy to create Morning Recovery for 82 Labs Inc., based on a compound found in a Japanese raisin tree.

Lee reports earning $1 million in the company’s first three months. Investors include Altos Ventures, Slow Ventures, Strong Ventures and R7 partners.

-Dana Bartholomew

Mall of America Owner Looking to Buy Former Rocketdyne Site

LA Business Journal

 

The Canadian owner of the Mall of America is negotiating to buy one of the largest redevelopment sites in Los Angeles: the former rocket-engine manufacturing site of Aerojet Rocketdyne, according to CoStar Group. The Woodland Hills property is expected to fetch approximately $150 million, per an anonymous source who was once involved in the deal.

Edmonton-based Triple Five Group Ltd., a development and finance organization with extensive experience in major mixed-use development projects, is rumored to be the buyer in the process of acquiring the 47-acre property at 6633 Canoga Ave. in Warner Center from United Technologies Corp., Rocketdyne’s former parent company. Founded in 1965 and operated by the Ghermezian family, Triple Five Group owns several of North America’s largest malls, including the 4.2-million-square-foot Mall of America in Minneapolis, the largest mall in the United States by square footage; and the 5.2-million-square-foot West Edmonton Mall in Alberta, Canada. Triple Five currently has the $4.8 billion American Dream Meadowlands mall in development in New Jersey.

As CoStar reported, Triple Five has been reaching out to numerous governmental organizations including Council District 3 City Councilman Bob Blumenfield. The prospective property falls in the zone of Blumenfield’s Warner Center 2035 Plan, which is earmarked for extensive live-work-play projects. Blumenfield's office has confirmed that Triple Five representatives have approached his office regarding the site’s purchase but Blumenfield said his office has not been involved in the negotiations.

The former Rocketdyne site is being marketed as a site for urban neighborhood with up to 6 million square feet of development including 3,950 residential units, 1.13 million square feet of office space, 200,000 square feet of shops and restaurants, and a 210-room hotel.

The site is also among several in Southern California in the running for Amazon.com Inc.’s second headquarters. The e-commerce giant is looking at 20 markets across the country to house its $5 billion project that promises to bring up to 50,000 jobs spread over 8 million square feet of commercial buildings on at least 100 developable acres.

The land sale would signify the largest purchase of acreage in the Los Angeles market since Sares Regus Group acquired the 110-acre former Toyota USA headquarters campus in Torrance in 2017. Incoming Triple Five would signify direct competition to Westfield Corp.'s large swath of Warner Center mall property, including Westfield Topanga, The Village and the upcoming redevelopment of Westfield's Promenade, which is promising 1,400 residences, a 15,000-seat sports and entertainment center, 620,000 square feet of office, 244,000 square feet of retail and a pair of hotels in the next dozen years.

On March 5, Realty Advisory Group Inc. Executive Director James Abbott, the UTC property’s listing agent, told the Business Journal that the property was currently in escrow but could not reveal the identity of the buyer.

-Michael Aushenker

Developer Carmel Partners' 520 Mateo in LA's Arts District Takes Step Forward

Commercial Observer

 

Developer Carmel Partners brought its project 520 Mateo closer to shovel-ready this week after the publishing of its final environmental impact report.

The document is one of the final steps before construction can start, according to Curbed LA, who first reported about the report’s release. Though, this requires first the demolition of already existing 80,736-square-foot warehouse building.

Works Progress Architecture designed the proposed 13-story mixed-use development in the Arts District at 520 S. Mateo St., along Fourth Place between Santa Fe and Mateo. It will offer up 600 live-work units, a portion of which will be restricted affordable units, 20,000 square feet of office space, 15,000 square feet of restaurant space, 15,000 square feet of retail space and 10,000 square feet of cultural space.

According to the first environmental impact report, Carmel Partners plans to start construction in 2020, taking around 30 months to compete.

-Matthew Corkins

Global Hospitality Brand Selina Lands In L.A.

Globe St.

 

Global hospitality brand Selina is expanding to the US, starting with L.A. The innovative model combines creative accommodation with entertainment concepts and co-working areas that appeal to digital nomads, as Selina calls them. In L.A., it has plans to roll out multiple locations in West Hollywood, Venice and Silverlake. In addition to rolling out in L.A., Selina has raised $95 million to fund its expansion from Abraaj Group and WeWork founder Adam Neumann. We sat down with the company’s head of business development Steven Ohayon to talk about the expansion in L.A. and its recent fundraising efforts.

GlobeSt.com: Tell me about the Selina concept and the original impetus to launch the company.

Steven Ohayon: The company started four years ago based on the thesis that there was a need in the hospitality segment to combine different ranges of accommodation options. We didn’t believe that social classes should dictate whether you could stay in a one- or three- or four-star hotel. We wanted to start a concept where every door in a hotel looked the exact same, but some were 20-bunkbed rooms and others were in an amazing suite. In the food and beverage area, everyone is dressed the same, in jeans and a t-shirt, meeting each other. That was the initial vision—to put together a concept that blended those two worlds. Once we built the first few concepts and it was really working, we knew there were more components that we needed to provide if we are really going to make this product for a generation of people that think and live a certain way. They need more than just accommodation and food. They need co-working spaces and wellness and experiences and culture. So, we started adding all of it into our concept. It became a holistic approach to travel and lifestyle. Today, the concept has evolved into something that provides all of those things. The experiences are also not only for travelers but also for the local community as well.

GlobeSt.com: Why did you choose L.A. for your US expansion?

Ohayon: L.A. really speaks to our brand—the vibe, the lifestyle, the way people move around. It is also a great base for larger California. We look at our expansion in a way that we are providing a holistic experience in the community, and we can’t do that by just adding a flag. We need to find places that can be entire ecosystems for our community. In L.A., we see four or five locations and locations outside of L.A. that our customers can travel to and still be in a Selina product. L.A. also has so much diversity, and we can create one concept in West Hollywood and another in Downtown L.A. When we look at the entire US, we are looking at it in the same way. We are looking at major cities as well as the markets surrounding those cities.

GlobeSt.com: Are you planning an aggressive expansion for other US markets as well?

Ohayon: It won’t be as aggressive as California, but yes. We are expecting to sign up 7,500 to 10,000 beds this year across the US. Of those, 2,000 to 3,000 will launch this year. Once we sign up some of those flags, those will be the ones that grow within their jurisdiction. The ones that are L.A. will be the locations with the most flexibility because there is so much that we can grow into. L.A. is just the starting point for us, but our business plan is really for the entire country. We are also expanding into Canada as well.

GlobeSt.com: You also just raised $95 million for your expansion. Tell me about your fundraising efforts and how it aligned with your expectations.

Ohayon: It was an amazing experience. There was a lot of demand in the round. We went and found two of the most attractive investors, and our goal was around $90 million to $95 million. That capital allows us to achieve our goals by 2019. We plan to use that capital to invest in much higher return investments, like building our technology infrastructure and sales and marketing efforts to get global brand exposure. We have executed local partnerships that will fund the development of our new sites so that we don’t have to use the $95 million that we raised to invest in tables and chairs. We can get those investments locally from different pockets of capital. That is what allows that $95 million to increase the runway through 2019, where we expect to have 35,000 to 45,000 beds in our system.

-Kelsi Maree Borland

LA committee votes to fast-track Elon Musk's transit tunnel

The Real Deal

 

A Los Angeles City Council committee and Elon Musk are moving at the same speed.

The city council’s Public Works and Gang Reduction Committee voted to fast track a proof of concept for a super-speed underground transit system that Musk’s Boring Company wants to build beneath Sepulveda Boulevard in the Westside.

The committee recommended the city exempt the project from a lengthy review under the California Environmental Quality Act, which could take years, according to Curbed. The motion now goes to the full Los Angeles City Council for approval.

Musk isn’t in the clear yet though: The Los Angeles Metropolitan Transit Authority (Metro) sent him a letter this week pulling rank. The transit agency’s leadership said the agency needed to certify that the project wouldn’t interfere with its own tunnel boring plans beneath Sepulveda Boulevard for the Sepulveda Transit Corridor project. That project would run from Van Nuys Boulevard to Los Angeles International Airport.

The mayor of Culver City also wants a say because the tunnel’s southern portion terminates in the city. The city’s public works committee backs amendments to the exemption to require the Boring Company and Metro work together to ensure their projects are compatible, according to Curbed.

Musk’s 2.7-mile tunnel would run from West Pico Boulevard to just south of Washington Boulevard in Culver City, but Musk eventually wants to bore a network of tunnels citywide. It would transport small bus-like vehicles and individual cars around the city at speeds up to 150 miles per hour with the goal of reducing congestion above ground, according to Musk. One of the goals of his Boring Company is to reduce construction costs by a factor of 10.

-Dennis Lynch

What's Cool In CRE Tech Today

Globe St.

 

NEW YORK CITY—Savills Studley’s CIO and head of client technologies Patrick McGrath received his MBA in finance and real estate from the Wharton School of the University of Pennsylvania. He has a broker’s background, working at Savills since 2002 in various positions including as a managing director and heading cross border transactions in the Americas region.

GlobeSt.com: At Savills Studley, how are you infusing the company’s business with technology?

Patrick McGrath: I’ve been front and center in developing customer-facing technology. We definitely see the importance of understanding the emerging technologies landscape in what could potentially be critical in terms of a strategic advantage as well as disruption.

My team is working with R&D, deploying support and technical resources, recruiting next-generation brokers, consultants, data scientists and technologists, and enabling digital content across the relevant and changing channels. In the world’s most competitive real estate market, we provide technology that increases the abilities of our people to better execute on complicated global real estate consulting and brokerage assignments.

GlobeSt.com: What’s an example of how your technology helps people with their jobs?

McGrath: Our clients are tasked with taking PDFs, amendments and leases across thousands of locations, parsing that information for critical dates. Landlords run rate expenses because rents escalate and there are stated rents across different time periods in each one of those documents. They have to put the information into a database and organize or visualize that database to understand their priorities. Big corporations go through this process every single day.

By leveraging artificial intelligence, a smart data model and optical character recognition, that process has been reduced. A project that required one person spending six months now requires potentially one person finishing it in several hours.

GlobesSt.com: Savills Studley won the 2017 CoreNet Global Innovators Award for a product that you and your team developed, called Knowledge3 (pronounced “knowledge cubed.”) Can you describe what this platform is and how it works?

McGrath: I call Knowledge3 an example of app-lification of the world. One tool takes unstructured data and turns it into structured data. The second tool takes this structured data and visualizes it, organizing it in a way that enables cutting across and manipulating the information. We then reach the third component, the ability to create “mash-ups” or apps that perform certain functions.

We deploy those apps through a web-based portal. As end users, our clients have the ability to select the apps they would like to open and access rich, meaningful information. It’s similar to how clients get an iOS system on their phones. The clients interface with the front-faced apps. But the backend system remains connected, so they can still see the original source documents from where the data came.

GlobeSt.com: Although there are multiple apps, what’s an example of one of the most popular ones?

McGrath: The Landlord-Tenant Favorability app has a proprietary scoring algorithm for geographic markets. Using key metrics, it ranks the markets showing which sit as landlord favorable, trending towards landlord favorable, tenant favorable or trending towards tenant favorable. It pulls research data from several sources, such as our broker compensation dataset or our partner CompStak’s data. The frontend tool shows spacial mapping and a crisp, color-coded assessment of each market. With a lease expiring or a building to sell, clients can quickly understand location information in their favor.

GlobeSt.com: You also referred to content you are delivering across the popular social media channels. How is that a part of technology used for driving business opportunities?

McGrath: People are on their phones all day long. What kind of content are we delivering across Facebook, LinkedIn and Instagram? With our clients on social media channels we can understand what their needs are. Maybe there is a story that interests a client, who then clicks on it.

That information needs to go into a relationship management system and feed back to a broker. This person can then reach out to the client on a different channel, texting on WhatsApp, WeChat or on the phone. Maybe this client has a contact on LinkedIn that has a relationship with our Asia business.

This type of omni channel presence for anybody in sales is mission critical. That’s where everything is headed. If you are not putting the right resources in it, you’re going to be left behind.

-Betsy Kim

Office Concessions Growing Throughout US

Globe St.

 

CHICAGO—The US office market has finally begun hitting a peak after nine years of expansion. And the vast amount of new class A space that developers recently created in many major markets, or will soon finish, has changed the supply-and-demand dynamics in favor of tenants, according to JLL’s first quarter office outlook report. In response, landlords across the nation have boosted the value of their tenant concession packages. And in some cities, those offers have led to flat or even declining effective rent growth.

“The tenant improvement packages go hand-in-hand with new deliveries,” Scott Homa, JLL’s director of office research, tells GlobeSt.com. Otherwise, prospective tenants may get “sticker shock.” And even though the most valuable packages are for new trophy spaces and other class A properties, that “sets a new benchmark, and owners of second generation buildings need to follow suit.”

National concession packages rose 3.5% during the first quarter, according to JLL, and now exceed $75 per square foot in most primary markets. In addition, Washington DC, New York and Chicago lead all other markets with concession packages for new supply worth above or approaching $100 per square foot. These three are the only major markets that JLL says have reached and passed their peaks. It found 30 others still in the peaking phase, and 21 were considered rising markets.

Overall growth in direct asking rents rose 1.6% to $33.78, according to the report. That boost was largely driven by a 2.7% rise in suburban rents. But growth within CBDs has started to slow. Asking rents in these areas declined by 0.2%, falling below the $50 mark seen in 2017.

Landlords’ need to fill up new office space is not the only factor driving up the value of concession packages, Homa adds. “Tenants are increasingly going above and beyond in terms of their build-outs of new spaces.” In today’s healthy job market, potential recruits have the luxury of considering several options, and office users entice them with highly-amenitized spaces, making big concessions a must in many cases.

-Brian J. Rogal

Mega Cities of the Future Key Challenge: Cyber Risk

World Property Journal

 

According to global property consultant JLL's new report titled -- 'Clicks and Mortar: The Growing Influence of Proptech' -- cities in Asia Pacific and worldwide are getting smarter, but they must be ready for the cyber security risks that accompany the growing adoption of tech-enabled real estate and infrastructure.

Commissioned by JLL and authored by start-up community Tech In Asia, the report analyses the convergence of real estate and technology in 13 markets across the region and the ways that emerging technologies are being applied to connect urban real estate, infrastructure and services.

Smart cities initiatives are being implemented worldwide with many high profile examples in Asia Pacific. India has announced its intention to transform 100 municipalities with its Smart Cities Mission and more than 500 cities in Mainland China have started their smart transformation, while Japan and South Korea have also boasted their smart city projects. Singapore is progressing its Smart Nation vision, which was launched in 2014, and Hong Kong has rolled out its Smart City Blueprint with development plans being mapped out for the next five years to enhance the effectiveness of city management. Last month, a US$23 million ASEAN-Australian investment fund was further announced to support smart cities in Southeast Asia.

Albert Ovidi, JLL Asia Pacific COO, says: "Property technology - or proptech - is a key tool in the future development of cities and we in the real estate business have a vital role to play, particularly in smart property development and management. Digital infrastructure investment is increasingly important for cities to create more livable environments and attract and retain the best talent."

"But considering the region's acceleration in the use of the Internet of Things (IoT) and high reliance on data collection and analysis, it's imperative for smart cities to develop effective safeguards against cyber risk."

Denis Ma, Head of Research at JLL in Hong Kong, adds: "Hong Kong's position as one of the region's most mature and liquid real estate markets offers great opportunities for the development of proptech in the city. In our opinion, the government's latest move to earmark HK$50 billion in the 2018/19 Budget to support innovation and technology in the city is a big step in the right direction and this will go a long way in helping Hong Kong develop as a smart city. However, to truly see this industry flourish, Hong Kong will also need to address its IT talent issues in a bid to ensure that it has the substantial pool of talent to augment the city's historical focus on trade and finance. This will require parents to change their mindset and encourage their children to consider careers as software engineers rather than in finance."

Potential pitfalls

According to the report, as the real estate industry becomes more technologically advanced, it has increased exposure to such risks. Though many proptech start-ups service the residential market, the commercial sector is not immune. In fact, property owners and tenants face pressures due to the rise of smart buildings where they have building management systems on their smart phones.

"Many of the exciting innovations being developed in the proptech sector, such as smart home controls or drones for property management, have the potential to improve user experience, and save time, money and energy," explains George Thomas, JLL Asia Pacific CIO. "As a firm, we are committed to harnessing the latest technology to provide new products and services for our clients. But we also have to consider the implications of data security and privacy as the sector evolves."

BIoT - a new technology to combat risks?

Along with the continued development of advanced proptech tools, cyber policy initiatives are underway across the Asia Pacific region, as governments work towards reinforcing domestic information systems security, collaborating with international partners for intelligence sharing, improving threat identification, and protecting critical infrastructure.

In what could be one of the most impressive tech trends in 2018, the convergence of blockchain and IoT (BIoT) may be one solution to combating cyber risks. BIoT is expected to unleash a new range of services and businesses, among which smart buildings and homes would benefit. BIoT would allow real-time access to data from sensors, with blockchain offering protection. Most importantly, it would build trust, reduce time and accelerate transactions.

"As the proptech space evolves there are huge opportunities for real estate owners and occupiers," concludes Mr. Ovidi. "Smarter cities and workplaces bring incredible prospective value. But in order to reap their full benefits, we have to prioritize systemic resiliency to ensure we manage the potential risks."

-Michael Gerrity

Daily Brief April 19, 2018 unsubscribe

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