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Equity Office Daily Brief: November 5, 2015

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Daily Brief

November 05, 2015

  EquilityOffice

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Voters Reject Malibu Shopping Center, Pass Hotel Tax in Hermosa Beach

Los Angeles Business Journal

 

Voters rejected a Whole Foods-anchored shopping center project in Malibu on Tuesday, while voters in Hermosa Beach approved a hike in that city’s hotel bed tax. Malibu voters rejected by a margin of 57 percent to 43 percent the 38,400 square-foot shopping...

 


Colliers' DeGrinis to Lead Broker Organization

San Fernando Valley Business Journal

 

John DeGrinis, an industrial properties broker in the Encino office of Colliers International, has been elected president of the Society of Industrial & Office Realtors, Greater Los Angeles chapter. His term will run for two years. DeGrinis is a senior executive vice...

 



BLOG & ONLINE NEWS

 

Former Butter Company Warehouse in the Arts District to Become Creative Offices

Curbed LA

 

An under-the-radar, 1920s-era warehouse in the increasingly fancy Arts District has sold to a a developer hoping to turn it into creative offices. Developer Est4te Four purchased the structure and "additional land for potential development" for $21.6 million, says a release...

 


This Week's LA Deal Sheet

Bisnow

 

California may not have a drop of water left, but there's one place liquidity abounds: the real estate finance market. Recent transactions by Sonnenblick-Eichner, with talking points like rate locks and non-primary markets, illustrate once again that everyone who's in the...

 


Gemdale Corp Enters JV with LaTerra Development on $125M Complex

GlobeSt.com

 

Gemdale Corp., China's largest commercial developer, has partnered with Los Angeles-based LaTerra Development to build a $125 million apartment and shopping complex in Hollywood, CA. This is the first project in the U.S. for Gemdale, which completed more than 30,000 condominiums in...

 


Lagunitas Leases 255,000 SF in Azusa

CoStar.com

 

Lagunitas Brewing Company leased 254,840 square feet in the newly developed 10th Street Center industrial park at 1207-1223 10th St. in Azusa, CA. Lagunitas will be leasing two of the three buildings currently under construction there. They are expected to move-in during...

 


Pressure Softens on Net Lease Cap Rates

GlobeSt.com

 

LOS ANGELES—Cap rates in the net lease sector have seen immense pressure, thanks to the extreme demand and competition for product—but that may be changing. Gino Sabatini, managing director and head of net lease investments at W. P. Carey, tells GlobeSt.com...

 


Drones Help CRE Reduce Costs, Add Flexibility

GlobeSt.com

 

In the commercial real estate industry, marketing, public relations and advertising will perhaps benefit the most through emerging technology. That is according to Walter Conn, president of brokerage services at the Downtown L.A. office of Charles Dunn Co. Conn recently chatted with...

 

FULL TEXT


Voters Reject Malibu Shopping Center, Pass Hotel Tax in Hermosa Beach

Los Angeles Business Journal

 

Voters rejected a Whole Foods-anchored shopping center project in Malibu on Tuesday, while voters in Hermosa Beach approved a hike in that city’s hotel bed tax.

Malibu voters rejected by a margin of 57 percent to 43 percent the 38,400 square-foot shopping center project led by developer Steve Soboroff that was proposed for the Civic Center area. The project featured a 20,000-square-foot Whole Foods.

Tuesday’s vote was the first test under a measure Malibu voters approved last year to limit development. Measure R requires a citywide vote for any project with more than 20,000 square feet of retail, commercial or mixed-use space.

But it may not be the final word on the shopping center project. Soboroff and another Malibu developer, Malibu Bay Co., filed suit In April challenging the constitutionality of Measure R. That lawsuit is now pending in state court. If Measure R were to be overturned, it’s possible the project could proceed despite Tuesday’s election results.

Meanwhile, in Hermosa Beach, voters overwhelmingly approved a hike in that city’s hotel bed tax. Eighty five percent of voters backed Measure H to increase the tax to 12 percent from the current 10 percent. The measure had no organized opposition as local hotel operators remained largely silent during the campaign. The new 12 percent rate matches several surrounding cities, but is less than the 14 percent tax for Los Angeles hotels.

In other election results, parcel taxes for various municipal services were approved or extended in San Marino and South Pasadena, as well as the Las Virgenes and Walnut Valley school districts. But a parcel tax was defeated in Claremont. And voters approved a $350 million bond measure for the Compton Unified School District.

-Howard Fine

Colliers' DeGrinis to Lead Broker Organization

San Fernando Valley Business Journal

 

John DeGrinis, an industrial properties broker in the Encino office of Colliers International, has been elected president of the Society of Industrial & Office Realtors, Greater Los Angeles chapter. His term will run for two years.

DeGrinis is a senior executive vice president at Colliers who has more than 30 years’ experience in the commercial real estate industry. Over the past decade, he and his team have transacted more than 20 million square feet of industrial sales and leases with a total cumulative value of $1 billion.

The SIOR organization is the leading group representing commercial real estate professionals specializing in industrial and office properties. It has some 3,100 members in more than 630 cities and 34 countries. The Los Angeles group was founded in 1946.

“With the complete confidence of my colleagues within the (SIOR) organization and with the full support of Colliers, I am looking forward to further enhancing the organization’s already sterling reputation by increasing awareness of the SIOR designation, what it stands for and how it can enhance our members’ professional reputations,” DeGrinis said in a prepared statement.

-Karen E. Klein

Former Butter Company Warehouse in the Arts District to Become Creative Offices

Curbed LA

 

An under-the-radar, 1920s-era warehouse in the increasingly fancy Arts District has sold to a a developer hoping to turn it into creative offices. Developer Est4te Four purchased the structure and "additional land for potential development" for $21.6 million, says a release announcing the sale. The two-story building sits at the northwest corner of Second and Vignes streets, a block away from Dana Hollister's shuttered One-Eyed Gypsy bar, *now a fancy new eatery called Osso.

The old warehouse dates back to 1926, according to the LA Conservancy, and was originally constructed for the Challenge Cream and Butter company, though it's currently "occupied by various creative users," a release for the sale says. Est4te Four's plan is to put more floors (no word on how many) on top of the 44,547-square-foot building that's already there, and turn the entire structure into "a hub for creative industry" with some retail and a restaurant in the mix. The developers have said they're already talking to potential new tenants who will jive with neighbors like the Hauser Wirth & Schimmel arts compound.

The LA Conservancy says that the old Challenge Butter warehouse was designed by the firm of architect Charles F. Plummer. Plummer would go on to join forces with architects Welton Becket and Walter Wurdeman (forming Plummer, Wurdeman, and Becket) to design the Pan-Pacific Auditorium (and maybe a Nazi ranch in Malibu). The building was in sad shape in the 1980s, when it was rehabbed and became "One of the first conversions following the approval of the Artist-in-Residence (AIR) ordinance."

If any of those artists are the "various creative users" mentioned in the release, they're probably going to have to move along soon; construction's planned to start in 2016 and last for between a year and 18 months.

-Bianca Barragan

This Week's LA Deal Sheet

Bisnow

 

California may not have a drop of water left, but there's one place liquidity abounds: the real estate finance market. Recent transactions by Sonnenblick-Eichner, with talking points like rate locks and non-primary markets, illustrate once again that everyone who's in the real estate lending business is keen to make loans.

Led by principals David Sonnenblick, Patrick Brown and Elliot Eichner, the firm recently arranged nearly $49.7M of 10-year fixed rate financing through Societe Generale for a portfolio of four Hilton Garden Inns totaling 477 rooms in Green Bay, Kimberly and Oshkosh, WI, and Grand Forks, ND. (If you Google secondary and tertiary markets, Wisconsin and North Dakota will show up.) Two of the hotels were on ground leases, and all were full-leverage fundings with interest rates in the mid-4% range, a 30-year amortization and five years IO. As with many of the firm's recent assignments, the client opted for early refi, paying prepayment penalties, to avoid higher rates later. Sonnenblick-Eichner closed the borrower's original loans in 2006, when the rate was 6.5% with 25-year amortization, and people thought terms couldn't get any better.

The firm also arranged $41M of 3.5% first mortgage financing for Continental Park Terrace, a 200k SF office building in El Segundo, for an owner that had a maturing loan and didn't want to pay a prepayment penalty. The Class-A property, located in a high-quality campus setting in a trending South Bay submarket, generated tremendous interest from both life insurance companies and Wall Street investment banks. The borrower ultimately went with an insurance company that provided a free rate lock for over 100 days until the prepayment burned off, during which rates increased by at least 40 to 50 bps. 

Depending on the transaction, Sonnenblick-Eichner is seeing 10 to 20 competitive quotes for every deal. A $153M first-mortage financing for the Pacifica hotel portfolio, consisting of 10 oceanfront properties totaling 739 rooms in central and Southern California and Port St. Lucie, FL, drew bids from multiple capital sources before a CMBS lender was selected. But even a smaller deal like a $10.5M refi for the Holiday Inn Express Santa Barbara (above) received 20 quotes. Built in 1916 as the Hotel Virginia, the 61-room limited service hotel is listed on the National Register of Historic Places and is a City of Santa Barbara-designated historical landmark. The low-leverage loan, funded by a Wall Street investment bank, is IO for the entire term.

SALES

Est4te Four (no, our numbers key isn't stuck) bought a 44k SF mixed-use building in LA's Arts District, including additional land for potential development, from Thirty By Investments for $21.6M. Originally built in the 1920s for Challenge Cream and Butter, the building (929 E 2nd St) is occupied by creative users. The buyer plans to redevelop it as a hub for the creative industry by adding additional floors on top of the two-story structure. Paolo Carini with Est4te Four says the company is seeking a high-end co-work membership club to anchor the property, which also will feature retail and dining. The buyer is new to LA but has a successful track record, having developed projects in Milan, Italy, and New York, according to CBRE’s Brandon Gill, who repped the buyer with Brandon Burns and Jae Yoo. Metro Resources' Dave Stahl repped the seller. Construction: 2016. *** DP Grand Simi bought Woodlands Plaza, a 61k SF shopping center in Simi Valley (530-660 E Los Angeles Ave) for $15.9M. CBRE's Alex Kozakov, Patrick Wade and Maxx Cohen repped seller B/C Sinaloa Plaza LLC. During escrow, the Vons anchor space was taken over by Haggen, which closed the store before the sale was completed. Alex, Patrick and Maxx were able to negotiate a continuation of the transaction, while navigating through a CMBS loan assumption to close the deal. Major tenants still there include Fantastic Sam’s, Goodwill, H&R Block and Subway. *** Mkott Pich LLC bought an 11k SF office building in Long Beach (1900-1934 Atlantic Ave) from the City of Long Beach for $1.8M. Coldwell Banker Commercial BLAIR WESTMAC's Becky Blair and John Eddy repped the seller.

*** 

Lee & Associates-LA North/Ventura's Mike Tingus and Grant Fulkerson, in conjunction with Sage Realty Group's Joel Kirschenstein, repped Conejo Valley Unified School District in the purchase of two industrial buildings in Newbury Park for a combined price of just under $6.3M. The school district will use the properties (750 Mitchell Rd and 667 Rancho Conejo) to relocate maintenance and operations facilities. The two firms represent multiple school districts and municipalities throughout the state under a strategic alliance. In a submarket where larger buildings are rare, the team had to hit the books to solve Conejo Valley Unified's need for a more efficient facility. "It was pretty clear to us that we weren’t going to find a turnkey solution," Mike says. The 37k SF Mitchell Road property was too small by itself. The answer was to combine it with the 12k SF Rancho Conejo building directly behind and adjacent, connecting the two properties to create a fully functional space. Mike and Grant also repped 750 Mitchell's seller, 3K Properties LLC. CBRE's Bob Boyer and Michael Slater repped the seller of 667 Rancho Conejo, SIMA Rancho Conejo LLC. *** Progressive Real Estate Partners' Frank Vora repped the sellers of a pair of single-tenant properties in Riverside County for a combined $6.9M. CBRE's Don LeBuhn repped the buyer, a San Francisco-based private investor. A 5k SF Chase Bank in Lake Elsinore (31575 Canyon Estates Dr) sold for just over $4.4M or $885/SF. A brand-new, 5k SF Firestone in Riverside (18580 Van Buren Blvd) sold for nearly $2.5M or $500/SF. The 5.28% cap rate was one of the lowest for a tire store in SoCal. *** Orchard Adams LLC bought Palisades Apartments (1210–1226 W Adams Blvd), a 28-unit apartment building near USC, from Palisades USC LLC for $12.6M or $450k/unit. The new owners plan to update the units to maximize rents, according to Avison Young's Robert Ip, who repped the buyer. The opening of the 15-acre, mixed-use USC Village development in 2017 will add to the value of surrounding areas, he says. CBRE’s Laurie Lustig-Bower and Kamran Paydar repped the seller. Located within the USC Public Safety patrol area, the property boasts controlled-access parking, on-site laundry facilities and furnished rooftop decks.

***

Universe Holdings completed the $10.5M acquisition of 6600 Woodley Dr in Van Nuys, a two-building, 53-unit apartment complex. The one-acre property has been rebranded Chateau W6600, with plans for $750k in immediate property upgrades and improvements. Marcus & Millichap's Joshua Luchs brokered the deal. This marks the third acquisition in Van Nuys for Universe, which wants to build a concentration in the submarket, reflecting the region's strong multifamily fundamentals and providing benefits of scale. *** This Week's LA Deal Sheet Mission Suites, a 117-unit affordable multifamily property in Pomona (1379 W Mission Blvd) traded to a long-term investor in Arcadia for $8.1M or $143/SF, from a seller that was coming to the end of its initial tax credit compliance period. Berkadia's Bruce Furniss negotiated the deal. The property was 98% occupied at the time of sale. Berkadia also provided the HUD financing for the sale. Community amenities include two swimming pools, two laundry facilities and a learning facility.

*** This Week's LA Deal Sheet Zian LLC bought 1830 12th St, a six-unit apartment building in Santa Monica, from 2820 3rd St LLC for $2.2M or nearly $367k/unit. Stepp Commercial's Kimberly Roberts Stepp marketed the fully occupied property as a value-add opportunity with a 40% upside in rents, and garnered six offers. The closing cap rate for the 1959-vintage property near the new Light Rail Metro line was 3.6%.

LEASES

This Week's LA Deal Sheet Avison Young's Derrick Moore and Amit Parekh completed three long-term retail leases at Level DTLA, a new 303-unit corporate housing tower in the Downtown financial district, on behalf of landlord Onni Group of Canada. SoulCycle (4,177 SF), Sakana Sushi (2,601 SF) and Cognoscenti Coffee (1,416 SF) will be on the ground floor of the 33-story luxury high-rise, which opened its doors in June at 888 S Olive St. The AY team also repped Cognoscenti Coffee and Sakana Sushi, while CBRE repped SoulCycle.

*** IDI Gazeley signed a 1M SF lease with a major home improvement retailer at Stratford Ranch in Perris. The developer says the building, which the tenant will use for storage, warehousing and distribution, features several innovative design and sustainability measures. They include the submarket's first use of Ductilcrete, a thinner yet stronger concrete floor slab system, for both the building slab and truck courts. Sustainability features include 100% LED exterior lighting with motion sensors, skylights in 3% of the roof surface to help reduce energy costs, and indigenous landscaping. CBRE's Joey Sugar repped the tenant, while Lee & Associates' Bill Heim and Michael Chavez repped IDI Gazeley.

*** The Federal Public Defenders Office renewed its 50k SF offices at 321 E 2nd St in Little Tokyo for another 10 years. Charles Dunn Co's John Anthony and Chris Steck repped the landlord, Chicago-based 321 E Little Tokyo Master LLC. The GSA repped itself. The lease renewal is valued at $16.8M. *** Dollar Tree signed a pair of leases at neighborhood centers in the IE. Several contiguous shop spaces will be combined to accommodate an 8,700 SF store at Vineyards Marketplace in Rancho Cucamonga, bringing the property to 97% leased. In addition, the discounter will operate a 9k SF store in the recently renovated Peppertree Square center in Claremont. Progressive Real Estate Partners' Janine Peltier repped the landlord in both deals.

*** Furniture and electronics retailer Dearden’s signed a 10k SF lease at La Puente Shopping Center, Hacienda Boulevard and Fairgrove Avenue in La Puente. James Rodriguez of Colliers Retail Foresight repped the tenant. KUDOS This Week's LA Deal Sheet No, this isn't a flash-mob game of "Seven Up," but the volunteers from Avison Young's six SoCal offices who helped improve the outdoor spaces at Selma Avenue Elementary School in LA. About 60 employees teamed up with EnrichLA, a nonprofit dedicated to bringing a garden to every school in the city, as part of AY's company-wide Global Day of Giving. Above, LA City Councilman Mitch O’Farrell presents AY's Jeff Vertun, who organized the event, with an appreciation of service award as a red-shirted Tomas O’Grady from EnrichLA looks on.

*** Jeff says the SoCal employees donated materials as well as "a lot of sweat equity." The outdoor areas of the elementary school, located in one of the city's lower socioeconomic areas, previously consisted of metal picnic tables on blacktop, and lacked shade. The volunteers built redwood picnic tables, hung large shade sails, and planted a large native garden. They also made enhancements to an existing vegetable garden provided by EnrichLA.

EXECUTIVE NEWS

Veteran industrial broker John DeGrinis was elected president of SIOR's Greater LA Chapter. The Colliers International senior EVP plans to use his two-year term to increase awareness of the SIOR designation, and how it can enhance members' professional reputations. John, an SIOR since 2001, and his team have closed more than 20M SF of industrial sales and leases totaling $1B over the past decade. Last year, SIOR members reported an average per person dollar volume of more than $33.5M worth of property leased or sold, he notes.

*** Jay Rey-Hipolito was named director of property management for MWest Holdings, where he'll help lead the company's national expansion, focused on the acquisition of classic, core-plus and value-add properties that showcase fine or historic architecture. Jay previously worked in management, human development, resident relations and financial management at some of the nation's largest REITs, including Archstone, Equity Residential and UDR.-Julie Nakashima

Gemdale Corp Enters JV with LaTerra Development on $125M Complex

GlobeSt.com

 

Gemdale Corp., China's largest commercial developer, has partnered with Los Angeles-based LaTerra Development to build a $125 million apartment and shopping complex in Hollywood, CA.

This is the first project in the U.S. for Gemdale, which completed more than 30,000 condominiums in over 25 Chinese cities in 2013.

"Everybody loves Hollywood because of movies," said Jason Zhu, chief executive of Gemdale USA. "This seems like a very promising area."

Gemdale and LaTerra plan to build a 205,000-square foot, 253-unit apartment building at 1350 N. Western Ave. in Los Angeles. The property is currently improved with a three-story vacant office building on four acres. The new apartment building and a parking structure will rise on a parking lot next to the office.

The ground-breaking is scheduled to begin in January 2016, and the project is expected to be completed by early 2018.

-Raul Lozoya

Lagunitas Leases 255,000 SF in Azusa

CoStar.com

 

Lagunitas Brewing Company leased 254,840 square feet in the newly developed 10th Street Center industrial park at 1207-1223 10th St. in Azusa, CA.

Lagunitas will be leasing two of the three buildings currently under construction there. They are expected to move-in during the first quarter of 2016. The industrial park will feature 32-foot clear heights, ESFR sprinklers, and concrete truck courts.

Paul Sablock, Nicole Welch, and McWilliams with JLL represented the tenant and the landlord, Xebec.

-Jimmy Diaz

Pressure Softens on Net Lease Cap Rates

GlobeSt.com

 

LOS ANGELES—Cap rates in the net lease sector have seen immense pressure, thanks to the extreme demand and competition for product—but that may be changing. Gino Sabatini, managing director and head of net lease investments at W. P. Carey, tells GlobeSt.com that pressure may soften as investors shift their focus to value-add plays and repositioning core assets, which he has been seeing as an increasing trend. Sabatini took a few minutes to chat with us before the upcoming Net Lease West conference in Downtown Los Angeles, where he will be speaking on the Town Hall Power Panel: State of the Market on November 12, along with Gordon J. Whiting, managing director of Angelo, Gordon & Co., and Andrew Winer, president and CIO at Global Net Lease.

“The increased competition in the net lease space and the demand for current yield continues to put pressure on cap rates as well as the length of the average lease term,” Sabatini tells GlobeSt.com. “However, as some institutional investors start to focus on more value-add and repositioning of core asset opportunities the pressure may lessen slightly.”

Foreign investors and private REITs are fueling the pressure on pricing and cap rates, coming in with cash that needs to be invested within a predetermined timeframe and a condensed liquidation timeframe, says Sabatini. But, because of this strategy, these players are only focusing on select property types. “They are at greater risk as shorter-term market fundamentals change, because their analysis does not focus as much on the residual analysis in terms of both the real estate fundamentals as well as the creditworthiness of the tenant,” says Sabatini. “However, their potential success is based on a favorable early exit.”

Still, the fundamentals in the net lease market remain strong, and investors are facing strong competition overall. At W. P. Carey, investment relationships play an integral role in winning deals, making it a difficult for new investors to penetrate the market. “Another advantage that we have is our ability to analyze privately held companies, PE portfolio companies and lower grade corporate credits,” he says. “This ability has often made us the capital source for individual corporate owners and private equity firms seeking to unlock the cash value of operating real estate assets.  The key to managing risk is evaluating and understanding risk.  Because our team is grounded in corporate finance as well as real estate finance we bring our own unique set of capabilities as well as our capital to the table and can therefore provide solutions, which differentiate us from other net lease investors.” 

Even at this competitive stage in the market, Sabatini evaluates the core fundamentals of potential investments before moving forward. “We continue to look at the credit worthiness of the tenant, the strength of the real estate fundamentals as well as the fungibility of the asset, and lastly the structure of the transaction. The combination of these factors allows us to capture yield over the long term.  Consequently we look as much at contractual escalations over the life of the lease as we do initial yields.  In addition we do a thorough analysis of how current rent compares with current market rents and what potential upside we have on renewals or releasing of the asset at the end of the initial term of the lease.”

-Kelsi Maree Borland

Drones Help CRE Reduce Costs, Add Flexibility

GlobeSt.com

 

In the commercial real estate industry, marketing, public relations and advertising will perhaps benefit the most through emerging technology. That is according to Walter Conn, president of brokerage services at the Downtown L.A. office of Charles Dunn Co.

Conn recently chatted with GlobeSt.com on how CRE technology will evolve in the future. “The industry's use of drones, for instance, will significantly reduce costs while increasing flexibility and creativity in photographing the interiors, exteriors and surrounding areas for presentations and other materials,” Conn says. “With every advancement in software and hardware, we're able to disseminate information and messages more rapidly, more efficiently and more precisely.”

Conn explains that “With social media and online media platforms, we're able to reach our target audience farther, faster and often more directly. It's about connecting with the right person, in the right way, to elicit a response or accomplish something.”

According to Conn, technology is “the most creative and flexible way to do what you want to do, to say what you want to say, to reach who you want to reach.”

In celebration of GlobeSt.com’s recent 15th anniversary, Conn previously told GlobeSt.com that software and information technology have evolved tremendously over the past 15 years, although in terms of practical application, he says that commercial real estate professionals are extremely late adapters of new technology.

“The true benefit for our profession is the ease of access to information via industry-specific software programs and internet-based applications. Having comprehensive data at one's fingertips when researching has taken some of the speculation out of valuations, market intelligence, and other areas of due diligence,” he said. “Property database software such as CoStar and Loopnet allow agents to access a wealth of comparable data, while access to articles and information through online media like GlobeSt.com has enhanced the ability for not just our salespeople and property managers, but also owners and tenants, to seek out, identify, and increase their knowledge and opportunities.”

Conn added that “while all of these tools are vital to how we do our work, our business is still about relationships, something no amount of technology can give you.”

-Natalie Dolce

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