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Friday, August 6, 2010

Mayor Michael Bloomberg One of 40 Billionaires who Pledged to Donate Half Their Wealth

Mayor Michael Bloomberg One of 40 Billionaires who Pledged to Donate Half Their Wealth

Mayor Michael Bloomberg's commitment was secured by an organization founded by Warren Buffet and Bill Gates.

Mayor Michael BloombergMayor Michael Bloomberg will donate the majority of his net worth to charity throughout the rest of his lifetime and at his death, as party of The Giving Pledge. (Getty/Pool)

By Jennifer Glickel

DNAinfo Reporter/Producer

MANHATTAN — New York City's billionaire mayor Michael Bloomberg is one of 40 wealthy individuals and families who has pledged to donate more than 50 percent of their net worth to philanthropic causes.

The commitments were announced Wednesday by The Giving Pledge, which Warren Buffet, chairman and CEO of Berkshire Hathaway, launched in June with Microsoft founder Bill Gates and his wife Melinda.

The organization asked some of America's wealthiest people to donate at least half of their fortunes to charitable causes either before or after their deaths. Those who took the pledge also submitted personal letters about their commitment to give.

“If you want to do something for your children and show how much you love them, the single best thing — by far — is to support organizations that will create a better world for them and their children," Bloomberg said in his pledge letter, which was posted on the Giving Pledge's website. "And by giving, we inspire others to give of themselves, whether their money or their time."

The mayor did not indicate precisely what percentage of his wealth he would donate, but wrote that "nearly all of my net worth will be given away in the years ahead or left to my foundation."

Bloomberg joins the pledge with other prominent billionaires such as entertainment executive Barry Diller, "Star Wars" creator George Lucas, Oracle founder Larry Ellison, and investor Ronald Perelman.



Read more: http://dnainfo.com/20100804/manhattan/mayor-michael-bloomberg-one-of-40-billionaires-who-pledged-donate-half-their-wealth#ixzz0vrMbN112

15-year mortgages fall below 4%

TRIANGLE BUSINESS JOURNAL - BY Jeff Clabaugh WASHINGTON BUSINESS JOURNAL

Mortgage rates continued to ratchet lower, with the average rate on a 15-year fixed rate mortgage falling below 4 percent.

Freddie Mac (NYSE: FRE), in its weekly report, said a 30-year fix-rate mortgage averaged 4.49 percent in the week ending Aug. 5, down from 4.54 percent last week. A 15-year fix fell to an average of 3.95 percent, down from 4 percent. Both are the lowest since Freddie Mac began keeping track.

The average rate on a one-year adjustable-rate mortgage fell to 3.55 percent, down from 3.64 percent last week.

As previously reported, data from the Triangle Multiple Listing Service show buyers closed on 2,676 homes in the Raleigh-Durham region during June, 7 percent more than the number of homes sold in May and 13 percent more than the number of homes sold in June 2009.



Read more: 15-year mortgages fall below 4% - Triangle Business Journal

CVS Sells 2504 N. Charles St. for $2.6 Million

CVS Sells 2504 N. Charles St. for $343 PSF ($2.6 Million) The cap rate was 7.51 percent. The building has a GLA of 7,584 square feet on 0.4 acres. The property was completed in 2000 and is fully leased to CVS for 21 years.

H. Austin Esfandiary Direct: 202 591-9032


20-Year Lease Deal with Walgreens

20-Year Lease Deal with Walgreens Subsidiary- Duane Reade @ 400 Wall Street for over 23k square feet on 2 floors of the 72-story Trump skyscraper. Walgreens purchased Duane Reade for $1.075 billion in February of this year.

H. Austin Esfandiary Direct: 202 591-9032

JBG Sells Tycon II & III Office Properties

JBG Sells Tycon II & III Office Properties for $35.4 M, $130/sf. 271k sf office properties built late 70s/early 80s at 8245 Boone Blvd. at Freedom Hill Office Park. ManTech Security/Forensic Explorers; Lanmark Technology Inc. lead tenant roster.

H. Austin Esfandiary Direct: 202 591-9032

California hotel Failures Growing

California hotel Failures Increasing 18-132%, the true number of distressed California hotels is much larger, with more than 1,000 properties operating under some form of forbearance agreement.
The total number of hotel rooms foreclosed on was at 7,560, up 255% from the same period in 2009. Of the 100 hotels that had been foreclosed on, only 12 (12%) had been resold to new investors.

H. Austin Esfandiary Direct: 202 591-9032

CoStar Commercial Repeat-Sale Indices: A Tale of Two Investment Worlds Merging Into One

CoStar Commercial Repeat-Sale Indices: A Tale of Two Investment Worlds Merging
Into One

CoStar's July 2010 Commercial Repeat-Sale Indices Indicates a Pause and
Softening in Institutional Grade Investing
By Mark Heschmeyer
August 4, 2010

EmailPrint
Commercial real estate pricing has been a tale of two worlds, with the largest
metropolitan markets attracting significant institutional capital and forcing
prices upward over the first two quarters of 2010, while the broader market has
continued to soften, according to the first monthly CoStar Commercial
Repeat-Sale Indices (CCRSI), produced by CoStar Group, Inc.

This divergence may soon change, however, with the indices, compiled over the
last 10 months, now indicating a pause and softening in overall investor
activity, even within the primary markets for investment- or institutional-grade
property.

Over the past 10 months, the overall composite CCRSI oscillated from positive to
negative and back again, with preliminary July figures very likely to be down
for investment-grade property markets. From May to June, the composite CCRSI was
down 7.78%, with the investment grade property declining by 4.83%, reversing
previous positive gains.

The pause in some of the positive price trends corresponds to renewed
uncertainty in the U.S. economy, persistent weakness in the housing market and
concerns surrounding the European economy. In addition, financial reform has
slowed commercial mortgage markets as lenders are now in the process of
analyzing and interpreting capital requirements and "skin-in-the-game"
provisions.

Many of the opportunity funds continue to seek out distressed properties, which
are affecting the prices shown in the index. But the expectation of a "tsunami
of opportunities" has not materialized and overall transaction volumes remain
below normal, according to the CoStar indices.

Distressed sales as a percent of transaction volume are highest for hospitality
at 35%, followed by multifamily at 28%, office at 22%, retail at just under 20%
and industrial at about 17%. These volumes appear to be stabilizing and the
"extend and pretend" behavior of some lenders is likely to continue for the next
several months, according to index findings.

CoStar Group launched the Commercial Repeat-Sale Indices as a measure intended
to provide consistent and timely information to help answer some of the
fundamental economic questions regarding the commercial real estate industry,
including, 'Are prices climbing or falling?' and 'On a month-to-month basis are
property values going up or down?'

"Currently, there are no effective, non-biased indices to measure commercial
real estate price movements, and even less comparative information by property
type or geographies," said CoStar Group Chief Executive Officer Andrew Florance.
"In response to this void, we've developed the CCRSI to provide a comprehensive
set of benchmarks that investors and other market participants can use to better
understand and predict CRE price movements."

CoStar has identified more than 85,000 repeat sale pairs in its U.S. database,
which it believes is the largest and most comprehensive comparable sales
database in the U.S. commercial real estate industry.

"An accurate measure of real estate price changes is a critical component to
understanding investment or market performance. With commonly used average,
median price and price per square foot indices, there are no controls for the
ever-changing mix of properties sold during different time periods," added
Florance. "Therefore, we do not believe average or median price indices per
square foot are useful for rigorous analysis of market cycles. Appraisal-based
indices are ineffective because they introduce lag and bias and minimum price
cut indices are a circular reference in that they use price to define price."

"By covering all levels and all types of CRE transactions, and by using
well-tested available methodologies, we believe that CoStar's indices will
provide one of the most comprehensive benchmarks for tracking and analyzing CRE
price movements to date."
Editor's Note: For more information about CCRSI Indices, please visit
www.costar.com/ccrsi/.

The development and release of the CCRSI is important for two significant
reasons, Florance said.

"First, this will come out a month earlier than any other index out there, so
when the market is in flux like right now or is going to turn, this information
provides a leading indicator of how the other larger property indices will be
turning," Florance said.

"Second, this is the only set of indices really reflective of the broader
market. In terms of sales volume, the existing indices ignore 70% to 80% of the
property transactions. So this really is more indicative of what the typical
real estate owner is experiencing, and a better index for this broader market."

In addition to the overall CCRSI, CoStar has constructed more than two dozen sub
indices using the unique breadth of CoStar's property and comparable sales data.

SUB-INDICES SHOW BROAD SOFTENING
When all commercial real estate transactions are considered, every major
property type appeared to soften in terms of prices in the last three months.
However, the top-10 largest office markets posted a positive 6.2% price change
as did the top-10 industrial markets which rose 2%.

Retail prices suffered the most in the second quarter of 2010 with a drop of
12%, in part because the top 10 retail markets had a -17% loss in prices.

By region, Northeast and West suffered more of a pullback than the South and
Midwest, although both are coming off much higher peaks than South and Midwest.

The only positive price trends out of 16 regional indices provided below were
Midwest office at 5.7%, Northeast apartments at 3.5%, West industrial at 1.8%
and South apartments at 1%.

SALES PAIRS TREND UPWARD
The CCRSI July report is based on data through the end of June. In June, 665
sales pairs were recorded, up significantly from May, during which 506
transactions occurred. Overall, there has been an upward trend in pair volume
going back to 2009. February 2009 appears to have been the low point in the
downturn in terms of pair volume, when 374 transactions were recorded. Since
then, pair volume has increased overall, and beginning in November 2009,
year-over-year changes in pair volume have been positive every month.

In terms of the mix of pairs that have sold, June saw an increase in the
proportion of repeat investment grade properties trading hands. Investment grade
sales amounted to 31% of the total number of sales in June, the highest level it
has been going back to January 2008. This indicates an increased mix of larger
properties changing hands, which had been at decreased levels since the
beginning of the recession.

Prior to June, 24% of sales pairs in 2010 were considered investment grade. This
compares to an average of 33% of sales pairs being investment grade in 2006 and
2007, before the start of the downturn.

Distress is also a factor in the mix of properties being traded. Since 2007, the
ratio of distressed sales to overall sales has gone from around 1% to above 23%
currently. Hospitality properties are seeing the highest ratio, with 35% of all
sales occurring being distressed. Multifamily properties are seeing the next
highest level of distress at 28%, followed by office properties at 21%, retail
properties at 18%, and industrial properties at 17%.

CoStar Group said it plans to provide CCRSI updates on the first Wednesday of
each month to serve as timely indicators of the overall health of the commercial
real estate industry.

H. Austin Esfandiary
Direct: 202 591-9032

Monday, June 14, 2010

Cablevision Strikes $1.36 Billion Deal for Bresnan

Cablevision Strikes $1.36 Billion Deal for Bresnan

June 13, 2010, 2:42 PM
Cablevision

7:48 a.m. | Updated Cablevision on Monday announced that it will acquire Bresnan Communications for $1.365 billion. It also announced a share buyback of up to $500 million.

6:21 p.m. | Updated Cablevision agreed on Sunday to pay more than $1.36 billion for Bresnan Communications, a cable services operator whose owners include the private equity firm Providence Equity Partners, people briefed on the matter told DealBook on Sunday.

The all-cash deal could be announced as soon as Monday, one of these people said, cautioning that the transaction has not yet been finalized and may still fall apart.

Cablevision appears to have beaten about seven bidders for Bresnan, which provides cable TV and Internet services in Colorado, Montana, Utah and Wyoming. If completed, the purchase would be one of the largest deals by Cablevision in years.

The deadline for offers was Tuesday. Other bidders in the auction included Suddenlink Communications and a company associated with John C. Malone, the telecom mogul, this person said.

Private equity firms have sought to exit their holdings over the past year, hoping to take advantage of improving markets and lock in gains for their investors. Exit opportunities have taken the form of initial public offerings and sales.

Providence led a group of investors, including the Quadrangle Group and Bresnan’s founder, William J. Bresnan, that bought majority control of Bresnan from Comcast for $525 million in 2003. Mr. Bresnan died last year.

Bresnan, which is based in Purchase, N.Y., was seen as an attractive acquisition target because of its high-speed Internet services and its presence in the low-competition Mountain states. Analysts have also praised Bresnan as a well-run company.

Providence is expected to make a return of two and a half times its original investment in Bresnan, according to a person briefed on the matter.

Providence had hired UBS and Credit Suisse to run the auction for Bresnan earlier this year. In the return of another once-popular deal tactic, the two banks had offered stapled financing — loans provided by a seller’s advisers — of up to six times Bresnan’s earnings before interest, taxes, depreciation and amortization, this person said.

In return, the winning bidder’s offer had to consist of at least 30 percent equity.

7:48 a.m. | Updated Cablevision has received debt commitments from its advisers,Citigroup and Bank of America Merrill Lynch. The company expects to acquire Bresnan through a newly formed subsidiary that will use about $1 billion of non-recourse debt and less than $400 million of equity.

The deal is expected to close late this year or early next year.

Cablevision was also advised by Guggenheim Securities, the investment firm whose executives include two top media deal-makers, former Bear Stearns chief executive Alan Schwartz and former JPMorgan Chase media banker Mark Van Lith, and the law firmSullivan & Cromwell.

Bresnan and Providence received legal advice from the law firms Weil, Gotshal & Manges and Holland & Hart.

Michael J. de la Merced

Thursday, June 3, 2010

Attractive Investment Opportunity

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Austin Esfandiary
202 591-9032

Wednesday, April 7, 2010

Upbeat Signs Revive Consumers’ Mood for Spending

Upbeat Signs Revive Consumers’ Mood for Spending

Richard Perry/The New York Times

A Saks Fifth Avenue shopper on Tuesday. Luxury goods were a strong performer last month, with sales rising 22.7 percent.

After months of penny-pinching amid the recession, new figures — showing an improving job market, rising factory output and increased retail sales — suggest that consumers are no longer restricting their budgets to necessities like food and medicine. They are starting to buy clothes, jewelry and even cars again.

The mood has gone from panicked to cautious, and now, as Mark Zandi, chief economist forMoody’s Economy.com put it, some consumers are “almost a bit giddy.”


After the financial crisis hit in late 2008, consumers retrenched heavily. And in the months that followed, there were fears that newly frugal Americans would increase their savings so much there was no hope that consumer spending could be a factor in a recovery.

That was a troubling prospect because consumers have been the drivers of economic growth after past recessions. After all, their spending accounts for more than two-thirds of all economic activity in the United States.

But just a year later, consumers have eased off a bit on their savings, which frees up cash for them to spend. And in part because of the high rate of mortgage defaults, the overall consumer debt burden has been dropping. Those trends suggest to some economists that consumers may now be in a position to help drive the recovery.

The improved outlook has been showing up at store cash registers for several months, and the trend seems to be accelerating. Major retailing chains posted better-than-expected earnings in their most recent reporting periods and are likely to deliver more good news on Thursday, when they report their March sales results.

Total industry sales are predicted to increase up to 10 percent compared with the period a year ago, which would make March the seventh month of growth in a row, according to the International Council of Shopping Centers, an industry group. (A significant part of that increase is because of a calendar shift involving Easter.)

SpendingPulse, an information service of MasterCard Advisors, is scheduled to release figures on Wednesday showing that closely watched retailing categories — furniture and home furnishings, clothing, electronics and luxury goods — had healthy year-over-year sales growth last month.

And after months of cutting inventory to bring it in line with weakened demand, the nation’s retailers are ordering more merchandise. The cargo volume at major ports that handle retail imports is expected to increase 8 percent in April compared with the period a year ago, according to the National Retail Federation and the consulting firm Hackett Associates.

“What I’m hearing across a wide swath of retail is that sales are simply much stronger than companies had expected,” said Robert Barbera, the chief economist of ITG, an investment advisory firm.

The improvement extends even to some of the most costly household items. Last week, almost every automaker, including Ford, Toyota and General Motors, reported robust sales increases in March. Spring incentives like no-interest loans helped lure consumers into showrooms.

The Commerce Department said its broadest measure of retail sales, a figure known as personal consumption expenditures, increased 0.3 percent in February compared with January, or $34.7 billion, the fifth monthly gain in a row. And the personal savings rate — which jumped above 5 percent during the recession — has returned to its historical level of about 3 percent.

Lauren Keshet, the owner of Paws and Claws, a pet care company in Hoboken, said her business suffered when the economy nose-dived and consumers snapped their wallets shut. “My business went to half” of what she had been selling, Ms. Keshet said. But today, “my business is booming again,” she said. “It’s really come back.”

So has her spending, and that of other shoppers she has seen lately at the Westfield Garden State Plaza mall in Paramus, N.J. “Right now I’m renovating my house,” she said. “I’m buying furniture.”

Indeed, sales of furniture and furnishings combined increased 13.8 percent year-over-year in March, according to SpendingPulse.

Perhaps the most meaningful sign of recovery is that employers added 162,000 jobs last month. With unemployment hovering at 9.7 percent, the job market is still weak by historical standards, but the rate is no longer rising.

John D. Morris, a retailing analyst with BMO Capital Markets, said that at the nation’s malls, strong fashion trends like jeggings (jeans so tight they resemble leggings) are helping drive sales. He expects the new iPad from Apple will do the same.

“There’s a true desire to buy that I haven’t seen in two or three years,” Mr. Morris said. “The consumer’s gotten a little bit braver.”

Economists and analysts said much of the uptick in spending was being propelled by wealthier consumers. With year-end bonuses in their pockets and healthier stock portfolios, they have slowed their savings. That has contributed to robust sales at upscale chains that were hit hard by the recession, like Nordstrom, Tiffany, Saks and Neiman Marcus. SpendingPulse said sales of luxury goods climbed 22.7 percent in March compared with a year ago, making the category one of the best performers last month.

In February, the pricey teenage clothing retailer Abercrombie & Fitch — which had been reporting the worst monthly sales of any major national chain — posted a 5 percent year-over-year same-store sales increase. And it is expected to post another strong figure on Thursday.

Michael McNamara, vice president for research and analysis for SpendingPulse, pointed out that the results from chain stores sound robust largely because this year’s sales were being compared with the depths of the recession. So the big gains really represent a return to normal patterns.

“It’s more about how little people were buying a year ago than how much people are buying today,” he said.

Indeed, retail sales are still below the highs they hit in 2006 and 2007.

A lingering fear is that the sales gains could turn out to be temporary. Mr. Zandi of Moody’s said that once wealthier consumers satisfied their pent-up demand, they might become cautious again. And other economists fear that the strengthening retail figures are not necessarily a good sign.

“The more money the consumer spends, the worse shape our economy is going to be in,” said Peter D. Schiff, president of Euro Pacific Capital, “because we are spending borrowed money.”

Paul Laudicina, chairman of A. T. Kearney, the management consulting company, said that while some people were feeling confident enough to spend, he predicted a continuing degree of caution among consumers.

“We shouldn’t free the balloons,” he said, “because this is going to continue to be a slow, long, steady climb.

More CEOs see job increases than losses

NEW YORK – For the first time in two years, more CEOs expect to be adding jobs than cutting jobs.

A survey by Business Roundtable, an association of CEOs of big U.S. companies, says 29 percent of chief executives expect to increase corporate payrolls over the next six months, while 21 percent predict that their work forces will shrink. Half see no change in jobs.

That's the first time since the first quarter of 2008 that more CEOs have expected to increase jobs rather than shrink them. In the fourth quarter of 2009, only 19 percent expected their payrolls would grow.

Company leaders are also optimistic about business prospects ahead of the reporting season for second-quarter earnings. About 73 percent say they expect sales to grow over the next half year, 23 percent forecast no change, and only 5 percent predict shrinking sales.

That's up from the 68 percent in the fourth quarter who had expected sales to grow; 17 percent had expected declining sales then, and 15 percent forecast no change.

"As the economy recovers and demand returns, we are seeing across-the-board increases in sales, resulting in increased capital expenditures, less job reduction and some employment stabilization," said Ivan G. Seidenberg, chairman of the group and CEO of Verizon Communications Inc.

Nearly half — 47 percent — of the CEOs surveyed said they will increase capital spending in the next six months, up from 40 percent in the fourth quarter.

The CEOs predict the economy will grow 2.3 percent for 2010 after shrinking 2.4 percent in 2009. In the fourth quarter of last year, the economy grew at a 5.6 percent annual pace.

The survey, taken from March 15-30, surveyed 105 CEOs.

Thursday, April 1, 2010

CRE Firms Operations in Post-Recessionary Environment

CRE Firms Lay Out Modes for Operating in a Post-Recessionary Environment

Investments Expected To Focus on Distressed Opportunities While Firms Shore Up Debt, Liquidity Positions
March 31, 2010
It's the annual report season for the majority of public companies and those from REITs and real estate operating companies not only lay bare the damage from the economic declines of the last year, but also the strategies they intend to adopt this year in the post-recessionary environment, and their outlooks for when market conditions will improve.

As one might expect, these reports tend to be very specific in detailing what has happened in the past, but become less so in projecting when conditions will improve. In an analysis of reports filed thus far, CoStar Group has identified at least a dozen strategies that companies reported that they have adopted or will adopt for the period in between.

In several cases, companies reported that the steep recession had wide-ranging but subtle consequences that went beyond the most obvious effects of rising vacancies, lower rental rates and negative absorption.

KBS Real Estate Investment Trust II reported that the commercial real estate industry has been experiencing more difficulty in collecting rents, more tenant defaults and more tenant demands for rent adjustments. "This has created a highly competitive leasing environment which impacts our investments in real estate properties as well as the collateral securing a majority of our real estate-related investments."

Kimco Realty Corp. reported that it, "has noticed a trend that the approval process from mortgage lenders has slowed, while pricing and loan-to-value ratios remain dependent on specific deal terms, in general, spreads are higher and loan-to-values are lower."

The most common other effects reported were that declining asset values had resulted in sharply lower loan originations, reduced access to capital, and increased cost of financing. At the same time, uncertainty has impaired both the ability to buy and sell properties and that has kept many firms on the sidelines waiting for clearer signals from the marketplace.

Strategies outlined to deal with current conditions were also wide-ranging. None of the strategies were universally embraced across all companies, but there were common threads among a number of them. We've broken down the strategies into four categories: acquisitions, dispositions, financing and retention of capital.

On the investment front, a number of companies reported that they expect to see sharply decreased investment activity. While not the preferred strategy, the expectation was that this is the reality of the situation resulting from lack of access to capital or to the increased cost of capital. Where many were willing to buck that trend was in their efforts to capitalize on current distressed market conditions.

For example, Starwood Property Trust reported that: "We believe that there will be a significant supply of distressed investment opportunities from sellers and equity sponsors of real estate, including national and regional banks, investment banks, insurance companies, finance companies, fund managers, other institutions and individuals. The specific investment opportunities within this real estate investing environment may change over time and therefore, our investment strategy may also adapt to take advantage of the changing opportunities."

Other firms also reported that would consider diversifying their portfolios in terms of property type, locations, sizes and markets as a way of spreading out their risks from a high concentration in one of those categories.

On the disposition side, companies reported that would also pursue selective sale of properties. For the most part, these would be done as a way of paying down debt or building liquidity.

For example, Pennsylvania Real Estate Investment Trust reported that were considering steps that might involve "joint ventures or other partnerships or arrangements involving our contribution of assets with institutional investors, private equity investors or other REITs, through sales of properties with values in excess of their mortgage loans or allocable debt and application of the excess proceeds to debt reduction."

Paying down short-term debt as a way of improving their balance sheets was also a key element in companies financing strategies this year. Besides selective property sales, the companies also said they would consider pursuing new public debt and equity offerings for as long as those markets are favorable to public companies.

Many public REITs and real estate operating companies also said they would seek alternative sources of financings. For example, Kite Realty Group Trust reported that: "We are conducting negotiations with our existing and potential replacement lenders to refinance or obtain extensions on our term loan and unsecured revolving credit facility. We believe we have good relationships with a number of banks and other financial institutions that will allow us to continue our strategy of refinancing our borrowings with the existing lenders or replacement lenders. However, in this current challenging environment, it is imperative that we identify alternative sources of financing and other capital in the event we are not able to refinance these loans on satisfactory terms."

In most of the cases, the public companies reported that their negotiations with lenders focused primarily on extending or refinancing maturing mortgage loans. And if there were a consensus on anything involving strategies, almost all of the companies said they expected some difficulties in these negotiations but expected to be successful but at less favorable terms than they what they enjoyed in the past.

In addition to finding new sources of capital, almost all of the firms reported that would also be taking efforts to maintain or build on their liquidity. For example, many reported that they would curtail substantive development activity on existing and/or new projects, in part also because of the sheer difficulty in obtaining funding for their development commitments.

In addition, many companies reported that would continue to restrict or consider restricting dividend payments and would continue to reduce expenses at both the corporate and property levels.

While many of these firms identified these strategies as their means for dealing in the current unfavorable markets, very few, if any, would give any indication of how long they would be in place. For the most part, though, most firms said that a recovery was not in the foreseeable future. Although, the time frames outlined did range from later this year to "beyond the foreseeable future."

The closest the firms came to a consensus was that any improvement would take place at different points during the cycle for different property types and for different markets. In addition, many said a recovery would take longer to occur as long as the current conservative lending standards continue.

http://www.costar.com/News/Article.aspx?id=2027056ED32340B42C634902C2535372

Wednesday, March 31, 2010

MID ATLANTIC MARKET PICKING UP

MID-ATLANTIC MARKET PICKING UP

By Jon Ross
Retail in the Mid-Atlantic region is interconnected. When weighing the current state of the market and the chances for retail recovery in 2010, it’s best to view the region as a whole and not just as the sum of its more significant parts — Baltimore and Washington, D.C. Many brokers from Baltimore also focus on doing deals in D.C., and the same is true with real estate wheelers and dealers in Virginia. These brokers are familiar with the retail challenges throughout the mid-Atlantic, and when talking about one city, they can easily talk about overarching themes in the entire region.

In the Mid-Atlantic, there is hope for the future through expansion. D.C. is experiencing some growth — albeit slow growth — around the Nationals stadium, and Wegman’s has taken some new locations in Baltimore. Carl M. Freeman Companies is currently working to restructure Olney Town Center in Olney, Maryland, as a 110,000-square-foot grocery-anchored center called Fair Hill. The project, which is set to deliver during the fall of 2010, will be anchored by a 52,940-square-foot Harris Teeter. The big development talk in the Mid-Atlantic, however, is about the Metropolitan Washington Airports Authority’s work to expand its D.C. Metrorail service to Tysons Corner, Virginia. To be completed in the next 3 years, the development will help spur massive retail growth in the area, creating new shopping districts and restaurants around the Metro stop.

“We will see a tremendous boom as Tysons Corner will be made over,” says Arthur Nachman of Fairfax, Virginia-based Long & Foster Commercial TCN Worldwide. “There will be a huge redevelopment that occurs there.” Nachman, who has seen preliminary development plans, envisions new buildings sprouting up where one and two-story properties once stood. The land will be expensive, so car dealers and other traditionally horizontal retailers will go vertical, building their stores toward the sky.

“We’re in a little bit of a blip right now because of the construction of the Silver line. That is having a pause,” he says, noting that the retail market will be cooler as long as construction is going on. But he’s excited about the future. “We are going to see multi-use buildings with retail, office and residential components,” he says. “We’re going to see a more pedestrian-friendly type Corner. The makeover that we saw in Boston in the courthouse and Virginia Square area, we’re going to see, but even to a much higher level.”

Malls, specialty retailers and power centers are experiencing good sales numbers throughout Northern Virginia. On the other hand, there has been a decrease in strip shopping activity. There also isn’t as much activity from mom-and-pop retailers as Nachman was seeing 3 or 4 years ago. He attributes this to capital availability. The tenants who are expanding — mid- to large-sized companies — have access to funding. But these retailers aren’t necessarily going into areas of the region flush with empty space, so vacancy rates have been slow to decline.

“The places that have the lowest vacancy rates still get the most interest,” Nachman says. “It sounds somewhat counterintuitive. You would think they would be looking to go into places where there was lower cost of space, but that’s not necessarily the case. They want to go where there is the highest traffic, and they want to go to the places that are the highest income.”

The Baltimore and Washington suburbs have been experiencing some increased retail activity, both in transactions and leases. Dennis Bodley, vice president of the retail division at Baltimore-based Hearn Burkley, says things have picked up in both areas during the past 5 months. Local and national tenants have started making deals and are backfilling vacant space. “The small tenants, I think that they’re feeling that the worst is over,” he says. “Sales declined, but their sales are starting to stabilize. It gives people confidence that they’ll get better, and they can move forward and open some new locations.”

Before that, the retail industry was in dire straits. Consumers were not spending money, the financial industry was in tatters and buyers, sellers, landlords and tenants were worried. “In the summer/fall of 2008, it was almost like people tore our signs down; nobody was calling,” he says.

>From a landlord’s perspective, the market had been very good for a number of years. With a low vacancy rate and escalating rents, it was a very good market. “Then we had the recession, and vacancies and rents started going down, so it took some amount of time for the bid-ask spread to tighten up,” Bodley says. “It took time for landlords to come to the conclusion that some of these deals that they were presented with, even though the rents weren’t where they thought they should be, they said ‘OK, we should go ahead and do these deals. It may take longer than we think for the market to come back strongly.’”

“From what I’m hearing, virtually no one is planning on a quick turnaround, but there seems to be somewhat of a consensus that the worst is over,” he says, adding that most people he talks with say the market it bouncing along the bottom. “Which sounds kind of dismal,” Bodley says, “but bouncing along the bottom is a heck of a lot better than a continued freefall. My feeling is things will be better by the end of the year. The picture will look a bit better, but incrementally better.

Recession Fuels Spike In Foreign Investor Visas

Recession Fuels Spike In Foreign Investor Visas

INTERESTING REPORT From NPR (National Public Radio) for FOREIGN INVESTORS

by Jennifer Ludden

December 31, 2009

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Morning Edition

[3 min 56 sec] Enlarge Alex Kalina/iStockphoto.com
Critics of foreign investor visas see the program as the equivalent of the government selling green cards. Critics of foreign investor visas see the program as the equivalent of the government selling green cards. text size A A ADecember 31, 2009 News of job creation programs has been widely reported lately, but there's one program that many people have never heard about: Under U.S. immigration law, foreigners can invest in an American business and, in exchange, receive a green card.
This has long been a small, obscure program, but as domestic sources of financing have dried up, the number of EB-5 visas issued this way has tripled in the past year. For investor Brian Thompson and his wife, the motivation was to leave England for a place with better weather. A few years ago they put $500,000 into the redevelopment of a Seattle warehouse that is being turned into a hotel. Once it opens, Thompson hopes to make his money back and then some. But the immigrant investor program requires a certain degree of risk, and if the business venture falls through, so do the green cards. "That would be the worst-case scenario," Thompson says. "We'd be stuck in England, left without the pot of money that we'd worked all our lives for." But so far the hotel project is on track. And since you don't have to live where you put your money, Thompson and his wife are happily retired in Florida. Half a million dollars is the minimum required — an investment in a more competitive area must be $1 million — and across the country, government-approved consultants have popped up to help match this foreign money with American companies. Ron Drinkard runs one such group, the Alabama Center for Foreign Investment , which recently expanded to include neighboring states. Drinkard says companies have grown desperate for funding during the economic downturn, and many are using the EB-5 program not to create new jobsbut to preserve existing ones. "To qualify for that, a company needs to show loss of a minimum of 20 percent of its net worth in the past 12 to 24 months," he says. "There's virtually not a company out there that couldn't show that right now." In the past few years, Drinkard has funneled foreign money to a modular home manufacturer, a synthetic-fuels venture, and high-tech and auto companies. He has even had inquiries from banks that need capital. You think a wealthy, sophisticated Russian mobster or a Nigerian scammer couldn't pull it off? Of course they could. - Mark Krikorian, Center for Immigration Studies

Two years after an investment is made an economic analysis must show that it has created 10 jobs, directly or indirectly, before the investor can be granted permanent U.S. residence. "This is a program where we can enhance economic development across the country, and create jobs, at no cost to the taxpayer," Drinkard says. But not everyone is supportive. "I'm really disturbed by the idea of selling green cards," says Mark Krikorian of the Center for Immigration Studies, which favors less immigration. He says there were allegations of fraud in the immigrant investor program in the 1990s. Federal officials say there's more oversight now, and they point out that all the requisite background checks for any green card still apply. But Krikorian's worries are not assuaged. "You think a wealthy, sophisticated Russian mobster or a Nigerian scammer couldn't pull it off?" he says. "Of course they could." Immigration attorneys say a big motivation for many investors is to educate their children in the U.S., since a participant's entire immediate family also qualifies for a green card. Muzaffar Chishti of the Migration Policy Institute sees another reason. Most visas approved in the past year have been for investors fromAsia, predominantly China — places where regular immigration routes have backlogs six and seven years long. "So this is a way to circumvent that if you have a certain amount of money," Chishti says. Thompson, the British man now in Florida, says that if the U.S. wants more foreigners to invest here it should do a better job of publicizing the program. He heard about it by chance and says that when he tells fellow expatriates he's here on an EB-5 visa, they just give him a blank look. In fact, there's lots of room for growth. Every year, 10,000 EB-5 visas are available, yet even with this recent spike in applicants, fewer than half of those were used .

http://www.npr.org/templates/story/story.php?storyId=122093346

Foreign real estate investors say D.C. is No. 1 pick in U.S.

Foreign real estate investors say D.C. is No. 1 pick in U.S.

Foreign real estate investors say D.C. is No. 1 pick in U.S.

WASHINGTON BUSINESS JOURNAL - BYTIERNEY PLUMBSTAFF REPORTER

Monday, January 18, 2010, 10:11am EST

Foreign investors in real estate say D.C. is the top U.S. city for their dollars, according to an annual survey by the Association of Foreign Investors in Real Estate.

The survey was conducted in the fourth quarter of 2009 among nearly 200 members of the D.C.-based association, representing 21 countries. Respondents own more than $842 billion of real estate globally including $304 billion in the U.S.

According to the results, 51 percent say the U.S. provides the best opportunity for capital appreciation, compared to 37 percent in 2008 and 26 percent in 2007. Two-thirds of foreign investors in real estate plan to boost their investment in the U.S. this year compared to last. Half of the respondents expect the U.S. commercial real estate market to recover by or before the fourth quarter of 2010.

The U.K. is the No. 2 country for capital appreciation, said 30 percent, and third place is China, which got 10 percent of respondents’ votes.

Among U.S. cities with the best investment opportunities, D.C. and New York are at the top, with much stronger scores than San Francisco, No. 3. This year, Boston makes a significant jump into fourth place, and Los Angeles falls one spot into fifth place.

“Last year Washington was the No. 1 city but the spread was not nearly as great,” said James Fetgatter, chief executive, AFIRE. “This year the spread with D.C. and New York is much greater. The concentration is in London, Washington and New York.”

London is the top global city for investors’ real estate dollars, which is 31 points higher than D.C., then New York. London was No. 2 in the 2009 survey, separated from first-place Washington by only four points.

Foreign real estate investors “have always liked D.C. for a lot of reasons,” said Fetgatter. “It’s like a European city, there are height restrictions, and the deal sizes are do-able. They have always liked that but the icing on the cake is the government activism we have now.”

It’s the second year in a row in which multi-family topped investors’ preferred property type, followed by office, industrial, retail and hotel properties. The gap between the first and the last-favored property type has not been that wide since 2000, noted Fetgatter.

This year, the percentage of respondents selecting the U.S. as the most “stable and secure country” (44 percent) falls from 53 percent in 2008 and 57 percent in 2007, marking the first time that the U.S. has fallen below 50 percent in the survey’s history.

According to survey respondents, the top five emerging markets are China, Brazil, India, Mexico, and Turkey. Brazil and India, which were the first- and second-ranked emerging markets in the 2009 survey, each receive only half the votes that China receives as top emerging market.

More people say “green” features partially influence their property purchases, with 70 percent saying green attributes are “somewhat” of an influence, compared to 60 percent the year before.



J.M. Waller wins $50 million national GSA contract

J.M. Waller wins $50 million national GSA contract


The General Services Administration has selectedJ.M. Waller Associates Inc.as the prime contractor on the government’s Nationwide Construction Management Services Contract.

J.M. Waller is a Fairfax, Va.-based company that specializes in environmental, facilities and logistics consulting and management. However, the company has offices in San Antonio, Atlanta and Kailua, Hawaii.

Under the terms of the contract, J.M. Waller could be participating on new construction and renovation at GSA-controlled buildings, including federal office buildings, federal courthouses, land ports of entry, laboratories, warehouses and other types of federal properties.

This contract can be used by the national GSA office or by any of the 11 regional offices. The contract ceiling is $10 million each year, including four option years. The total potential value of the contract is $50 million over the five-year period.

The GSA has access to $5 billion from the American Recovery and Reinvestment Act over the next five years to support energy-efficiency and modernization projects at government buildings nationwide.