Category: CRE News (49)

Achaogen, an antibacterial drug developer, has found new digs at the Genesis tower in South San Francisco. According to the San Francisco Business Times, Achaogen leased 47,000+ square feet comprised of the “entire third floor and part of the fourth floor,” all while scoring a “$5.6 million” tenant improvement package.

Genesis-South San Francisco

The Genesis building, formerly known as “Centennial Towers”, has historically been marketed as high-end office space and has experienced long swaths of vacancies. But, given the high demand for biotech/lab space, Phase 3 Real Estate Partners coverted the building from office to research and development as reported by the San Francisco Business Times earlier this year.

Achaogen is expected to employ over 200 employees at the site with other biotech companies expected to join the tenant roster early next year, according to the article. Phase 3 also intends to complete a “neighboring 21-story tower” in 2018.

Source: CoStar News
By: Mark Heschmeyer
Date Posted: November 16, 2016

One group of business owners hasn’t benefitted from the rebound in property prices. Once a real estate mainstay, owner/user purchases of commercial properties by small businesses have declined over the first three quarters of this year, reversing four straight years of increasing sales, CoStar Comps data shows.

small_warehouse_business

Through the first three quarters of this year, owner/user purchases of office, industrial and retail properties ranged from $150,000 to $1.5 million and totaled $8.79 billion. That is down 11% for the same period last year.

By way of comparison, owner/user purchases of properties of more than $1.5 million are ahead of last year’s pace: $20.76 billion for the first three quarters of this year vs. $19.7 billion for the same period last year, which marked a post-recession high.

Higher property prices may be to blame. Property prices in the small business category have been skyrocketing from a low in 2012 of $51.46 per square foot. At the end of September 2016, the average price per square foot for this category had climbed 28% to $66.08 per square foot, fast approaching the 2009 average price peak of nearly $69 per square foot.

By property type, office properties sold in the $150,000 to $1.5 million price range bought by owner/users climbed from an average of $91.12 per square foot in 2012 to $98.61 per square foot at the end of the third quarter of 2016.

Retail prices for such properties bottomed in 2013 at $85.41 per square square foot and are now selling for more than office properties at an average of $99 per square foot.

Prices for industrial properties in the same price range have climbed from an average of $32 per square foot to $42 per square foot for the same period.

At the same time, banks have been cutting back on their real estate lending to small businesses.

Bank lending to small businesses secured by non-residential properties peaked in June 2008. Banks had more than 1.2 million such loans ranging from $100,000 to $1 million on their books at that time totaling $346.6 billion, according to data from the Federal Deposit Insurance Corp. That total had fallen 22% to $271.3 billion at the end of June 2016, the latest data available.

As an interesting side note though, banks make up five of the largest six sellers of properties to small business owner/users in the last two years. Wells Fargo accounted for about $37 million in such sales; PNC Financial Services, $26 million; Fifth Third Bank, $18.5 million; SunTrust Banks, $16.4 million; and Bank of America, $13.5 million, according to CoStar data.

Meanwhile, capital outlays by small businesses has been trending down, according to the National Federation of Independent Businesses, a small business trade group. The percentage of owners surveyed monthly making an outlay peaked for this recovery in July 2015 at 61% and held close to that through January 2016 but has faded since, according to NFIB’s October data.

The percent of owners planning capital outlays in the next three to six months was 27%, an historically weak number. Seasonally adjusted, the net percent expecting better business conditions fell 7 percentage points to a net negative 7%, which means that now, more owners expect that conditions will worsen. Only 9% of small business owners thought that now is a good time to expand.

Link to full article: CoStar-Small Business Lending Decline

The Silicon Valley Business Journal has reported that office vacancy rates of 7.5% on the Peninsula are at the “lowest since the turn of the century.” The article notes that the low vacancy rates have been aided by Facebook leasing “135,000 square feet at 162 Jefferson Drive in Menlo Park,” and the 101,000 square foot lease renewal by Shutterstock in Redwood Shores.

Facebook-Menlo Park Office

Facebook-Menlo Park Office

With decreasing vacancies, comes higher costs, and the Peninsula Area does not fall short on expensive rents. According to the article, R&D space averages $4.67 per square foot per month, a .9 increase from Q2,” with Menlo Park demanding the highest rents in the county averaging “$7.65” per square foot for R&D & office space.

San Francisco Commercial Real Estate News:

Investors continue to pay record-setting prices to acquire San Francisco commercial buildings. The San Francisco Business Times reported earlier this week that One Front Street has sold for $521 million, equating to $800 per square foot.

one-front-2

Meanwhile, according to The Registry, 55 Hawthorne is slated to hit the San Francisco commercial market. The 143,000+/- square foot building is expected to earn $120-$125 million.

55-hawthorne-use

And in industrial news, the San Francisco investing continues–The Potrero Power Plant site is reportedly under contract between Associate Capital & NRG Engery. The San Francisco Business Times has reported that Associate Capital sees the industrial, but waterfront, property as “an unprecedented opportunity for infill development.”

power-plant2

San Francisco Tech CRE News:

As the Mission Bay Area continues to attract new tenants, start-ups and tech elites like UBER, a pillar in the tech world is also considering new digs south of the Bay Bridge: ADOBE. According to the San Francisco Business Times, Adobe Systems is eyeing 200,000+/- square feet in the 100 Hooper development–although no paper has been inked to date.

100-hooper

National CRE News:

And across the Atlantic, an investment fund has been created to target US multifamily properties. CoStar News has reported that Hansalnvest, based in Germany, has created a $500 million fund to invest in US Apartments. On the East Coast, Acadia Realty (based in New York) has created a $520 million fund targeting value-add retail investments, while San Francisco based Farallon Capital Management has raised $400 million to invest in commercial properties across the nation.

SocketSite has reported that permits for the 410,000+ square foot, 11-story office campus have been filed by UBER. The modern glass structure, designed by SHoP Architects, is being developed by UBER and Alexandria Real Estate Equities.

The San Francisco Business Times also reported the UBER story, stating that construction will commence by the end of September and the project (which will be located next to the future home of the Warriors) is slated for completion in 2018.

An exterior rendering of the future Uber Headquarters in San Francisco's Mission Bay (Photo courtesy SHoP Architects/Uber)

An exterior rendering of the future Uber Headquarters in San Francisco’s Mission Bay (Photo courtesy SHoP Architects/Uber)

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Business Insider–Uber Green Light

Fortune–Uber Files $8 Million Permit in Oakland

Source: CoStar News
By: Randyl Drummer
Date Posted: September 1, 2016

CoStar News has reported that U.S. Commercial Real Estate pricing remains strong as the real estate market heads into Q3. Due to a combination of low interest rates and the continual supply of capital, investments in CRE persisted, sparking growth in pricing.

Price Increase for Web

According to CoStar’s Commercial Repeat Sale Indices (CCRSI), the “value-weighted U.S. Composite Index increased…10.1% from the prior 12-month period, propelling the index 25% above its pre-recession peak level.” However, CoStar projects a moderation in future price growth to a slight decline in deal activity.

Earlier this year, residents of San Francisco passed Prop C–a measure increasing the on-site affordable unit count of new housing developments to 25% from 12% (on residential developments of 25 dwellings or larger). Click here for more details regarding Prop C: PROP C

SF Neighborhood

Last week, The San Francisco Business Times reported that a feasibility study, completed in conjunction with the Controller’s office, suggests that Prop C could hurt the housing stock by discouraging new residential developments–thereby decreasing the overall amount of available housing.

The The San Francisco Chronicle reported that a final submission of the feasibility study will be submitted by the Controller’s Office to the Board of Supervisors in September. Supervisors Jane Kim, Aaron Peskin originally supported the measure.

As reported by The Registry on August 18, 2016, Greenland USA and the Ping An Trust have acquired The Landing at Oyster Point in South San Francisco for $171 Million. The partners, along with the Agile Group and Poly Sino Capital Limited are slated to invest $1 Billion into the project by developing a office complex geared towards R&D and the life science industry.

Link to article: Oyster Point

Oyster Point

Related articles:

San Francisco Business Times

CoStar

Source: Wall Street Journal
By: Jon Hilsenrath
Date Posted: August 17, 2016

WASHINGTON—Federal Reserve officials, playing a waiting game on the economy, sought to keep their options open at a July policy meeting as they tried to reconcile differences over whether it was time to raise short-term interest rates again.

Federal Reserve_web

The Fed’s Wednesday release of minutes from its July 26-27 meeting suggested a rate increase is a possibility as early as September, but that the Fed won’t commit to moving until a stronger consensus can be reached about the outlook for growth, hiring and inflation.

Several officials, still not yet confident that inflation will rise to the Fed’s 2% objective after running below target for four years, weren’t prepared to consider a rate increase. Others, believing the U.S. is close to a fully recovered job market, thought a rate increase would soon be warranted, according to the minutes.

“Members judged it appropriate to continue to leave their policy options open and maintain the flexibility to adjust the stance of policy based on incoming information,” the minutes said.

The Fed raised its benchmark federal-funds interest rate from near zero in December, and began the year expecting to nudge rates up four more times in quarter-percentage-point increments in 2016. It hasn’t moved because of recurrent worries about growth, hiring and turbulence overseas.

Investors have doubts about the Fed’s willingness to move again. Futures traders place an 18% probability on a rate increase in September, 20% on a move by November and 50% on a move by December.

Stocks, bonds and the U.S. dollar could all be jolted when the Fed does actually push rates up again, since borrowing costs affect so much in the economy—including how much it takes to buy a home or car or finance a big corporate project.

The Fed next meets Sept. 20-21. Since its last meeting, economic data have been mixed. Jobs data for July were strong—payrolls rose 255,000—but retail sales and inflation indicators for the month were soft, leaving open the possibility of a prolonged Fed divide that could further delay the next rate move.

Despite the mixed economic backdrop, some notable officials this week have sought to remind investors that the time for another rate increase was drawing near.

“I think we’re getting closer to the day where we’re going to have to snug up interest rates a little bit. And that’s good news,” New York Fed President William Dudley, a close adviser to Chairwoman Janet Yellen, said on the Fox Business Network on Tuesday. Dennis Lockhart, a middle-of-the-road official whose views often reflect the committee consensus, said Tuesday he wouldn’t rule out a September move.

“Most of the fundamentals underpinning growth of consumption are pretty solid,” Mr. Lockhart said. “Early indications of third-quarter GDP growth suggest a rebound,” he added. “I don’t believe momentum has stalled.”

Some of the Fed’s worries have receded in recent weeks, including whether markets would convulse after Britain’s June decision to leave the European Union.

“Participants generally agreed that the prompt recovery of financial markets following the Brexit vote and the pickup in job gains in June had alleviated two key uncertainties about the outlook,” the minutes said.

Most Fed officials expect growth to pick up in the second half of the year, but several still harbor doubt, especially because inflation has run below the Fed’s target for so long. The Labor Department reported Tuesday that the Consumer Price Index was unchanged in July and up 0.9% from a year earlier. The previous three months it was up 1.1% from a year earlier.

The central bank divided into three camps at its July meeting, the minutes show: those who aren’t ready to move rates up, those who are ready, and those who say the moment is getting closer.

Several officials “preferred to defer another rate increase in the federal-funds rate until they were more confident that inflation was moving closer to 2 percent on a sustained basis,” the minutes said.

Others believed the U.S. was “at or close” to full employment, meaning a state where unemployment was low, fully recovered from recession and at a point where if it falls much more it could cause more inflation. These people believed a rate increase “was or would soon be warranted.”

“By far the most significant part of the minutes was the point, repeated at least twice, that (official) forecasts had changed little during the intermeeting period,” Roberto Perli, an analyst with Cornerstone Macro Advisers, said in a note to clients.

Back in June they all expected to raise rates this year. If none of them changed their forecast in a material way, it must mean they still see a rate hike this year as appropriate, he said. “A move by December was and remains a good base case,” he said.

Some Fed officials also worried that a prolonged period of very low rates could cause investors to misallocate investments or misprice risk, possibly leading to a destabilizing financial bubble and bust.

Link to article: Fed’s July Minutes