The Twin Cities industrial real estate market is HOT!
Is it the “Amazon Effect”?
Amazon’s 24-hour delivery promise requires them to lease multiple, dispersed, and well-located distribution centers, which, in turn, is driving up building values and rents all over the country. Case in point, two recent owner/user building sales. First, a 31,000 square foot building in Mendota Heights sold for $86.69 per square foot, and second, a 63,000 square foot building sold for $88.91 per square foot. Just a few short years ago, these would have been sold for $70.00-$75.00 per square foot. Winning the lottery would be great, but it seems like owning a 10,000 to 60,000 square foot industrial building anywhere in the Twin Cities (especially in the 494/694 loop) is the next best thing.
Funny thing happens when building values go up…rents go up, too. Multi-tenant landlords throughout the City are pushing up rates by $0.25-$0.45 per square foot and, for renewals, they are not accepting rents below the last lease rate in effect for the lease.
All of these factors are now fueling a resurgence of sale/lease backs. Recently, two sale/lease back transactions had sale prices 20% over the normal market price with seller’s signing ten-year leases. This put cash in the seller’s pocket to fuel business growth and provided much needed investments to Opportunity Zone or 1031 exchange investors. “Amazon Effect” or not, building values are climbing with no end in sight…for now.
~Written by John Young, CCIM | Vice President
Contact Paramount for a Building Valuation,
Lease Review or Market Update
Written by: MNCAR/Redi Comps
According to the Bureau of Labor Statistics (BLS), the unemployment rate for the Mpls-St. Paul metropolitan statistical area (MSA) increased 40 basis points from 2.7% for May 2019 from 2.3% for May 2018. The unemployment rate for the U.S. was at 3.6% in May 2019, down from 3.8% Y-o-Y for the US. The Mpls-St. Paul MSA saw an increase in industrial job growth in manufacturing increasing 1,200 during the same period. Market Overview
The Mpls-St.Paul industrial market consisting of 244M SF in eight counties across the metro posted over 829,000 SF of positive absorption for Q2 201\98. The overall vacancy rate for the market stands at 5.0% and multi-tenant vacancy was 8.0% for Q2 2019. The average asking lease low rate was $5.67 and high rate was $9.22 NNN for Mpls-St. Paul. To date, there are 12 construction projects throughout the market totaling over 2.4M SF and 1.8M SF was delivered year to date.
At the close of Q2 2019, the market experiences over 1.6M SF of leasing activity. The vacancy rate finished the year at 5.0% in total with the Southeast and West markets being the tightest at 4.0% for all properties. Illume held the top spot in absorption with 277,000 SF in the Northwest market. The Northwest market is showing the highest vacancy rate at 6.1% for all properties while Northeast is highest for multi-tenant properties at 9.4%.
READ ENTIRE REPORT: Q2-19_Mpls-St_Paul_Industrial_Market_Report
Written By: MNCAR/Redi Comps
According to the Bureau of Labor Statistics (BLS), the unemployment rate for the Mpls-St. Paul metropolitan statistical area (MSA) increased 40 basis points from 2.7% in May 2019 to 2.3% in May 2018. The unemployment rate for the U.S. was at 3.6% in May 2019, down from 3.8% for the Y-o-Y for the US. The Mpls-St. Paul MSA saw a decrease in office job growth, professional, financial and information increased by 1,200 during the same period.
The Mpls-St.Paul office market, consisting of over 127M SF of space in seven counties across the metro posting 131,600 SF positive absorption for Q2 2019. The vacancy rate for the market stands at 11.3% for all properties for Q2 2019. Total year-to-date absorption is 256,750 SF. Multi-tenant properties posted 14.9% with 175,000 SF positive absorption . The average asking lease rate for Mpls-St. Paul came in at $24.30 PSF FSG. To date, there are 15 construction projects throughout the market totaling over 2.7M SF.
During the second quarter 2019 the market experienced over 1.1M SF of leasing activity and the vacancy rate finished the quarter at 11.3% in total. Class A properties ended the year at 8.6% for all properties and 12.7% for multi-tenant properties. The West market posted the lowest vacancy rate at 11.3% for multi-tenant properties. For the second quarter the West Market carried the market with the most positive absorption of 63,000 SF. St Paul CBD posted the largest negative absorption of 90,000 SF.
READ ENTIRE REPORT: Q2_19_Mpls-St_Paul_Office_Market_Report
by a Twin Cities Industry Professional
The CoWorking industry has taken the world by storm. In 2005, there were only 3 verified CoWorking spaces in the entire world. And as of 2017, that number had skyrocketed to a staggering 15,000 and that number is slated to double by the end of 2018. These figures are a testament to the rise in digital workplaces and remote working.
I just came back from our Global Workspace Association conference in Austin, Texas and came away with a few interesting facts:
In July and August 2018, 306 new CoWorking centers were opened worldwide. 169 being in the United States. The number of new CoWorking locations are estimated to grow to almost 1,000 in the U.S. by the end of 2018. At the end of 2017, 44% of coworkers were female. By the end of 2018 that number will grow to almost 50% of coworkers being female. By the end of 2019, there will be approximately 1 million people coworking.
But CoWorking is not just for small businesses anymore. Global companies are using flexible space solutions as alternatives to taking or building their own workspaces. They are turning to large CoWorking companies like WeWork to house entire divisions of a company for special projects or teams, and in some cases entire divisions of a company. Studies providing workspace is expensive and can tie up capital. CoWorking can reduce their liabilities and long-term commitments by using flex space providers to house their workforce. Instead of CoWorking communities growing by one or two people at a time, large companies will place 40 or 50 people in a workspace and as many as hundreds of people at one time or over a short period of time.
These facts tell us that the workspace has changed dramatically. Particularly since trends in entrepreneurship and the evolution of the home based business has changed not only how work is done but also where work is done. In addition, technology has played a large part in the ability for workers to use the Internet to work anywhere they choose. CoWorking supports businesses by offering flexible workspace solutions, short term space commitments and the economies of sharing facilities and staff. In short, flex space and CoWorking works! Not just for small businesses but for every business.
“Life is short. Work someplace awesome!”
My background as a CoWorking service business started in 1981. I have seen the workspace evolve and change dramatically. In our early days, we looked for usually “one guy” to take a permanent private office. The offices looked very similar in that they had a basic desk, credenza, chair and a couple of side chairs. That format worked for years. And then technology took the lead. Computers and the internet allowed people to communicate at a different level. Email changed correspondence norms and encouraged less paper and mail costs. The pace of workspace became lightning fast, no more worrying about the fax machine or document delivery. Our target clients are road warriors who carry their office wherever they go whether it is home, auto, hotel or designated workspace.
Technology changed the definition of work. Today almost 90% of businesses created are home based. And home can be an excellent place to work: the dress code rocks, the commute is non-existent, and the economics for a small business make sense. But many people found home is not ideal for those who find distractions a challenge. The number one complaint of businesses that work from home is isolation. There is just no interaction with like-minded professionals or coworkers hanging out at the coffee station or the water cooler. That is where CoWorking hits a home run.
At OffiCenters we have conquered the isolation of entrepreneurial workers. Our workspaces push beyond four walls and include over 1,200 members in our community. We offer not just the space to work but options on collaboration and business challenges. We have networking groups, educational seminars, community outreach and charitable events, and mostly opportunities to meet the five generations of members in our workspaces. In my over 30-year career in workspace as a service, it has never been so exciting.
A recent survey of OffiCenters’ members (August 2018) showed 100% found our spaces conquered their isolation problems. 81% of members have made critical professional bounds within our community. 83% feel that joining a CoWorking community makes them more productive. 78% say they have increased their bottom line since joining OffiCenter. These are powerful numbers and we are proud to influence our community to success. We really emphasize working within our own community and for members to buy from one another whenever possible.
Over the last 8 years we have completely remodeled our workspaces to include not just single private offices but more meeting and conference room choices, team spaces, collaborative workspaces and 60 seat open areas in all of our locations. Our CoWorking spaces have a coffee shop type of environment only with a more professional feel and a lot better Wi-Fi connections.
OffiCenters has 7 locations in the Twin Cities area, which include: Bloomington, Edina, Minnetonka, St. Louis Park, Woodbury and the Minneapolis North Loop.
If you or anyone you know would like to try CoWorking,
please call us at (612) 349-2700 for a free day pass.
Lori Spiess, Founder of OffiCenters
Lori Spiess is the Founder of OffiCenters and has provided workspace solutions to the Twin Cities since 1981. She is an innovator; leader and motivator who help businesses do their best work. She was the first woman President of the Global Workspace Association (GWA). Her company won Most Innovative Workspace 2014 and she made Minnesota Real Power 50 list in 2015. Spiess, a recent cancer survivor, has a new motto: Life is short. Work someplace awesome!
You can view her location at https://officenters.com/.
INDUSTRIAL MARKET TRENDS | Q4 2018 | Mpls-St. Paul
According to the Bureau of Labor Statistics (BLS), the unemployment rate for the Mpls-St. Paul metropolitan statistical area (MSA) decreased 50 basis points from 2.5% in November 2018. The unemployment rate for the U.S. was at 3.8% in October 2018, up from 2.8% for the State of Minnesota. The Mpls-St. Paul MSA saw an increase in industrial growth in manufacturing growing by 6,900 during the same period.
The Mpls-St.Paul industrial market, consisting of 119 msf of space in either counties across the metro posted an availability rate of 11.4% for Q4 2018. The vacancy rate for the market stands at 8.2% to close out 2018. The average asking lease low rate was $5.82 and high rate was $9.00 NNN for Mpls-St. Paul. To date, there are 17 construction projects throughout the market, totaling just over 209 msf.
At the close of Q4 2018, the market experiences over 1.9 msf of leasing activity and the vacancy rate finished the year at 8.2% in total with the Southeast market posting the lowest rate at 7.0%. The top five lease transactions accounted for over 490,797 sf throughout Mpls-St. Paul with the largest leased space for Asmodee North America leasing 130,000 sf. Northeast warehouse distribution increased to 15.7% vacancy from 11.3% due to new deliveries totaling 468,188 sf.
READ ENTIRE REPORT: Q4 2018 – Industrial Market Trends
Written by: MNCAR/Redi Comps
Based on over 40 economic and real estate factors such as employment, GDP, exports and imports, and air, rail and shipping data, the NAIOP Research Foundation forecast suggests that net absorption of industrial space could increase slightly through 2018. Overall, market consensus seems to be that the latter half of 2017 may benefit from a release of pent-up demand due to the election of Donald Trump.
While stories about the “death of retail” are assuredly overblown — with REIS reporting recent quarters of positive net absorption of retail space and the U.S. Census Bureau posting all-time record highs in retail sales — it is increasingly clear that more physical goods will pass through multiple distribution warehouses before reaching consumers’ hands.
New orders of goods are growing, manufacturing activity still appears to be increasing steadily in the U.S. as of the second quarter 2017 which require more industrial facilities, thus the demand for industrial real estate.
Read more: Qtr3 2017-Industrial Space Demand Forecast
In 2009, the NAIOP Research Foundation awarded a research grant to Anderson and Guirguis to develop a model for forecasting net absorption of industrial space in the United States. That model led to successful forecasting two quarters out. A white paper describing the research and testing behind the model for NAIOP’s Industrial Space Demand Forecast is available at naiop.org/research.
For more info about the NAIOP Research Foundation, contact Bennett Gray at 703-674-1436 or firstname.lastname@example.org.
TCN Worldwide Ranks in Top 10 Brokerage Firms in NREI’s 2016 Top Brokers Survey
Commercial real estate brokerage firms posted another strong year, growing both leasing and investment sales volumes, according to data provided to National Real Estate Investor as part of their annual ranking of top commercial real estate brokers.
We are pleased to announce TCN Worldwide was recognized as one of the industry’s top brokerages, ranking 8th (by Deal Volume at $58.6 Billion), in National Real Estate Investor’s 2016 Top Brokers Survey.
The top commercial real estate brokerage firms posted robust year-over-year gains in deal volumes in 2015. National Real Estate Investor reported that the firms that ranked in the top 20 in each of the past two years posted average transaction volume growth of 15.0 percent from 2014 to 2015.
The NREI ranking reaffirms TCN Worldwide’s position as an industry leader, and one of the top brokerages in the commercial real estate industry.
See TCN’s Top 10 Member Deals for 3rd Quarter 2016.
Read more: TCN Worldwide’s Commercial Focus Newsletter | 2016_Q3
—H. Ross Ford III
President & CEO, TCN Worldwide
High-End Amenities Make Employees More Productive
More and more industrial spaces are becoming “the place” to work. The amenities offered in newer industrial buildings rival those of modern office buildings. Natural light, shower facilities, work-out rooms, beautifully landscaped grounds are becoming more common in warehouse buildings. Dan Rafter’s RE Journal post discusses industrial companies need to be more competitive in the labor force. They do this by considering not only location but higher-end amenities that make warehouse employees happier and more productive.
READ MORE: High-end amenities no longer just for office buildings — Industrial Spaces Offer Perks Too
By Dan Rafter, RE Journal.com, October 6, 2016
Companies are leaving the suburbs for downtown.
Corporate America is changing. Companies like General Electric and McDonalds are joining a long list of companies that are leaving the suburbs and returning to the city. Cities provide tax incentives and young people want to live and work in the city. The structure of companies is changing as well. The executive offices may be in the city, but various other departments of the company may be in different other states or other countries. States compete for companies to locate there by offering tax incentives.
Where you work matters.
Employees want to work in an energetic, vibrant and diverse atmosphere. Motorola Solutions executives will be locating 1,100 employees in downtown Chicago. The response to job postings for positions located downtown are much higher than those located in suburban areas.
Advance communication tools are making it easier for headquarters and other corporate functions to be in separate locations. Corporations also encourage employees to use public transit because corporations with downtown locations have eliminated parking lots and security gates.
Other corporations attempt to have an urban atmosphere in a suburban location to be avoid the cost of moving.
READ MORE: Why Corporate America Is Leaving the Suburbs for the City
By NELSON D. SCHWARTZ AUG. 1, 2016
The open office plan is here to stay.
Where you sit matters. According to Harvard Business School, in an open floor plan the idea is for co-workers to sit very close to one another. What changes, however, is who sits next to whom.
Research conducted at one technology company shows, the denser an area is with productive people, the better nearby worker’s productivity, effectiveness, and quality of work. The study measured proximity and productivity of 2,000 workers. The converse is also true for “toxic” workers causing disruptions. People rub off on each other, for good and for bad. The open office floor plan started as a way to for employees to share creativity and productivity. Both Google and Pixar specifically have successful work places because of a collaborative office space.
Optimize Open Office Efficiency.
Employees tend to dislike open office floor plans claiming it is disruptive, distracting and stressful. The thought is that workers with different strengths should be grouped together, mixing high-productivity employees with lower-quality work with slower people generating high-quality work.
READ MORE: The Ideal Office Floor Plan, According to Science
By: Rebecca Greenfield – August 1, 2016