Client Advisory Services
Transcripción
Client Advisory Services
a presentation of Client Advisory Services prepared for July 24, 2009 Commerce CRG 3800 Howard Hughes Parkway, Suite 1200 Las Vegas, NV 89169 (702) 796-7900 • Fax (702) 796-7920 prepared by Michael R. Dunn, CCIM, SIOR Carolyn Curtis, CCIM “Commerce CRG is a regional real estate firm with a national and international affiliation with Cushman & Wakefield, an acclaimed New York City based, privately owned, company founded in 1917, dedicated first and foremost to our clients. With the industry’s premier professionals, and industry leading technology, our mission is to exceed our clients’ expectations through service excellence.” Table of Contents A Proposal for Client Advisory Services Ta b l e o f C o n t e n t s 1Situation overview A. Lease vs purchase considerations B. SAMPLE LEASE VS PURCHASE ANALYSIS . c. cHECKLIST FOR OFFICE LEASES 2. Market overview 3. Client advisory services process 4.Benefits to state bar of Nevada 5. Compensation 6.Project team a. ABOUT CCIM b. About SIOR c. INDUSTRY PARTNERS 7. Relevant experience 8.commerce crg - who are we? a.cushman & wakefield alliance office 9. our promise . SI T UAT ION OVE RVIEW A Proposal for Client Advisory Services S i t u at i o n Ov e rv i e w • State Bar of Nevada is beginning the interview process to engage a commercial office broker to assist the State Bar in the procurement of a new Las Vegas headquarters. • State Bar of Nevada currently occupies property at 600 E. Charleston Blvd, Las Vegas, NV 89104. • State Bar of Nevada acquired the property in 1997, and owns the property free and clear of any debt. • State Bar of Nevada has outgrown the property and has found other interests to lease, or purchase, the property. • State Bar of Nevada desires to relocate in the near term by either leasing new offices or by purchasing an office building. • State Bar of Nevada anticipates a square footage requirement in the range of 20 - 25K square feet. A Proposal for Client Advisory Services A Proposal for Client Advisory Services S i t u at i o n Ov e rv i e w l e a s e v s p u rc h a s e c o n s i d e r at i o n s The key point to remember is that each business brings its own unique situations and concerns to the table in deciding whether it makes more sense to lease office space or to purchase an office building. The answer will be different for each business owner. Following are a just a few pros and cons to consider in arriving at the best decision for the State Bar of Nevada: Pros of owning the property: • Asset appreciation • Fixed overhead costs • Potential to sublet all or a portion of the building • Income if subletting • Pride of ownership • Tax factor Cons of owning the property: • Up-front costs, i.e. down payment, closing costs, remodel costs • Lack of flexibility in square footage needs • Management/maintenance issues Pros of leasing the property: • Flexibility • Fewer responsibilities • Deductible payments • Negotiable lease rates • Free up working capital • More time to focus on running the business Cons of leasing the property: • No equity • Variable overhead costs • No pride of ownership A Proposal for Client Advisory Services s i t u at i o n ov e rv i e w Checklist for office leases • • • • • • • • • • • • • • • • • • • • • • • • • • Space Permitted uses of the Premises Primary lease term Lease rates Common area maintenance, HVAC, and operating costs Tenant Improvements Repairs and replacements Utilities Assignment and subletting Subordination and attornment Destruction Indemnity and disclaimer Default Landlord’s warranties Option to renew Right of first refusal or first offer for additional space Security deposit Guaranty Mortgages Free rent/other concessions Compliance with law Insurance Rules and regulations for the building Rights of entry Signage Parking Market Ov e rv i e w A Proposal for Client Advisory Services m a r k e t Ov e rv i e w | L A S V E G A S E C O N O M Y The Las Vegas economy continues to be impacted by downturns in all major sectors, including gaming, construction, financial and real estate, however we may be starting to show a sign towards more positive numbers. The latest tourism figures (June 2009) suggest visitor volumes are still down by 2.89% from the same period of the prior year, however are up from the 9.8% change at the beginning of the year. The amount of discretionary spending by tourists also appears to be moving to more positive signs as the average gaming revenues on the Las Vegas Strip were down 13.56% but again up from the 14.8% at the beginning of the year. All of these factors point toward a cautionary, but also ready to start spending, stage in consumer demand and market recovery. From a commercial perspective, the supply-demand imbalance of office product, which started in 2008, has produced substantial levels of new product that entered the market despite elevated vacancies. Half way through 2009, developers have now reduced the number of new office buildings under development based on the current fundamentals of limited to / no financing, high vacancy and greatly reduced tenant demand. The new issue is consumer demand to keep businesses running and staying in business. A similar situation has prevailed in the commercial retail sector. That said, a number of retail closures resulted in higher-than-average vacancies while consumers are feeling the pinch associated with price declines in their homes. The industrial sector has performed similarly, yet remains more stable than the office and retail sectors. Limited development in the industrial sector has kept vacancy rates in line with historical averages. While fundamentals in the market remain challenged, market dynamics in the global financial system create an added level of uncertainty and unpredictability. From a global perspective, the latest crisis in the financial markets has impacted liquidity and heightened concerns about accessibility to capital going forward. While government intervention has occurred, the full effect of these assistance programs remains somewhat uncertain. The financial crisis has impacted the viability of major projects and has banks struggling with liquidity issues. The positive impacts associated with major resort openings in late 2008 and well into 2009 are difficult to quantify. Major gaming operators are likely to increase efficiencies to meet the requirements of reduced demand. Employment growth is critical to future economic growth and the return to a healthy commercial market; which may take several years to accomplish. It is important to note that Las Vegas has weathered a number of economic downturns and has responded with great enthusiasm. This down cycle will likely respond similarly; only time will tell! A Proposal for Client Advisory Services m a r k e t Ov e rv i e w | o ffic e m a rk e t Office Market Indicators Current Vacancy 20.11% Lease Rates $2.12 Net Absorption* (236,335) Construction 1.4 M Change Since 2Q09 2Q08 *The arrows are trend indicators over the specified time period and do not represent a positive or negative value. (e.g., absorption could be negative but still represent a positive trend over a specified period.) AT A GLANCE • Overall vacancy rates showed an increase from 19.83% in 1st quarter 2009 to the current rate of 20.11% at the end of 2nd quarter 2009. This rate is escalating from a year ago when rates were around 16.7%. • Construction activity slowed with 1.46 million square feet (msf) of office space currently under construction. Major projects moving forward include: Centennial Hills Center, in the Northwest submarket with approximately 283,700 square feet (sf) of office space. Another major project that just finished construction was the Rainbow Sunset Pavilion in the southwest area with 226,140 sf of office space. • Average rental rates are at lower levels than we witnessed a year ago at a current rate of $2.12 per square foot per month, full service growth (psf/mo/FSG). This is a also a drop from last quarter rates of $2.23 psf/mo/FSG • Economic outlook is still going to be a growing concern for both landlords and tenants as tighter credit terms, rising inflation and a weak job market continue to affect the Las Vegas area. A Proposal for Client Advisory Services m a r k e t Ov e rv i e w | o ffic e m a rk e t Overview By the beginning of 2009, the Las Vegas commercial office market continued to report upward movement in vacancies, while overall demand slowed. The latest market performance was impacted by several factors, including economic weakness locally and nationally, as well as volatility in the global financial markets. Professional office tenants have been impacted by a contracting economy, continued declines in housing values, raising unemployment and ultimately impacting consumer spending and pullback within the tourism industry. Vacancies Valley-wide average vacancies continued to escalate as the supply-side of the equation, combined with declining demand and contraction in real estate related industries, continues to impact the competitive landscape. The office market vacancies reached 20.11% at the end of the 2nd quarter, which was higher than the 19.83% reported one quarter ago (Q1 2009) and 3.4 points higher than the 16.7% reported one year ago (Q2 2008). Sublease space also continues to be on the rise with currently 896,110 sf (2% of the total market) of available sublease space. Office submarkets reporting the highest level of availability included emerging submarkets with the newest supply of buildings such as the Airport (24.2%), Southeast (23.6%), and Southwest (27.58%) submarkets. The high vacancy rates in these submarkets are a result of new buildings coming on line with little or no pre-leasing activity, combined with lease concessions, defaults and downsizing which is causing vacancy to rise. Below-market-average vacancies were noted in the Downtown (12.07%), West (17.57%), Central West (14.91%). A Proposal for Client Advisory Services m a r k e t Ov e rv i e w | o ffic e m a rk e t Pricing (Average Asking Rents) The latest performance contributed to price erosion as landlords and building owners compete for a limited number of office tenants. By 2nd quarter, the market reported average asking rents of $2.12 sf/FSG, a drop from the $2.23 sf/FSG from the previous quarter. Elevated tenant improvement allowances and free rent concessions are impacting returns for landlords, investors and ultimately lenders. We expect this trend to continue throughout the majority of 2009 as inventory levels remain elevated. Average rents in the Class A segment reached $3.02 sf/FSG with newer, high-end buildings targeting a price point well above the average. Mid-range product (Class B) reported average asking rents of $1.80 sf/FSG, which was below the valley-wide average. Pricing for Class C properties decreased again this quarter to $1.54 sf/FSG. Downtown ($2.42 sf/ FSG), Central East ($2.15 sf/FSG) and Airport ($2.00 sf/FSG) submarkets show the highest lease rates, while Central West ($1.88 sf/FSG), Northwest ($1.94 sf/FSG) and North ($1.56 sf/FSG) submarkets show the lowest average lease rates. Please Note: the average asking rates do not take inconsideration free rent & rental concession. * Full Service Gross (FSG): A lease requiring the owner to pay all operating expenses, such as cleaning, maintenance and repairs, utilities, insurance and ad valorem taxes. New Supply (Completions) and Market Demand Construction activity slowed with 1.46 million square feet of office space currently under construction. Major projects moving forward include: Centennial Hills Center, in the Northwest submarket with approximately 283,700 square feet (sf) of office space. At the end of 2nd quarter, net absorption ended with a negative 236,335 sf. This is due to the continued decline in market demand combined with new buildings added to the inventory during the quarter. The hardest hit areas showing negative absorption was in the West, Central East and Airport submarkets. Outlook The market will continue to be impacted by cautious consumer/companies activity, causing vacancies to remain elevated and most likely continue to increase. Near-term contraction within the employment market will also have an impact on office market demand. The effect of extended lease up periods and softening economic conditions will contribute to increased repossession activity by lenders that will result in further price adjustments. Beginning in the summer of 2008 the number of commercial foreclosures has increased monthly, we expect this trend to continue for the foreseeable future as we work our way thru this deleveraging cycle. Resort projects entering the market in 2009 will partially offset recent efforts to increase efficiency, but will likely result in positive job growth following the completion of the $9.2-billion CityCenter project in late-2009, which we hope will stimulate greater office demand. A Proposal for Client Advisory Services m a r k e t Ov e rv i e w | o ffic e m a rk e t Performance by Product Type & Classification While broader market trends are clear, by providing basic break out of the office product types, it is also important to understand the performance of detailed key sectors within the commercial office market. At Commerce CRG, we know the importance of updating the classification of buildings as the market grows older. We have taken the steps this quarter to start with a new classification process. As a team, we have separated and reclassified all office buildings in a “Tier” format. The Tier format will separate out classes in a Top Tier Class and Lower Tier Class. This will help our clients to better understand, for example, the number of “real” Class A buildings that the Las Vegas area has that would qualify as Class A in other markets such as Los Angeles and New York. While also taking a look at lower tier Class A buildings, buildings that is what the Las Vegas market considers Class A, but would not qualify as Class A in Los Angeles or New York. The following is the Commerce CRG 2nd Quarter Market report which highlights market conditions by building type and classification. Las Vegas, Nevada | Commerce CRG Second Quarter 2009 A Proposal for Client Advisory Services A Proposal for Client Advisory Services G l o s s a ry | m a j o r m a rk e t d e fi n iti o n s Top Tier Class A: Describes the highest quality office space locally available. The architecture of Class A office structures always prioritizes design and visual appeal over cost, and sometimes over practicality - a Class A building can be considered a monument and a testament to the success and power of its tenants. Class A: Generally 100,000 sq. ft. or larger (five or more floors), concrete and steel construction, built since 1980, business /support amenities, strong identifiable location/access. Most prestigious buildings competing for premier office users with above average rents for the area. Buildings have high quality standard finishes, state-of-the-art systems, exceptional accessibility and suggest a definitive market presence. Lower Tier Class A: Investment – grade property, well located and offering high-quality space. Good design, above-average workmanship and materials. Well maintained and managed, exceptionally so if an older building. Quality tenants. Building(s) location considered premier with high market perception standards. Typically higher rent with excellent building finishes, multiple building amenities and high efficiencies. Class A will have 3 or more floors, concrete and steel construction. Top Tier Class B: Building(s) location considered excellent with medium market perception standards. Renovated and in good locations. Typically lower rent than Class “A” with good building finishes, some building amenities and medium efficiencies. Built after 2000. Concrete and steel construction. Lower Tier Class B: Buildings competing for a wide range of office users with average rents for the area. Building finishes are fair to good for the area and systems are adequate, but the buildings do not compete with class A at the same price. They are less appealing to tenants than Class A properties, and may be deficient in a number of respects including floor plans, condition and facilities. They lack prestige and must depend chiefly on a lower price to attract tenants and investors. Such buildings offer utilitarian space without special attractions and have ordinary design. Built before 2000. Wood frame and tilt wall construction. Top Tier Class C: A classification used to describe buildings that generally qualify as no-frills, older buildings that offer basic space and command lower rents or sale prices compared to other buildings in the same market. Such buildings typically have below-average maintenance and management, and could have mixed or low tenant prestige, inferior elevators, and/or mechanical/electrical systems. These buildings lack prestige and must depend chiefly on a lower price to attract tenants and investors. 15 to 25 years old. Wood frame and tilt wall construction. Smaller buildings, Garden Style design. Lower Tier Class C: Older, un-renovated and of any size in average to fair condition. Basic Space in a nofrills older building. Below –Average maintenance and management. Mixed or low tenant prestige. Inferior elevators and mechanical/ electrical systems. Class C Buildings are typically 15 to 25 years old but are maintaining steady occupancy. Medical: A building is considered medical if greater than 55% of its rentable area is occupied by medical tenants. Full Service Gross (FSG): A lease requiring the owner to pay all operating expenses, such as cleaning, maintenance and repairs, utilities, insurance and ad valorem taxes. A Proposal for Client Advisory Services LAS VEGAS | OFFICE SUBMARKET MAP C l i e n t a dv i s o ry s e rv i c e s p r o c e s s A Proposal for Client Advisory Services c l i e n t a dv i s o ry s e rv i c e s p r o c e s s The Tenant/Buyer representation process is accomplished thorough a strategic lease or purchase mitigation process that will include evaluating all components of leasing verses purchasing a new building. This mitigation strategy can be accomplished by following the representation process: Definition of Requirements and Team Selection 1 2 Situation Analysis and Strategy Development Situational Analysis • Refine understanding of client’s business, spatial, and financial requirements. • Scrutinize requirement. • Ascertain likely components of optimal solution. • Define specialized expertise needed. • • Assemble team. Strategy Development • Create baseline financial analysis. • Prepare summary analysis and report. Market Survey 3 Prepare preliminary budgets for relocation scenarios. • Analyze alternatives against baseline financial analysis. • Analyze alternative transaction structures. • Lease verses purchase • Quantifying potential government incentives. • Prepare documentation of strategy and criteria for requirements. Negotiations 5 6 Follow-up Service and Ongoing Maintenance • Conduct comprehensive market survey. Tour / Request for Proposal • Preview options. • Formulate negotiation strategies. • Prepare and maintain lease abstract. • Analyze prevailing market conditions and forecasts. • Conduct tours of the most qualified option. • Make final recommendation. • • Match potential facilities with Client’s requirements. • Prepare and issue RFP./ LOI • Present recommendation to management. Prepare transaction summary book and valueadded summary. • • Draft letter of intent. Prepare critical date report. • Provide Client with the final, negotiated business terms. • Monitor critical dates and notify Client. • • Review lease or purchase terms and conditions with Client. Annually review escalation calculations. • Negotiate work letter. • Assist legal counsel in negotiating final lease or purchase agreement. Identify alternative location scenarios. • 4 Alternative Site Qualification and Selection Proposal Analysis • Evaluate proposals. • Present counter proposals. • Perform financial analysis of each option. • Perform in-depth financial analyses of short list. DELIVERABLES Written outline of Client objectvtives and goals. Situation report, strategy and criteria documentation, baseline financial analysis, initial scenario financial analyses, transaction structure analysis, and recommendation for evolving needs. Market survey book of alternatives locations, market analyses, summary of alternatives, location map of alternatives, and building fact sheet for alternatives. Tour book, short list of alternatives, RFP; physical, qualitative, and financial analyses; counter proposals. Letter of intent and lease and purchase document with comments. Transaction summary book, lease abstract, or purchased building abstract. B e n e f i t s TO A Proposal for Client Advisory Services B e n e f i t s TO • Proven Tested Experience A team of veteran professionals dedicated to achieving our clients objectives. • Maximum Value Tenant/Buyer Advisory Representation approach leads to the most costeffective, flexible, and functional occupancy solution. • Optimum Economic Benefits Orchestration of competition among Landlords and or Sellers, will result in the most competitive offer. • Documented Transaction History to Support Key Decision Makers A transaction tracking process of all pertinent history that eliminates, if any, management, board of directors, or any sort of outside speculation. • Alignment of Real Estate with Business Objectives State Bar of Nevada will arrive at the best business decision, meeting or exceeding all fiscal, workforce, and operational objectives. • Protection of the Value of State Bar of Nevada’s Investment Market research that can provide up to date market information and leasehold data, to maximize State Bar of Nevada’s leverage in the market. • Safeguard for State Bar of Nevada’s Interests Our sole commitment is to our clients. We negotiate terms and conditions which are in the best interest of our clients under strict confidentiality. C o m p e n s at i o n A Proposal for Client Advisory Services C o m p e n s at i o n CommerceCRG’s fees for the Client Advisory Services, including tenant/ buyer representation conducted on behalf of the State Bar of Nevada, will be based on 5% of the total lease obligation for years 1-5 and 2.5% for any remaining term. A purchase compensation fee can range from 2% to 5% of the total sales price. All fees earned for Client Advisory Services are typically paid by the landlord/or seller and should not result in a direct cost to the State Bar of Nevada. Should the State Bar of Nevada be interested in pursuing a property that has been foreclosed upon, a property that is not being actively marketed for sale, or an insistent seller, the financial institution with the foreclosed property, or the individual seller, may insist that the buyer compensate their representatives directly. Under these circumstances, the buyer would be responsible for the Client Advisory Services fee. p r o j e ct t e a m Michael R Dunn, CCIM, SIOR Senior Office Director tNEVOO!DPNNFSDFDSHDPN Michael began his career in commercial real estate in 1979. As a 22 year resident of Las Vegas, he joined Commerce CRG/Cushman & Wakefield in May 2003 to lead its Office Properties Division. With over 30 years of experience in the commercial real estate industry, Mike has represented large developers in leasing, marketing, and development of office and industrial properties. He has been directly responsible for the leasing and marketing of a combined portfolio of 3.5 million square feet of commercial space for the Lincoln Property Company in Dallas, The Howard Hughes Corporation, and American Nevada Company in Las Vegas. During his career, he consummated transactions with major corporations such as, Bank of America, Lewis & Roca, Kolesar & Leathan, Vargus & Bartlett, Hale Lane, Gordon & Silver Smith Barney, New York Life, TravelScape / Expedia , Dean Witter, USB Securities, Dain Bosworth Securities, Charles Schwab, American Express Financial Services, HCAThe Hospital Corporation of America, Cardiovascular Consultants, Paychex, Brown & Brown Insurance, First American Title, Chicago Title , Ticor Title , Fidelity Title, PBS&J Engineering, Providian Financial, Encore Productions, The Art Institute, Impac Medical Services, CH2M Hill Engineering, WP Moore Engineering, Ogilvy & Mather Advertising, and Nevada State Contractors Board, City National Bank, Starbucks, Chicago Title, ESPN, Citadel Broadcasting, Chase Manhattan Mortgage, Ford Motor Credit call center, Zappos.com call center and Yellowpages.com call center. Mike is a graduate of the University of Utah and holds a Bachelor of Science degree in Business Administration & Finance. He was awarded the 2007 Las Vegas Commercial Alliance Member of the year. He achieved the commercial real estate industry’s CCIM designation in 1992 and his SIOR designation in 2008. Las Vegas Office 3800 Howard Hughes Parkway, Suite 1200 Tel 702.796.7900 Fax 702.796.7920 www.commercecrg.com Carolyn Curtis, CCIM Senior Office Director tDDVSUJT!DPNNFSDFDSHDPN Carolyn Curtis brings her wealth of experience, dedication and hard work to the highly regarded Commerce CRG team. Carolyn has been a licensed real estate agent for over 30 years; it would be difficult to find anyone with as much knowledge and experience in the real estate industry as Carolyn. After graduating from the University of Oregon, with a Bachelor of Arts degree, Carolyn spent two years as an educator before making the move to the real estate industry. She began her career in residential properties before joining a commercial property management company with several family members. Carolyn gained invaluable experience in the property management segment before moving to Portland, OR to join Norris, Beggs & Simpson a prestigious full service commercial brokerage firm as an office specialist. During her 14 years with the firm Carolyn was involved in hundreds of transactions, including the disposition, acquisition, and leasing of office properties, as well as the purchase and sales of developable land. She was among the top producing agents in the firm. Carolyn moved to Las Vegas in the late 1990’s and continued her career in real estate as a residential property specialist. Her dedication and work ethic, combined with her ability to build trust with clients, ensured her success in the residential real estate arena. After several years in residential real estate, she decided it was time to return to her real passion of commercial real estate. Carolyn is an analytical thinker who can recognize potential conflicts early and will immediately find a solution before situations escalate into problems. She has extensive knowledge in investment counseling, site selection, equity exchange, leasing, sales-leasebacks and real estate development. She understands the real estate market from every angle and uses that knowledge in assisting her clients in achieving their real estate objective. Education and learning are an important part of Carolyn’s philosophy and she uses this to enhance her abilities as a commercial real estate representative. Carolyn is a Certified Commercial Investment Member (CCIM), and holds real estate licenses in Oregon and Nevada. Las Vegas Office 3800 Howard Hughes Parkway, Suite 1200 Tel 702.796.7900 Fax 702.796.7920 www.commercecrg.com A Proposal for Client Advisory Services roles and responsibilities David Jewkes is our Managing Director of Property Management and Financial Analysis. David brings with him a wealth of real estate and business experience which has become invaluable to the organization. David has more than 20 years of real estate management and transaction experience, with specific expertise in corporate growth strategies. He also spent two years in a senior position with the Salt Lake Olympic Organizing Committee before joining Commerce CRG. Christopher A. Schultz serves as the Director of Engineering and Construction for the Commerce CRG office in Las Vegas, Nevada. In this capacity Chris oversees all maintenance and inspections of properties, reviews and supervises tenant improvements, handles tenant and owner relations, supervises all vendor contracts, and advises on capital improvements. Kay Cuba is the Director of Asset Valuation with over twenty years experience in the appraisal field primarily in the banking industry and fee appraisal business. She has extensive experience and knowledge in the preparation of appraisal reviews and narrative appraisal reports of various types of commercial properties including all facets of retail properties, restaurants, c-stores/gas stations, multi-tenant office buildings, multi-family properties including low income housing tax-credit projects, light industrial properties, golf courses, casinos, hotels, condominium developments, health care facilities, residential subdivisions and vacant land. Denisse Maya is our Transaction Coordinator. Denisse has over 6 years of experience within the real estate industry. She has worked closely with Michael Dunn and Carolyn Curtis on several of the projects referenced within this proposal. Denisse will be responsible for all documentation, coordination and organization throughout the entire process. Jessica Willett is our Director of Market Research for the Las Vegas office. Jessica has over 6 years of experience within the real estate industry. She is responsible for up-to-date market data, which is essential in providing our clients with the best possible picture of what is going on in the commercial real estate market. A Proposal for Client Advisory Services I n d u s try pa rt n e r s NAIOP is a national association with 10,000+ members and an extensive network of 48 chapters that represent the interests of developers and owners of industrial, office and related commercial real estate throughout North America. NAIOP provides communication, networking and business opportunities for all real estate related professionals; provides a forum for continuing education; and promotes effective public policy, through its grassroots network, to create, protect and enhance property values. As economies throughout the world are adjusting to the formation of new markets and increased free trade opportunities, the role of the commercial real estate professional is more important than ever. A Certified Commercial Investment Member (CCIM) is a recognized professional in commercial real estate brokerage, leasing, asset management, valuation, and investment analysis. As an experienced expert, a CCIM is an invaluable resource to the commercial real estate owner, investor, and user. The Society of Industrial and Office REALTORS® is the leading professional commercial and industrial real estate association. With more than 2,200 members in 450 cities in 20 countries, the Society represents today’s most knowledgeable, experienced, and successful commercial real estate brokerage specialists. The Institute of Real Estate Management (IREM®) has been the source for education, resources, information and membership for real estate management professionals for more than 70 years. An affiliate of the NATIONAL ASSOCIATION OF REALTORS®, IREM is the only professional real estate management association serving both the multi-family and commercial real estate sectors. With 82 U.S. chapters, seven international chapters, and several other partnerships around the globe, IREM is an international organization that serves as an advocate on issues affecting the real estate management industry. Founded in 1957, the International Council of Shopping Centers (ICSC) is the global trade association of the shopping center industry. Its 39,000 members in the U.S., Canada and more than 70 other countries include shopping center owners, developers, managers, marketing specialists, investors, lenders, retailers and other professionals as well as academics and public officials. As the global industry trade association, ICSC links with more than 20 national and regional shopping center councils throughout the world. A Proposal for Client Advisory Services about The SOCIETY OF INDUSTRIAL AND OFFICE REALTORS® is the leading professional commercial and industrial real estate association. With more than 3,200 members in more than 590 cities in 25 countries, SIOR represents today’s most knowledgeable, experienced, and successful commercial real estate brokerage specialists. SIOR has certified more than 2,800 of its members with the prestigious SIOR designation, a professional symbol of the highest level of knowledge, production, and ethics in the real estate industry. Real estate professionals who have earned the SIOR designation are recognized by corporate real estate executives, commercial real estate brokers, agents, lenders, and other real estate professionals as the most capable and experienced brokerage practitioners in any market. SIOR designees can hold the following specialty designations: industrial, office, sales manager, executive manager, or advisory service. SIOR also includes associate members who include corporate executives, developers, educators, and other involved in the commercial real estate industry. A professional affiliate of the NATIONAL ASSOCIATION OF REALTORS®, SIOR is dedicated to the practice and maintenance of the highest professional and ethical standards. SIOR maintains a commitment to business and industry by providing outstanding professional services, publications, and educational programs. Transaction Data shows the success of SIOR members: Extrapolated data shows that in 2007 the average SIOR member estimated that he or she leased or sold an average of 1.2 million square feet of space for a total dollar volume of $46,725,400 in 31.8 transactions. As a group, SIOR designees sold or leased more than 3.3 billion square feet of space in 83, 539 transactions with a total dollar volume consideration of more than $122.747 billion dollars. © Copyright 2009 SIOR. All Rights Reserved. Privacy Policy. Legal Disclaimer. R e l e va n t experience A Proposal for Client Advisory Services R e l e va n t e x p e r i e n c e dunn/Curtis team tenant representation experience TENANT Ford Motor Company The Art Institute Providian Financial Services YellowPages.Com Call Center EBAY Equivest West, Inc Travel Scope / Expedia PBS & J Engineering Lewis&Roca Zappos.Com Chicago Title Columbia River Inter-Tribal Fish Commission Kolesar & Leathan (Currently Active) Ogilvy & Mather Advertising Vargus&Bartlett American Express Brown & Brown Insurance Hale Lane USB Securities Solomon, Smith Barney Gordon & Silver WP Moore Engineering New York Life Paychex GE Capital City National Bank CH2M Hill Engineering Par Springer - Miller SF 111,000 65,000 64,000 63,000 60,000 55,000 52,000 48,000 32,000 33,000 27,000 26,000 25,000 24,000 24,000 23,000 21,000 18,000 16,000 15,000 15,000 14,000 14,000 12,800 12,500 12,000 11,000 10,000 COMMERCE CRG C USH M AN & WAKEFILED AFFILIAT ION Full Service Commercial Real Estate Utah Nevada Retail Land Appraisal Industrial Investment Office Asset Services commercecrg.com COMMERCE CRG Commerce CRG has been among the top commercial real estate brokerage firms in the Intermountain West for 30 years. From our headquarters in Salt Lake City and offices in Provo/Orem, Park City, Clearfield and St. George, Utah and Las Vegas, Nevada we offer a full range of brokerage services, valuation and consulting, client representation and property/facility management. Our alliance with Cushman & Wakefield extends our reach worldwide. COMMERCE CRG HAS SIX OFFICES LOCATED THROUGHOUT THE INTERMOUNTAIN WEST. Meeting your real estate objectives is our number one goal at Commerce CRG. Whether you’re looking to lease, own, develop or sell commercial properties, we have the team of professionals to get it done for you. Our seasoned agents are recognized both regionally and nationally for their first-rate performance; and because of their success, they tend to stay with our company longer. The average tenure of Commerce CRG agents is one of the longest in the industry. That means you’re getting an experienced agent when you do business with us. You’re also gaining access to Commerce CRG’s Information Services, which include our Geographic Information System (GIS), the industry standard-bearer in mapping. In addition, you will receive unmatched service in marketing, graphic design and industry research. At Commerce CRG we have a complete understanding of the real estate market. Our comprehensive database allows our agents to feel, track and analyze every movement in the industry and to see opportunities as soon as they arise. Combine this with the global resources of Cushman & Wakefield and you get the most innovative and progressive real estate brokerage in the Intermountain West: Commerce CRG. Doing business in a brisk and nuanced marketplace is complex and difficult. We can help. Our experience, knowledge, innovative thinking, networking infrastructure and unmatched service make Commerce CRG the clear choice for your commercial real estate needs. OVERVIEW Over the past ten years, Commerce CRG has completed over 8,809 assignments, 9,026,794,410 square feet, valued at over $6,166,882,090. Commerce CRG has over 150 active agents located in six offices in the Intermountain West. Simply put, our professionals draw from an enormous body of relevant knowledge gained through a substantial volume of experience. A significant distinguishing strength is the level of due diligence and analysis we perform. Securing space is important, but securing the right space is what sets our firm apart in the industry. Our Project Teams take the time to analyze all the conditions and considerations that will affect the real estate strategy and the ultimate decision of the client. A client’s business goals (shortterm and long-term), growth potential, financial considerations, communication concerns, attrition risk, image requirements, and timing issues are just some of the areas reviewed at the outset of each assignment. The product of these efforts is an informed real estate decision. WHEN WAS COMMERCE CRG FOUNDED? Commerce Properties was founded in April 1979. Commerce CRG will be celebrating our 30th anniversary throughout 2009. HOW MANY COMMERCE CRG OFFICES ARE THERE? There are currently six Commerce CRG offices located in Utah and Nevada, plus several on-site property management offices. WHAT IS THE RELATIONSHIP BETWEEN OFFICES? All Commerce CRG offices are under the same ownership. Each Commerce CRG agent has access to all local and national resources including market research, mapping/ GIS, graphic design, administrative support, tech support and general marketing. Over 9 billion square feet of transactions over the past 10 years. COMMERCE CRG BEEN INVOLVED IN 8,809 TRANSACTIONS OVER THE PAST 10 YEARS. HISTORY In January 2006 Commerce CRG continued a long tradition of growth and expansion by opening our newest office in Las Vegas. This followed other office openings in Provo (October 1998), Clearfield (March 1999), Park City (August 2001) and St. George (April 2003). But the history of Commerce CRG really began three decades earlier when Commerce Properties, Inc. was founded in April 1979. In the decade that followed, Commerce Properties established itself as the premier real estate firm in the region for industrial and investment properties. In April 1987 another brokerage group, Consolidated Realty Group (CRG), was born. A young and energetic company, CRG quickly became known for its office and retail divisions and for its dynamic use of new technology. By the end of 1998, it became clear that the two firms would be a perfect fit if they could combine resources, merge and create a larger company capable of investing in new technology and in-house mapping, research and marketing departments. The two firms merged in January 1999 to form Commerce CRG. The company was soon looking for a fresh new direction and new leadership to take it there. In 2002 Michael Lawson was hired as President and CEO, and the firm has continued to grow under his leadership. At the time of the merger, Commerce CRG had 70 agents in three offices. It now has over 170 agents in six offices. Commerce CRG is no longer just a regional real estate brokerage. In June 2004, the company became an independently owned and operated member of the Cushman & Wakefield International Alliance and extended its reach worldwide. 230 Offices in 58 Countries Europe Austria Vienna* Canada Alberta Calgary Edmonton* Belgium Manitoba Newfoundland New Brunswick Nova Scotia Moncton* Saint John* Ontario Winnipeg* British Columbia Fredericton* Vancouver United States Alabama Birmingham* Mobile Arizona Maine Portland Baltimore Bethesda California Boston Michigan Colorado Nevada Connecticut Hartford Stamford Delaware Wilmington District of Columbia Washington, D.C. Florida Ft. Lauderdale Ft. Myers* Jacksonville Miami Orlando Palm Beach Gardens Tampa Georgia Atlanta Hawaii Honolulu Illinois Chicago Chicago Suburban Indiana Indianapolis* Kentucky Louisville* Jersey* Czech Republ Prague Denmark St. John's* Copenhagen* England Halifax* Birmingham London-City London-West En Manchester Thames Valley London Newmarket Ottawa Toronto Central Toronto East Toronto West Quebec Massachusetts Carlsbad Inland Empire L.A. L.A. South Bay L.A. West Marin/Sonoma Cty Oakland Orange County Sacramento San Diego - Downtown San Diego - Eastgate San Francisco San Jose Walnut Creek Colorado Springs* Denver Channel Island Pleven* Plovdiv* Sofia* Montreal Central Montreal Suburban Maryland Phoenix Tempe Tucson* Brussels Bulgaria Detroit* Grand Rapids* Grosse Point Kalamazoo* Lansing* Muskegon* Ohio Minnesota Portland Minneapolis Minneapolis Suburban Missouri Kansas City* St. Louis* Las Vegas* Reno New Hampshire Manchester New Jersey East Rutherford Edison Morristown New York Albany* Binghamton* Buffalo* Corning/Elmira* Islandia Ithaca* Kingston* Melville, LI N.Y. Downtown N.Y. Midtown Rochester* Syracuse Syracuse* Utica* Watertown* Westchester County North Carolina Charlotte* Greensboro/Winston-Salem* Raleigh/Cary Raleigh/Durham* Tarboro* Middle East/Africa Cincinnati* Cleveland* Columbus* Toledo* Israel South Africa Tel Aviv* Cape Town* Durban* Johannesburg* Pretoria* Lebanon Oregon Beirut* Pennsylvania Philadelphia Philadelphia Suburban Pittsburgh* Puerto Rico San Juan* South Carolina Charleston* Greenville/Spartanburg* Tennessee Memphis* Nashville* Texas Austin* Dallas Houston San Antonio* Utah Clearfield/Ogden* Park City* Provo/Orem* Salt Lake City* St. George* Virginia Fredicksburg* McLean Newport News* Norfolk/Virginia Beach* Richmond* Roanoke* Washington Bellevue Seattle Wisconsin Milwaukee* Latin America Argentina Buenos Aires Brazil Manaus Rio de Janeiro São Paulo Chile Santiago* Colombia Bogota* Ecuador Quito Mexico Ciudad Juarez Guadalajara* Mexico City Monterrey Peru Lima Venezuela Caracas United Arab Emirates Dubai ds lic nd Cushman & Wakefield Alliance A number of Cushman & Wakefield offices, including Commerce CRG, are independently owned and connected with the company by way of an international alliance. Cushman & Wakefield concentrates on larger markets like Los Angeles and New York, and alliance members like Commerce CRG concentrate on developing secondary markets. France Ireland Germany Italy Lyon Paris Berlin Dusseldorf Frankfurt Hamburg Munich Greece Athens Hungary Budapest Cork* Dublin* Bologna Milan Rome Luxembourg Luxembourg* Macedonia Skopje* The Netherlands Amsterdam Northern Ireland Belfast* Norway Drammen* Oslo* Stavanger* Russia Moscow Scotland Poland Edinburgh Glasgow Portugal Belgrade* Warsaw Lisbon Romania Bucharest Timisoara Serbia Slovakia Bratislava Spain Barcelona Madrid Sweden Stockholm Switzerland Basel* Geneva* Zurich* Turkey Istanbul Australia/Asia Pacific Australia Adelaide* Melbourne* Sydney China Beijing Chengdu Guangzhou Hong Kong Shanghai Shenzhen Fiji* India Bangalore Chennai Gurgaon Hyderabad Kolkata Mumbai – City Mumbai – Suburbs New Delhi Pune Indonesia Jakarta Japan Tokyo Malaysia Kuala Lumpur* New Zealand Auckland* Wellington* Pakistan Karachi* Philippines Manila* Singapore South Korea Busan Seoul Taiwan Taipei* Thailand Bangkok* Vietnam Hanoi Ho Chi Minh City C&W Owned Offices C&W Alliance/Associate Offices AS OF MARCH 2009 Together the geographic coverage is nearly universal. This enables Cushman & Wakefield to provide comprehensive services for clients with local requirements as well as for those with more expansive national or international portfolios. In either case, Cushman & Wakefield’s services are supported by the full integrated resources of the entire alliance. Cushman & Wakefield is the world’s largest privatelyheld commercial real estate services firm. Founded in 1917, it has 230 offices in 58 countries and more than 15,000 employees. The firm represents a diverse customer base ranging from small businesses to Fortune 500 companies. It offers a complete range of services within four primary disciplines: Transaction Services, including tenant and landlord representation in office, industrial and retail real estate; Capital Markets, including property sales, investment management, valuation services, investment banking, debt and equity financing; Client Solutions, including integrated real estate strategies for large corporations and property owners, and Consulting Services, including business and real estate consulting. A recognized leader in global real estate research, the firm publishes a broad array of proprietary reports available on its online Knowledge Center at www.cushmanwakefield.com. Office Locations Salt Lake City 175 East 400 South, Suite 700 Salt Lake City, Utah 84111 Tel 801-322-2000 Asset Services 801-401-3100 Provo / Orem 1180 South 800 East Orem, Utah 84015 Tel 801-377-2400 Northern Utah 1412 South Legend Hills Drive, Suite 100 Clearfield, Utah 84015 Tel 801-525-3000 Southern Utah 1363 East 170 South, Suite 100 St. George, Utah 84790 Tel 435-673-7111 Park City 614 Main Street, Suite 200 Park City, Utah 84060 Tel 435-615-6825 Las Vegas, NV 3800 Howard Hughes Parkway, Suite 1200 Las Vegas, Nevada 89169 Tel 702-796-7900 www.commercecrg.com OU R P R O M ISE A Proposal for Client Advisory Services O u r Pr o m i s e • Regardless of the State Bar of Nevada’s decision to lease or to purchase a new facility, the Project Team will manage the challenges, mitigate the risks, and maximize the opportunities to deliver the following benefits: - Secure the best facility to meet current and future space requirements - Negotiate directly with Landlord/Seller to ensure optimal financial terms for the State Bar - Realize optimal timing through financial analysis • The Project Team will utilize our expertise to provide a cost-effective, functional occupancy solution throughout the lease/purchase process - Situation analysis and strategy development - Market analysis and property surveys - Alternative site qualification and selection - Provide market comparable lease and sales data - Transaction negotiations - Transaction coordination and implementation services Las Vegas Office 3800 Howard Hughes Pkwy, Suite 1200 Las Vegas, NV 89169 Tel (702) 796-7900 Fax (702) 796-7920 www.commercecrg.com