The office market vacancy rate decreased slightly to 23.1% in the third quarter of 2010, but unemployment in Las Vegas remained high at 14.7%. Average rental rates increased to $2.01 per square foot from $1.89 last quarter, while net absorption was still negative at -93,187 square feet absorbed. The outlook remains cautious as consumer and business activity are expected to remain limited, though some signs of stabilization appear in growth sectors like healthcare and government.
This is a study attempting to statistically measure the impact of Government policies on the economy and the stock market. The “causal” Government policies considered will include:
Fiscal Policy, entailing Budget Deficit spending;
Monetary Policy with the Federal Reserve managing the Federal Funds rate; and
Monetary Policy with the Federal Reserve conducting large purchases of securities (Treasuries, MBS);
The dependent or impacted macroeconomic variables affected by the above Government policies will include:
The overall economy (RGDP);
Inflation (CPI);
Unemployment Rate; and
Stock market.
- The multifamily market continued its strong growth in August, with average US rent increasing $2 to $1,472 and year-over-year growth remaining above 3%.
- Healthy rent growth is seen across most major markets, though some like Houston and Orlando have seen slowing growth due to declining occupancy rates.
- While underlying economic factors remain positive, there is increasing concern about potential slowing due to issues like the ongoing US-China trade war and rising risks of political interventions like rent control measures. The multifamily sector will need to monitor these factors closely going forward.
Trump100 days- Implications for the Property Markets Guy Masse
PRESIDENT TRUMP'S ADMINISTRATION & ITS IMPLICATIONS FOR THE PROPERTY MARKETS
Measuring the success of a new Administration by its first 100 days is a tradition, and President Trump reaches his first key milestone with campaign promises to overhaul Washington and jump-start the economy. This special report provides a perspective on:
How key economic indicators (inflation, job growth) and commercial real estate are performing so far
The status of key policy proposals, including trade and defense
What to watch for beyond the first 100 days
2015 2Q North American Office Market ReportCoy Davidson
The U.S. office market saw improvements in Q2 2015, with vacancy rates declining and absorption improving. However, the Canadian office market weakened, with rising vacancy rates driven by falling oil prices. Overall North American vacancy fell slightly to 12.7%, with U.S. vacancy down to 13.0% and Canadian vacancy up to 9.1%. Absorption was positive in the U.S. at 23.1 million square feet but negative in Canada at -0.5 million square feet. The outlook remains positive for the U.S. office market but negative for Canada due to economic challenges from low oil prices.
The document envisions long-term scenarios for world economic and population growth over the next 200-600 years. It summarizes historical data showing strong growth since the Industrial Revolution that is unlikely to continue indefinitely. Scenarios projecting historical growth rates lead to absurd outcomes. More feasible scenarios involve much lower growth rates, such as under 0.5% annual GDP per capita growth and between -0.15-0.15% annual population growth. Regional data suggests Europe, other Western nations, and some Asian/Latin American countries may already be approaching slower growth associated with the second half of an S-curve pattern, while African growth remains higher.
C&W Marketbeat - Canadian Industrial Report- Q2-2014 Guy Masse
This document provides a summary of industrial real estate market conditions across Canada in the second quarter of 2014. Key points include:
- The Alberta economy continued to outpace other regions, driven by growth in the oil and gas industry. This fueled record industrial real estate absorption in Calgary.
- Central Canadian markets struggled due to slow economic growth, though momentum was starting to improve in the second quarter.
- Strengthening US economic conditions are expected to increase demand for Canadian goods and services, benefiting industrial markets going forward.
The retail market report summarizes 2015 trends in the Phoenix metro area. It notes that 65,700 jobs were added in 2015, home starts increased 70% year-over-year, and these economic gains are boosting consumer confidence. Retail vacancy rates declined to 9.3% while net absorption was 1.77 million square feet. Average rental rates increased to $14/sqft, up from $13.62/sqft in 2014. The report concludes that with continued job and housing growth, the retail sector is poised for growth in 2016.
Japan vs. US comparison on numerous dimensionsGaetan Lion
This study compares Japan vs. the US on numerous dimensions including demographics (including health and education), and economics (including monetary and fiscal policies). This is to observe when Japan and the US trends are likely to converge over time.
This is a study attempting to statistically measure the impact of Government policies on the economy and the stock market. The “causal” Government policies considered will include:
Fiscal Policy, entailing Budget Deficit spending;
Monetary Policy with the Federal Reserve managing the Federal Funds rate; and
Monetary Policy with the Federal Reserve conducting large purchases of securities (Treasuries, MBS);
The dependent or impacted macroeconomic variables affected by the above Government policies will include:
The overall economy (RGDP);
Inflation (CPI);
Unemployment Rate; and
Stock market.
- The multifamily market continued its strong growth in August, with average US rent increasing $2 to $1,472 and year-over-year growth remaining above 3%.
- Healthy rent growth is seen across most major markets, though some like Houston and Orlando have seen slowing growth due to declining occupancy rates.
- While underlying economic factors remain positive, there is increasing concern about potential slowing due to issues like the ongoing US-China trade war and rising risks of political interventions like rent control measures. The multifamily sector will need to monitor these factors closely going forward.
Trump100 days- Implications for the Property Markets Guy Masse
PRESIDENT TRUMP'S ADMINISTRATION & ITS IMPLICATIONS FOR THE PROPERTY MARKETS
Measuring the success of a new Administration by its first 100 days is a tradition, and President Trump reaches his first key milestone with campaign promises to overhaul Washington and jump-start the economy. This special report provides a perspective on:
How key economic indicators (inflation, job growth) and commercial real estate are performing so far
The status of key policy proposals, including trade and defense
What to watch for beyond the first 100 days
2015 2Q North American Office Market ReportCoy Davidson
The U.S. office market saw improvements in Q2 2015, with vacancy rates declining and absorption improving. However, the Canadian office market weakened, with rising vacancy rates driven by falling oil prices. Overall North American vacancy fell slightly to 12.7%, with U.S. vacancy down to 13.0% and Canadian vacancy up to 9.1%. Absorption was positive in the U.S. at 23.1 million square feet but negative in Canada at -0.5 million square feet. The outlook remains positive for the U.S. office market but negative for Canada due to economic challenges from low oil prices.
The document envisions long-term scenarios for world economic and population growth over the next 200-600 years. It summarizes historical data showing strong growth since the Industrial Revolution that is unlikely to continue indefinitely. Scenarios projecting historical growth rates lead to absurd outcomes. More feasible scenarios involve much lower growth rates, such as under 0.5% annual GDP per capita growth and between -0.15-0.15% annual population growth. Regional data suggests Europe, other Western nations, and some Asian/Latin American countries may already be approaching slower growth associated with the second half of an S-curve pattern, while African growth remains higher.
C&W Marketbeat - Canadian Industrial Report- Q2-2014 Guy Masse
This document provides a summary of industrial real estate market conditions across Canada in the second quarter of 2014. Key points include:
- The Alberta economy continued to outpace other regions, driven by growth in the oil and gas industry. This fueled record industrial real estate absorption in Calgary.
- Central Canadian markets struggled due to slow economic growth, though momentum was starting to improve in the second quarter.
- Strengthening US economic conditions are expected to increase demand for Canadian goods and services, benefiting industrial markets going forward.
The retail market report summarizes 2015 trends in the Phoenix metro area. It notes that 65,700 jobs were added in 2015, home starts increased 70% year-over-year, and these economic gains are boosting consumer confidence. Retail vacancy rates declined to 9.3% while net absorption was 1.77 million square feet. Average rental rates increased to $14/sqft, up from $13.62/sqft in 2014. The report concludes that with continued job and housing growth, the retail sector is poised for growth in 2016.
Japan vs. US comparison on numerous dimensionsGaetan Lion
This study compares Japan vs. the US on numerous dimensions including demographics (including health and education), and economics (including monetary and fiscal policies). This is to observe when Japan and the US trends are likely to converge over time.
Economy and equity markets: are they disconnected?Markets Beyond
Equity markets are not disconnected from the real economy and there no reason, under the current circumstances, to fear a market collapse. The S&P 500 is however no longer cheap.
Will Stock Markets survive in 200 years?Gaetan Lion
The document examines whether stock markets will survive in 200 years given demographic and economic constraints. It analyzes 11 stock markets that have underperformed after adjusting for inflation. These markets are in countries experiencing rapid population aging and declines in real GDP per capita growth. Based on these trends, the document concludes several stock markets will struggle to raise capital and increase wealth in the future, questioning their long-term viability in the absence of growth.
This report summarizes the prospects for the UK housing market in winter 2015. It predicts that house prices will rise 4.5% in 2015 and 4.4% in 2016, supported by an improving economy. However, sustained low interest rates could fuel faster growth of nearly 7% in 2016. Regional disparities are growing, with prices weakest in the North East and Scotland. The supply of homes remains constrained, despite strong demand and real earnings growth supporting buyer affordability.
Paine Wetzel/TCN 2016 Q4 State of the Market: Central EditionMarc Hale
TCN Worldwide is a consortium of 1,500+ commercial real estate professionals providing services in over 200 markets worldwide. It manages approximately $38.8 billion in transactions and 80 million square feet of space annually. The US economy grew at a moderate 2.3-2.4% in 2017-2018 according to forecasts, with some fiscal stimulus in the short run under the new administration. Commercial real estate transaction volumes declined in the central US region in 2016, with office down 20.6%, industrial down 45.4%, and retail down 9.7% compared to the previous year.
Retail Lives
Economic fundamentals continue to strengthen in the
U.S., a trend that is expected to endure through
mid-2019. With continued wage growth acceleration
and consumer confidence near an 18-year high, the
retail marketplace has registered solid spending.
Inflation-adjusted consumer expenditures show a
steady 2.5-3% year-over-year (YOY) growth pattern
since the beginning of 2016. eCommerce sales
accounted for approximately 11.5% of retail sales
(excluding auto sales) in 2017. While we expect that
penetration rate to climb to 14.0% by 2019, physical
stores remain vital to retailer survival in this evolving
retail climate. Despite what the media would lead you
to believe, the overall retail industry is still posting
gains even while it faces secular challenges.
U.S. MarketBeats provide an overview of quarterly CRE activity and trends, a snapshot of current economic and capital market conditions as well as market-level statistics on key metrics.
The U.S. economy in 2016 was characterized by steady growth in the face of uncertainty. The year began with steep declines in global equity markets in response to concerns about a slowdown in China, the Europe replaced Asia as the focal point of global anxiety after the Brexit vote. In the fourth quarter, the U.S. unexpectedly elected Donald Trump as President. Despite uncertainty, the economy continued to add an average of 180,000 jobs per month during 2016.
- B.C. employment surged in September, with an increase of 33,300 jobs. Unemployment dropped to 4.2%, the lowest since 2008.
- International exports from B.C. increased 16% in August compared to the same month in 2017, driven by increases in raw metal and forestry exports.
- The housing market in the Lower Mainland continued to weaken in September, with MLS sales down 41% year-over-year and home prices declining for the third consecutive month.
Real estate investment in emerging Asian markets grew 49.3% in the first half of 2013 compared to the same period in 2012. Investment was driven mainly by increased land deals in China's tier 2 and 3 cities to support continued urbanization. While sentiment has improved, volatility remains from tapering risks and deficits. State-linked companies account for more investment in emerging markets than institutional investors due to a lack of grade assets. Overall, real estate investment in emerging Asian markets continues to evolve with ongoing assessment of transparency, access and political risks against long-term economic potential.
Turbulent Times: Our economic prospects in an uncertain worldCheryl Maitland Muir
In his April 6, 2017 presentation to the Annual Council of Forest Industries Conference, BCBC Chief Policy Officer Jock Finlayson described the state of the global, American and Canadian economies and their potential impact on BC's forest sector.
Whether the Great Recession has ended remains debatable in the second quarter of 2010, though many economists believe that the recession, begun in December 2007, probably ended sometime in the third or fourth quarter of 2009. Recovery also remains debatable. Fears over a double-dip
recession persist.
The document provides an analysis of the real estate market in Princeton and Greater Princeton, NJ from January 2020. It discusses inventory levels, pending sales, absorption rates and other metrics in different towns over the past 3-4 years. The markets show signs of stability with absorption rates around 10 months and inventory either steady or declining in most towns. The summary also notes signs of modest price increases in the state.
Just when the Government thought they could celebrate, yet another political storm took over Brazil. Following the immediate impacts of what’s now being called the JBS shock, markets cautiously await the prospect of the reform agenda – especially on social security. Reforming Brazil’s social security system is urgent and will be crucial for the return of fiscal sustainability in the long run – and there is no shortcut. Nonetheless, the reform is also vital for Government’s short term fiscal sanity. And both short and long term will play a key role in setting market expectations, despite relevant macroeconomic improvements in the past 12 months.
- The document analyzes global economic growth trends and forecasts from 2008-2017. It summarizes The World Bank's forecast of moderate global GDP growth rising to 3.0% in 2015 and averaging 3.3% through 2017.
- The strategist argues The World Bank is overly optimistic given factors like China's economic slowdown and the end of the commodity super cycle. Slow global growth is expected to continue in the near future.
- Key themes discussed include diverging economic policies driving US dollar strength and deflation, China's transition from manufacturing to services, and tailwinds for short-term US growth amid a challenging global environment.
This document provides an analysis of economic trends from 2010-2015 based on an Esri white paper. It finds that while some measures of economic recovery are present, such as stabilizing home values and population growth resuming in some areas, other indicators continue to decline, including ongoing job losses. Recovery has been uneven, with metropolitan areas generally faring worse than rural areas in terms of income declines and continued job losses. The economic outlook remains uncertain, with concerns about a potential double-dip recession.
The newsletter discusses the growing economic divide in the US, with facts showing that the rich are getting richer while the middle class and poor are worse off. It argues the recovery reported in the news does not reflect most Americans' experiences. When the Federal Reserve stops stimulating the economy by buying bonds, interest rates will rise, which could trigger a recession worse than 2008 by hurting consumers and the housing/stock markets. The massive US debt also makes the economy vulnerable if interest rates return to historical levels.
FNB_Property Insights_Retail Property's Consumer ChallengesBerty Van Staaden
- The key challenge currently facing the retail property sector is the financial condition of the consumer, as economic growth has slowed and put pressure on household income and spending.
- Over the past 20 years, strong consumer spending helped retail property outperform other sectors, but more recently the economic environment has weakened and consumers face higher taxes and financial pressures.
- Three potential sources of pressure on consumers and retail spending are stagnant economic growth reducing income growth, rising effective tax rates increasing costs for households, and consumers potentially increasing savings rates due to weak sentiment and net wealth growth.
This document provides listings of available commercial real estate in Nevada, including industrial, office, land, investment, and retail properties. Highlighted listings include industrial buildings in Las Vegas ranging from 3,500 to 290,000 square feet, various office buildings and business parks from 1,648 to 270,254 square feet, vacant land parcels from 0.38 to 15 acres, an apartment complex and hotel for investment, and several retail centers and strip malls from 1,500 to 228,841 square feet. Contact information is provided for each property.
Commerce Real Estate Solutions 3rd Qtr 2010 Industrial ReportJessica Parrish
Vacancy rates in the Las Vegas industrial market rose to 15.1% in the third quarter of 2010, up from 15.0% the previous quarter. Average asking lease rates remained steady at $0.60 per square foot. With developers halting new projects, there were no new construction completions during the quarter and only a small amount of space remains under construction. The outlook continues to be cautious as the market remains impacted by weak economic conditions and high unemployment.
The document provides an overview of the Las Vegas office market in the third quarter of 2009. Key points include:
- Overall vacancy rates increased to 20.5% from 20.11% last quarter and 16.7% a year ago. Average asking rental rates declined to $1.95 per square foot from $2.12 last quarter.
- Vacancy rates were highest in the Northwest, Southeast, and Southwest submarkets at 25.7%, 23.8%, and 29% respectively due to newer buildings with little pre-leasing. Downtown and Central East had the lowest vacancies under 15%.
- Landlords are offering increased tenant improvement allowances and free rent to attract tenants, impacting returns
La Unión Europea ha acordado un paquete de sanciones contra Rusia por su invasión de Ucrania. Las sanciones incluyen restricciones a las importaciones de productos rusos de alta tecnología y a las exportaciones de bienes de lujo a Rusia. Además, se congelarán los activos de varios oligarcas rusos y se prohibirá el acceso de los bancos rusos a los mercados financieros de la UE.
Economy and equity markets: are they disconnected?Markets Beyond
Equity markets are not disconnected from the real economy and there no reason, under the current circumstances, to fear a market collapse. The S&P 500 is however no longer cheap.
Will Stock Markets survive in 200 years?Gaetan Lion
The document examines whether stock markets will survive in 200 years given demographic and economic constraints. It analyzes 11 stock markets that have underperformed after adjusting for inflation. These markets are in countries experiencing rapid population aging and declines in real GDP per capita growth. Based on these trends, the document concludes several stock markets will struggle to raise capital and increase wealth in the future, questioning their long-term viability in the absence of growth.
This report summarizes the prospects for the UK housing market in winter 2015. It predicts that house prices will rise 4.5% in 2015 and 4.4% in 2016, supported by an improving economy. However, sustained low interest rates could fuel faster growth of nearly 7% in 2016. Regional disparities are growing, with prices weakest in the North East and Scotland. The supply of homes remains constrained, despite strong demand and real earnings growth supporting buyer affordability.
Paine Wetzel/TCN 2016 Q4 State of the Market: Central EditionMarc Hale
TCN Worldwide is a consortium of 1,500+ commercial real estate professionals providing services in over 200 markets worldwide. It manages approximately $38.8 billion in transactions and 80 million square feet of space annually. The US economy grew at a moderate 2.3-2.4% in 2017-2018 according to forecasts, with some fiscal stimulus in the short run under the new administration. Commercial real estate transaction volumes declined in the central US region in 2016, with office down 20.6%, industrial down 45.4%, and retail down 9.7% compared to the previous year.
Retail Lives
Economic fundamentals continue to strengthen in the
U.S., a trend that is expected to endure through
mid-2019. With continued wage growth acceleration
and consumer confidence near an 18-year high, the
retail marketplace has registered solid spending.
Inflation-adjusted consumer expenditures show a
steady 2.5-3% year-over-year (YOY) growth pattern
since the beginning of 2016. eCommerce sales
accounted for approximately 11.5% of retail sales
(excluding auto sales) in 2017. While we expect that
penetration rate to climb to 14.0% by 2019, physical
stores remain vital to retailer survival in this evolving
retail climate. Despite what the media would lead you
to believe, the overall retail industry is still posting
gains even while it faces secular challenges.
U.S. MarketBeats provide an overview of quarterly CRE activity and trends, a snapshot of current economic and capital market conditions as well as market-level statistics on key metrics.
The U.S. economy in 2016 was characterized by steady growth in the face of uncertainty. The year began with steep declines in global equity markets in response to concerns about a slowdown in China, the Europe replaced Asia as the focal point of global anxiety after the Brexit vote. In the fourth quarter, the U.S. unexpectedly elected Donald Trump as President. Despite uncertainty, the economy continued to add an average of 180,000 jobs per month during 2016.
- B.C. employment surged in September, with an increase of 33,300 jobs. Unemployment dropped to 4.2%, the lowest since 2008.
- International exports from B.C. increased 16% in August compared to the same month in 2017, driven by increases in raw metal and forestry exports.
- The housing market in the Lower Mainland continued to weaken in September, with MLS sales down 41% year-over-year and home prices declining for the third consecutive month.
Real estate investment in emerging Asian markets grew 49.3% in the first half of 2013 compared to the same period in 2012. Investment was driven mainly by increased land deals in China's tier 2 and 3 cities to support continued urbanization. While sentiment has improved, volatility remains from tapering risks and deficits. State-linked companies account for more investment in emerging markets than institutional investors due to a lack of grade assets. Overall, real estate investment in emerging Asian markets continues to evolve with ongoing assessment of transparency, access and political risks against long-term economic potential.
Turbulent Times: Our economic prospects in an uncertain worldCheryl Maitland Muir
In his April 6, 2017 presentation to the Annual Council of Forest Industries Conference, BCBC Chief Policy Officer Jock Finlayson described the state of the global, American and Canadian economies and their potential impact on BC's forest sector.
Whether the Great Recession has ended remains debatable in the second quarter of 2010, though many economists believe that the recession, begun in December 2007, probably ended sometime in the third or fourth quarter of 2009. Recovery also remains debatable. Fears over a double-dip
recession persist.
The document provides an analysis of the real estate market in Princeton and Greater Princeton, NJ from January 2020. It discusses inventory levels, pending sales, absorption rates and other metrics in different towns over the past 3-4 years. The markets show signs of stability with absorption rates around 10 months and inventory either steady or declining in most towns. The summary also notes signs of modest price increases in the state.
Just when the Government thought they could celebrate, yet another political storm took over Brazil. Following the immediate impacts of what’s now being called the JBS shock, markets cautiously await the prospect of the reform agenda – especially on social security. Reforming Brazil’s social security system is urgent and will be crucial for the return of fiscal sustainability in the long run – and there is no shortcut. Nonetheless, the reform is also vital for Government’s short term fiscal sanity. And both short and long term will play a key role in setting market expectations, despite relevant macroeconomic improvements in the past 12 months.
- The document analyzes global economic growth trends and forecasts from 2008-2017. It summarizes The World Bank's forecast of moderate global GDP growth rising to 3.0% in 2015 and averaging 3.3% through 2017.
- The strategist argues The World Bank is overly optimistic given factors like China's economic slowdown and the end of the commodity super cycle. Slow global growth is expected to continue in the near future.
- Key themes discussed include diverging economic policies driving US dollar strength and deflation, China's transition from manufacturing to services, and tailwinds for short-term US growth amid a challenging global environment.
This document provides an analysis of economic trends from 2010-2015 based on an Esri white paper. It finds that while some measures of economic recovery are present, such as stabilizing home values and population growth resuming in some areas, other indicators continue to decline, including ongoing job losses. Recovery has been uneven, with metropolitan areas generally faring worse than rural areas in terms of income declines and continued job losses. The economic outlook remains uncertain, with concerns about a potential double-dip recession.
The newsletter discusses the growing economic divide in the US, with facts showing that the rich are getting richer while the middle class and poor are worse off. It argues the recovery reported in the news does not reflect most Americans' experiences. When the Federal Reserve stops stimulating the economy by buying bonds, interest rates will rise, which could trigger a recession worse than 2008 by hurting consumers and the housing/stock markets. The massive US debt also makes the economy vulnerable if interest rates return to historical levels.
FNB_Property Insights_Retail Property's Consumer ChallengesBerty Van Staaden
- The key challenge currently facing the retail property sector is the financial condition of the consumer, as economic growth has slowed and put pressure on household income and spending.
- Over the past 20 years, strong consumer spending helped retail property outperform other sectors, but more recently the economic environment has weakened and consumers face higher taxes and financial pressures.
- Three potential sources of pressure on consumers and retail spending are stagnant economic growth reducing income growth, rising effective tax rates increasing costs for households, and consumers potentially increasing savings rates due to weak sentiment and net wealth growth.
This document provides listings of available commercial real estate in Nevada, including industrial, office, land, investment, and retail properties. Highlighted listings include industrial buildings in Las Vegas ranging from 3,500 to 290,000 square feet, various office buildings and business parks from 1,648 to 270,254 square feet, vacant land parcels from 0.38 to 15 acres, an apartment complex and hotel for investment, and several retail centers and strip malls from 1,500 to 228,841 square feet. Contact information is provided for each property.
Commerce Real Estate Solutions 3rd Qtr 2010 Industrial ReportJessica Parrish
Vacancy rates in the Las Vegas industrial market rose to 15.1% in the third quarter of 2010, up from 15.0% the previous quarter. Average asking lease rates remained steady at $0.60 per square foot. With developers halting new projects, there were no new construction completions during the quarter and only a small amount of space remains under construction. The outlook continues to be cautious as the market remains impacted by weak economic conditions and high unemployment.
The document provides an overview of the Las Vegas office market in the third quarter of 2009. Key points include:
- Overall vacancy rates increased to 20.5% from 20.11% last quarter and 16.7% a year ago. Average asking rental rates declined to $1.95 per square foot from $2.12 last quarter.
- Vacancy rates were highest in the Northwest, Southeast, and Southwest submarkets at 25.7%, 23.8%, and 29% respectively due to newer buildings with little pre-leasing. Downtown and Central East had the lowest vacancies under 15%.
- Landlords are offering increased tenant improvement allowances and free rent to attract tenants, impacting returns
La Unión Europea ha acordado un paquete de sanciones contra Rusia por su invasión de Ucrania. Las sanciones incluyen restricciones a las importaciones de productos rusos de alta tecnología y a las exportaciones de bienes de lujo a Rusia. Además, se congelarán los activos de varios oligarcas rusos y se prohibirá el acceso de los bancos rusos a los mercados financieros de la UE.
La Unión Europea ha acordado un embargo petrolero contra Rusia en respuesta a la invasión de Ucrania. El embargo prohibirá las importaciones marítimas de petróleo ruso a la UE y pondrá fin a las entregas a través de oleoductos dentro de seis meses. Esta medida forma parte de un sexto paquete de sanciones de la UE destinadas a aumentar la presión económica sobre Rusia y privar al gobierno de Vladimir Putin de fondos para financiar la guerra.
Commerce Real Estate Solutions 3rd Qtr 2010 Retail ReportJessica Parrish
Vacancy rates in the Las Vegas retail market fell slightly in the third quarter of 2010 to 12.99%, while average lease rates continued to decline to $1.63 per square foot. Unemployment in Las Vegas remains high at 14.7%, the highest in the nation, and is still impacting the local economy. While some indicators show signs of improvement, such as a rise in taxable sales, the outlook remains cautious as the full effects of high unemployment are still uncertain. The retail market recovery is expected to be slow as vacant space is absorbed and consumer confidence and spending increase.
The industrial vacancy rate in Las Vegas fell to 15% in the second quarter of 2011, down from 15.85% in the first quarter, and median asking lease rates increased slightly. While the job market has been unstable, tourism has increased and the unemployment rate has stabilized, suggesting the Las Vegas economy may be starting to recover. The report also provides statistics on vacancy rates, absorption, leasing activity, and notable lease and sale transactions from the second quarter of 2011.
David Jewkes, the Executive Director of Asset Recovery Services for CCRG/Cushman & Wakefield in Las Vegas, announces that seven more commercial real estate assets totaling 242,000 square feet have been added to ARS's portfolio. These properties are mostly retail centers with CMBS loans now in default. ARS expects that non-performance of CMBS loans from the past 6 years will continue to reduce commercial property values, most significantly for unanchored strip malls. There will be an overall "resetting of retail" to lower rent levels and investment returns matching 2003 levels over the next few months.
Alice is a free 3D programming environment that allows users to create scenes and functions through a drag and drop interface. A brief demonstration video shows how Alice can be used to program 3D worlds and characters without coding. ArcGIS is mapping software that uses layered data sets like raster images and vectors to map and show different types of information. Google SketchUp is another free and easy to use 3D modeling tool that can save projects for use in Alice or ArcGIS.
Commerce Real Estate Solutions is a regional real estate firm dedicated to exceeding clients' expectations through service excellence. They have industry-leading professionals and technology.
The Las Vegas retail market saw high vacancy rates of 13.02% in the fourth quarter of 2009. Vacancies were highest in North Las Vegas, Central East, and East submarkets as well as strip centers and neighborhood centers. Average lease rates declined to $1.85 NNN due to tenants renegotiating in a soft market. The retail sector outlook remains challenging in 2010 as the economy recovers.
The document discusses the benefits of meditation for reducing stress and anxiety. Regular meditation practice can help calm the mind and body by lowering heart rate and blood pressure. Studies have shown that meditating for just 10-20 minutes per day can have significant positive impacts on both mental and physical health.
COMMERCE CRG is a regional real estate firm dedicated to serving its clients with industry-leading professionals and technology. The firm's mission is to exceed client expectations through excellent service. According to the report, retail market indicators in Las Vegas as of the third quarter of 2009 show vacancy rates reaching a new high of 12.74% with 6.9 million square feet of available space. Rents have remained stable as landlords offer concessions to attract tenants in the difficult market. The outlook for the Las Vegas retail market remains challenging as vacancy rates are expected to continue rising in the foreseeable future due to high unemployment and low consumer confidence.
The Las Vegas office market continues to show signs of recovery in Q4 2011. Vacancy rates remained stable at 23.8% while direct net absorption was positive for the full year after being negative since 2008. Rents have stabilized after declining but remain lower than past rates. Absorption was positive for Class B and A properties while Class C saw negative absorption. The outlook expects further improvement in 2012 with lower vacancy and slightly higher rents dependent on continued job growth and economic stability in the region.
The 1st quarter 2010 retail market report for Las Vegas, NV found:
1) Overall vacancy rates reached a new high of 13.64% as retailers closed stores due to economic conditions.
2) Rents continued to fall as landlords offered incentives to stabilize rates, with average lease rates at $1.74 per square foot.
3) The retail sector outlook remained challenging with vacancy rates expected to continue rising due to high unemployment, low consumer confidence, and a struggling housing market.
Commercial Real Estate Market Overview August 2015_tcm78-50654Yirong Song
The document summarizes commercial real estate market trends from 1950-2015. It discusses the post-WWII shift from central business district (CBD) office space to suburban office space due to demographic and economic factors. Starting in the late 1990s and 2000s, CBD office demand increased as crime rates fell and millennials entered the workforce. While CBDs have generally outperformed suburbs, some technology and energy markets saw stronger suburban growth after 2008. Across property types, vacancy rates declined and prices rose from 2014-2015, though retail prices remain below 2007 levels. The industrial, apartment, and office sectors are expected to see declining vacancies and rent growth amid new supply.
North American Commercial Real Estate ReportChris Fyvie
We are pleased to share with you the our latest North American Research Report -covering approximately 70 metro areas - demonstrating that the office market in the United States and Canada will continue a steady growth, but will lack in the force and pace of prior cycles. However, positive market trends exist, including strong absorption and declining vacancy rates in all the major U.S. CBDs. Additionally, construction is increasing, but remains below historic highs.
The document provides a quarterly market report on the Houston retail sector in Q1 2020. It summarizes that the sector was healthy in Q1 but will be negatively impacted by COVID-19 going forward. Key statistics for Q1 2020 include a vacancy rate of 5.4% and 429,013 SF of net absorption. However, retail has been hardest hit by the economic shutdown, and vacancy is predicted to spike to over 12% with store closures. The future impact on the sector is difficult to predict due to the pandemic.
Q1 - 2015 North American Industrial HighlightsCoy Davidson
The North American industrial vacancy rate declined 15 basis points to 6.7% in Q1 2015. Net absorption was strong at 63.1 million square feet, while 52.0 million square feet of new space was added. Healthy demand and a need for modern space has led to an upswing in construction activity in both the US and Canada. Tightening market conditions have pushed up industrial rents, with average US warehouse rents rising 2.2% to $5.16 per square foot.
Colliers North American Office Highlights 2Q 2013Coy Davidson
The document provides a summary of key office market indicators for North America in Q2 2013. Some key points:
- The overall North American vacancy rate decreased slightly to 13.86% due to declines in the US rate, while the Canadian rate increased slightly.
- Net absorption surged to 15.5 million square feet, an increase from the previous quarter, driven by an improving US economy despite headwinds.
- Construction activity remains low compared to historical levels and concentrated in strong demand markets, which will support the recovery.
- Transaction volume increased 36% year-over-year, with investors taking on more risk amid global economic weakness.
The document provides an overview of the Las Vegas office market in the third quarter of 2009. Key points include:
- Overall vacancy rates increased to 20.5% from 20.11% last quarter and 16.7% a year ago. Average asking rental rates declined to $1.95 per square foot from $2.12 last quarter.
- Vacancy rates were highest in the Northwest, Southeast, and Southwest submarkets at 25.7%, 23.8%, and 29% respectively due to newer buildings with little pre-leasing. Downtown and Central East submarkets had the lowest vacancies under 15%.
- Landlords are offering increased tenant improvement allowances and free rent to attract tenants, impact
The Truth About Lying: An Economic AnalysisJoe Morgan
The document provides misleading statistics and information about various economic indicators such as housing, employment, and financial markets. It includes graphs and charts with made-up or manipulated data designed to portray a rosier picture than the actual economic situation. The document is critiquing the practice of using false or misleading statistics to claim the economy is improving more than it really is.
Did you know total nonfarm payroll employment fell by 701,000 in March 2020, measuring the effects of COVID-19 and efforts to contain it? Employment in leisure and hospitality fell by 459,000, mainly in food services and drinking places. Notable declines also occurred in health care and social assistance, professional and business services, retail trade, and construction.
The housing market across the MLSListings region slowed significantly in 2022 due to high prices, rising interest rates, and economic uncertainty. Home prices declined in most areas compared to last year, with the largest drops in San Mateo County. Housing sales and new listings also fell substantially, causing inventory levels and months of supply to rise slightly. However, the market remains relatively tight. Prices are expected to decline modestly further before stabilizing in late 2023 as interest rates potentially decrease.
The document provides an overview and forecast of the office market in the Greater Toronto Area (GTA) in the third quarter of 2010. It finds that the GTA office market has stabilized over the past year with a vacancy rate of around 10.5% and average asking rents of $16.25-$16.35 per square foot. The forecast predicts vacancy rates will rise slightly by the end of 2010 before declining to around 6.1% by the third quarter of 2011, while average asking rents are projected to steadily increase to $16.38 per square foot.
This report summarizes Q1 2015 trends in the US national office sector real estate market. It finds that the overall national availability rate rose slightly to 17.0% as new construction increased supply in many markets like Houston and Dallas. Asking rental rates continued to increase nationally and in major cities like New York City and San Francisco driven by new construction and tight supply. The report also discusses how companies are increasingly expanding to lower cost Sunbelt markets in the South and West for access to talent at a lower cost while pursuing the American consumer population growth in these areas.
Total nonfarm payroll employment increased by 128,000 jobs in October. Job growth has averaged 167,000 per month thus far in 2019, compared with an average monthly gain of 223,000 in 2018. Employment declined in motor vehicles and parts manufacturing due to strike activity. Federal government employment was also down, reflecting a drop in the number of temporary jobs for the 2020 Census.
The document summarizes commercial real estate market conditions in Greater Boston during the third quarter of 2010. Key points include:
- The economy officially ended its recession in mid-2009 but employment levels did not bottom out until late 2009, leading to a sluggish recovery. Unemployment rates remained high across the US and in Massachusetts.
- In Greater Boston, net absorption improved from negative levels a year ago but availability rates remained elevated, suggesting the market is still recovering. Rents declined from a year ago but appeared stable in recent quarters.
- The Boston, Cambridge, and suburban office markets all showed signs of stabilization compared to a year ago, with declining availability and positive but modest absorption. Rents declined
The trade, transportation and utilities sector added the most jobs (2,200) in San Diego County in December 2016, contributing to a decrease in the unemployment rate. Overall, 28,900 jobs were added in 2016, a 2% annual increase. San Diego has a diverse economy led by government, professional services, healthcare, retail, and hospitality. Strong employment growth is fueling demand across commercial real estate sectors, including positive net absorption in the office, industrial, and retail markets with declining vacancy rates.
The organised retail sector in India faces several challenges that are hindering its growth, including a global economic slowdown reducing consumer demand, intense competition from unorganised retailers, and lack of basic infrastructure. Additional issues include high real estate costs, supply chain inefficiencies, challenges hiring and retaining skilled workers, and losses from retail shrinkage. Addressing these obstacles will help the sector achieve greater economies of scale and expansion.
VERTEX's CEO, Bill McConnell, PE, JD, MSCE, CDT, provides his annual outlook on the state of the Construction industry. The US economy has expanded, albeit slowly, for the past 8+ years. The construction industry, which over-corrected during the Great Recession, has rebounded with vengeance on the heels of record private construction spending. On the other hand, public construction spending was considerably less in 2017 than it was in 2006. Moving forward, all indicators suggest that private construction will slow while public construction spending will soon pick up steam. Also, all good things come to an end, and the current economic expansion will be no different—it is likely the US will enter into a mild recessionary cycle in late 2019 or 2020.
VERTEX's CEO, Bill McConnell, PE, JD, MSCE, CDT, provides his annual outlook on the state of the Construction industry. The US economy has expanded, albeit slowly, for the past 8+ years. The construction industry, which overcorrected during the Great Recession, has rebounded with vengeance on the heels of record private construction spending. On the other hand, public construction spending was considerably less in 2017 than it was in 2006. Moving forward, all indicators suggest that private construction will slow while public construction spending will soon pick up steam. Also, all good things come to an end, and the current economic expansion will be no different—it is likely the US will enter into a mild recessionary cycle in late 2019 or 2020.
U.S. apartment rents rose 0.9% in June according to a survey, marking the third straight month of double-digit gains. Rents were up 2.7% in the second quarter and 5.6% year-over-year. The national average rent reached a new high of $1,213. Rent growth has been led by West Coast markets like San Francisco, Sacramento, and Seattle, though some Northeast and Mid-Atlantic markets showed strengthening as well in the latest period. Occupancy remained strong at 96.1% nationally for the third month in a row.
RECI July 2016 Metro Chicago Core MOB SnapshotThomas Amato
The document provides an analysis of the Metro Chicago medical office building (MOB) market for the second quarter of 2016. It finds that while job growth and demand for healthcare services remains strong, the MOB market is showing signs of slowing absorption due to a large single vacancy. Specifically, vacancy rose to 13.7% due to the vacancy of a 153,000 square foot building, while average asking rents continued to increase. The outlook remains positive, with expectations that vacancy will decline over the long term as demand and MOB job growth remain strong, fueling need for additional space.
The document provides an analysis of the real estate market in Princeton and Greater Princeton, NJ from January 2020. It discusses inventory levels, pending sales, absorption rates and other metrics to analyze the current state of the market across different towns. Recent data shows a stabilization of inventory levels after years of steady increases and absorption rates returning to more normal levels of 5-6 months. The local real estate market appears to have hit bottom and modest price increases are expected going forward.
Similar to Commerce Real Estate Solutions 3rd Qtr 2010 Office Report (20)
The Las Vegas office market saw improvements in Q2 2012, with vacancy rates declining and positive net absorption. Vacancy fell to 23.9% from 24.4% in Q1, while net absorption was 286,291 sf after negative absorption last quarter. Average asking lease rates continued falling, now at $1.84 psf/FSG, the lowest in 12 years. The outlook remains positive as vacancy rates are expected to remain stable for the rest of the year with a potential small increase in Q3, while lease rates may start rising again in the coming quarters dependent on continued job and economic growth.
Las Vegas Americas Market Beat Medical Office Q42011 In HouseJessica Parrish
The medical office market in Las Vegas experienced rising vacancies in 2011 due to the effects of the economic slowdown. The overall vacancy rate increased to 18.3% in the fourth quarter of 2011. Lease rates remained low as landlords offered concessions to attract tenants, with average asking rents at $1.71 per square foot. While vacancies remained stable, absorption was negative as the market continued to struggle with overbuilding and a large unemployed workforce reducing demand for medical services. The outlook anticipates lower vacancy rates and slightly higher lease rates in the coming years dependent on job growth and economic improvement.
Las Vegas Americas Market Beat Industrial Q42011Jessica Parrish
The document provides an economic and market snapshot of the industrial real estate sector in Las Vegas, Nevada for Q4 2011. Key points include: vacancy rates remained stable at 15.1% overall; direct net absorption ended the year positive for the first time since 2008; median asking rental rates ranged from $0.35 to $0.52 per square foot per month; and the outlook expects continued modest economic improvement in 2012-2013 dependent on job growth.
- The overall vacancy rate in the Las Vegas office market decreased slightly from 23.46% to 23.28%.
- Developers have halted new development due to high vacancy rates, limited financing, and reduced tenant demand.
- Average asking rental rates decreased from $2.00 per square foot to $1.95 per square foot.
- Net absorption was positive for the first time since 2008, indicating signs of market stabilization.
This document provides a summary of key indicators and trends in the Las Vegas industrial real estate market for the first quarter of 2010:
- The industrial vacancy rate increased to 15.0% from 14.0% last quarter, up 3.2% from a year ago.
- Average asking lease rates decreased slightly to $0.60 per square foot from $0.64 at the end of 2009.
- No new construction was completed during the quarter as developers have halted many projects.
- Net absorption was negative at -1,038,635 square feet as the economic outlook remains a concern.
Vacancy rates in the Las Vegas office market increased this quarter to 23.05%, up from 20.79% last quarter. Absorption was negative at (818,385) square feet. While some submarkets like Downtown showed lower vacancy rates, others like Northwest had very high vacancy of 44.38% due to new construction and lack of pre-leasing. Developers have halted new projects due to high vacancy and low demand. The local and national unemployment rates remain elevated at 13.9% and 9.7% respectively, continuing to impact the commercial real estate market recovery.
Commerce / Cushman & Wakefield Las Vegas March 2010 Property ListingsJessica Parrish
This document provides a summary of available industrial and office properties for lease in Nevada in March 2010. It lists 26 industrial properties and 14 office properties throughout the Las Vegas area. For each property, it provides the address, building square footage, available square footage for lease, and the listing agents. The properties range in size from around 1,500 square feet to over 400,000 square feet.
The document provides an overview of the Las Vegas office market for the 4th quarter of 2009. Key points include:
- Overall vacancy rates increased to 20.79% in the 4th quarter, up from 20.5% in the 3rd quarter and higher than the 16.7% rate from a year ago.
- Average rental rates declined to $2.10 per square foot from $2.12 last quarter, and were lower than rates from a year ago.
- Net absorption was negative at -80,478 square feet absorbed for the quarter. The economic outlook remains uncertain due to tight credit and high unemployment.
- By property class, top tier buildings
Jennifer Levine was recently appointed the 2010 Chairperson of NAIOP's Education Committee. In 2009, the committee revamped its educational offerings in response to the economic downturn, providing free workshops for members on topics to help them stay competitive. Due to the success of these workshops, the committee will continue this approach in 2010 under Jennifer's leadership. The document also lists numerous available industrial and office properties throughout Nevada for lease.
David Jewkes announces that Asset Recovery Services has added seven more commercial real estate assets totaling 242,000 square feet to its portfolio. These are mostly retail centers financed by CMBS loans now in default. The additions require expertise from CCRG's team in areas like property management and disposition strategies. The client profile remains national lenders active in CMBS financing in the last six years. It is expected that non-performing loans will continue compressing commercial property values, most affected being unanchored strip centers developed in the last 3.5 years. [/SUMMARY]
The industrial real estate market in Las Vegas is struggling, with vacancy rates reaching their highest levels in 15 years at 12.92%. This spike in vacancies is largely due to the overbuilding of new industrial space in recent years, over 50% of which remains vacant. Rents have fallen to $0.70 per square foot. Going forward, new construction is expected to decline dramatically as developers hesitate to build in the current economic environment. The recovery of the Las Vegas industrial market depends on absorbing existing vacant space through demand growth, which may not occur for several years as the housing and credit markets continue to struggle.
Progress Report - Qualcomm AI Workshop - AI available - everywhereAI summit 1...Holger Mueller
Qualcomm invited analysts and media for an AI workshop, held at Qualcomm HQ in San Diego, June 26th. My key takeaways across the different offerings is that Qualcomm us using AI across its whole portfolio. Remarkable to other analyst summits was 50% of time being dedicated to demos / hands on exeriences.
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L'indice de performance des ports à conteneurs de l'année 2023SPATPortToamasina
Une évaluation comparable de la performance basée sur le temps d'escale des navires
L'objectif de l'ICPP est d'identifier les domaines d'amélioration qui peuvent en fin de compte bénéficier à toutes les parties concernées, des compagnies maritimes aux gouvernements nationaux en passant par les consommateurs. Il est conçu pour servir de point de référence aux principaux acteurs de l'économie mondiale, notamment les autorités et les opérateurs portuaires, les gouvernements nationaux, les organisations supranationales, les agences de développement, les divers intérêts maritimes et d'autres acteurs publics et privés du commerce, de la logistique et des services de la chaîne d'approvisionnement.
Le développement de l'ICPP repose sur le temps total passé par les porte-conteneurs dans les ports, de la manière expliquée dans les sections suivantes du rapport, et comme dans les itérations précédentes de l'ICPP. Cette quatrième itération utilise des données pour l'année civile complète 2023. Elle poursuit le changement introduit l'année dernière en n'incluant que les ports qui ont eu un minimum de 24 escales valides au cours de la période de 12 mois de l'étude. Le nombre de ports inclus dans l'ICPP 2023 est de 405.
Comme dans les éditions précédentes de l'ICPP, la production du classement fait appel à deux approches méthodologiques différentes : une approche administrative, ou technique, une méthodologie pragmatique reflétant les connaissances et le jugement des experts ; et une approche statistique, utilisant l'analyse factorielle (AF), ou plus précisément la factorisation matricielle. L'utilisation de ces deux approches vise à garantir que le classement des performances des ports à conteneurs reflète le plus fidèlement possible les performances réelles des ports, tout en étant statistiquement robuste.
Adani Group Requests For Additional Land For Its Dharavi Redevelopment Projec...Adani case
It will bring about growth and development not only in Maharashtra but also in our country as a whole, which will experience prosperity. The project will also give the Adani Group an opportunity to rise above the controversies that have been ongoing since the Adani CBI Investigation.
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AskXX Pitch Deck Course: A Comprehensive Guide
Introduction
Welcome to the Pitch Deck Course by AskXX, designed to equip you with the essential knowledge and skills required to create a compelling pitch deck that will captivate investors and propel your business to new heights. This course is meticulously structured to cover all aspects of pitch deck creation, from understanding its purpose to designing, presenting, and promoting it effectively.
Course Overview
The course is divided into five main sections:
Introduction to Pitch Decks
Definition and importance of a pitch deck.
Key elements of a successful pitch deck.
Content of a Pitch Deck
Detailed exploration of the key elements, including problem statement, value proposition, market analysis, and financial projections.
Designing a Pitch Deck
Best practices for visual design, including the use of images, charts, and graphs.
Presenting a Pitch Deck
Techniques for engaging the audience, managing time, and handling questions effectively.
Resources
Additional tools and templates for creating and presenting pitch decks.
Introduction to Pitch Decks
What is a Pitch Deck?
A pitch deck is a visual presentation that provides an overview of your business idea or product. It is used to persuade investors, partners, and customers to take action. It is a concise communication tool that helps to clearly and effectively present your business concept.
Why are Pitch Decks Important?
Concise Communication: A pitch deck allows you to communicate your business idea succinctly, making it easier for your audience to understand and remember your message.
Value Proposition: It helps in clearly articulating the unique value of your product or service and how it addresses the problems of your target audience.
Market Opportunity: It showcases the size and growth potential of the market you are targeting and how your business will capture a share of it.
Key Elements of a Successful Pitch Deck
A successful pitch deck should include the following elements:
Problem: Clearly articulate the pain point or challenge that your business solves.
Solution: Showcase your product or service and how it addresses the identified problem.
Market Opportunity: Describe the size, growth potential, and target audience of your market.
Business Model: Explain how your business will generate revenue and achieve profitability.
Team: Introduce key team members and their relevant experience.
Traction: Highlight the progress your business has made, such as customer acquisitions, partnerships, or revenue.
Ask: Clearly state what you are asking for, whether it’s investment, partnership, or advisory support.
Content of a Pitch Deck
Pitch Deck Structure
A pitch deck should have a clear and structured flow to ensure that your audience can follow the presentation.
The Key Summaries of Forum Gas 2024.pptxSampe Purba
The Gas Forum 2024 organized by SKKMIGAS, get latest insights From Government, Gas Producers, Infrastructures and Transportation Operator, Buyers, End Users and Gas Analyst
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2. 2
Office Market Overview
AT A GLANCE
Overall vacancy rates finally showed•
a decrease from 23.3% in the second
quarter to the current rate of 23.1%.
This is the first decrease the market
has seen since 2008. Four out of the
nine submarkets reflected a decrease
in vacancy; unfortunately the rest had
an increase in vacancy. Building sales
activity has increased, as distressed
buildings are slowly finding their way
to the market.
Developers have halted any new•
development based on the current
fundamentals of limited to no financ-
ing, high vacancy and greatly reduced
tenant demand at much lower effective
rates.
Average rental rates in the Las Vegas•
office market were at $2.01 per square
foot per month (psf/mo) (FSG).This
is an increase from last quarter rental
rates of $1.89 psf/mo (FSG).
The economic outlook is starting to go•
on a positive track with vacancy and
net absorption both showing decreas-
ing numbers.
There are, however, concerns on the•
still rising unemployment rates for
Las Vegas, which is the highest in the
country and how it will continue to
affect the Las Vegas economy. Unem-
ployment ticked up to 14.7%, which is
an indication that the market has not
bottomed.
OFFICE MARKET INDICATORS
Change since
Current 3Q09 3Q10
Vacancy 23.18%
Lease Rates (FSG) $2.01
Net Absorption* (93,187)
Construction N/A
*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 specified trend over a
period.)
NATIONAL AND STATE EMPLOYMENT AND UNEMPLOYMENT
OVERVIEW
The recession, which is said to have started in December 2007 and ended in June
2009, continues to impact the national unemployment rate, which is currently 9.6%.
This unemployment rate is a 28 year high for the country and equals roughly 15 million
unemployed workers who are now drawing unemployment insurance benefits. In August,
27 states recorded unemployment rate increases. The highest regional jobless rates were
in the Western part of the country, while the Northeast recorded the lowest rates. In May,
Nevada took over the top spot from Michigan for the nation’s highest unemployment
rate, at 14.4%.The states with the next highest rates were Michigan, 13.1% and California
at 12.4%. The Las Vegas economy also continues to be impacted by downturns and high
employment rate, currently 14.7%, in all major sectors, including gaming, construction,
3. 3
Office Market Overview
financial and real estate.The recession will most likely be a “jobless
recovery.” Since World War II there have been a total of 11 reces-
sions and in the most recent recessions before the 2007 recession,
job growth lagged long after the recession. In fact it took several
years for the unemployment rate to return back to pre recession
levels. Employment growth is critical to future economic growth
and the return to a healthy commercial market which may take
several years to accomplish.
OFFICE MARKET
Vacancies
The office vacancy rate finally saw a drop this quarter,to 23.18%,in
comparison to 23.31% in the second quarter.The Downtown sub-
market continues to show the lowest vacancy rate at 16.23% along
with Central West at 19.17% and West submarket at 21.23%.The
high vacancy rates in the next submarkets are driven by weak ten-
ant demand and marginal stability, combined with lease conces-
sions, defaults and downsizing. The highest vacancy submarkets
are the Northwest at 42.35%, Central East at 24.15% and South-
east submarket at 23.69%.Vacancy rates by class types have shown
increases during the quarter with Class A increasing to 35.27%
from 32.38%, Class C increasing to 20.30% from 19.03%. Class B
is the only class that showed a decrease to 22.35% from 23.95%.
Available sublease space rose in 3rd quarter with current availabil-
ECONOMIC INDICATORS
National 2009 2010F 2011F
GDP Growth -2.6% 2.7% 3.1%
CPI Growth -0.3% 1.6% 1.6%
Regional
Unemployment 12.1% 14.7% 14.5%
Employment Growth -6.2% -1.8% 0.4%
Source: Moody’s | Economy.com
-1%
1%
3%
5%
7%
9%
11%
13%
15%
1Q07
2Q07
3Q07
4Q07
1Q08
2Q08
3Q08
4Q08
1Q09
2Q09
3Q09
4Q09
1Q10
2Q10
3Q10
Las Vegas – 14.7%
Nevada – 14.4%
US – 9.6%
Unemployment rates 3Q10
Professional Office: Quarterly Vacancy
10.32%
10.89%
12.13%
12.45%
13.18%
13.66%
14.80%
16.80%
16.98%
17.30%
19.83%
20.11%
20.50%
20.79%
23.05%
23.31%
23.18%
0%
5%
10%
15%
20%
25%
Q
306
Q
406
Q
107
Q
207
Q
307
Q
407
Q
108
Q
208
Q
308
Q
408
Q
109
Q
209
Q
309
Q
409
Q
110
Q
210
Q
310
Professional Office: Quarterly Absorption (SF)
(1,000,000)
(800,000)
(600,000)
(400,000)
(200,000)
-
200,000
400,000
600,000
800,000
1,000,000
Q
306
Q
406
Q
107
Q
207
Q
307
Q
407
Q
108
Q
208
Q
308
Q
408
Q
109
Q
209
Q
309
Q
409
Q
110
Q
210
Q
310
Professional Office: Inventory (SF) and Vacancy Rate (%)
25,000,000
30,000,000
35,000,000
40,000,000
45,000,000
50,000,000
Q
306
Q
406
Q
107
Q
207
Q
307
Q
407
Q
108
Q
208
Q
308
Q
408
Q
109
Q
209
Q
309
Q
409
Q
110
Q
210
Q
310
0%
5%
10%
15%
20%
25%
Professional Office: Office Employment vs Vacancy Rate (%)
10.88%
13.22%
17.30%
20.79%
23.18%
200,000
225,000
250,000
275,000
300,000
325,000
350,000
Q
406
Q
407
Q
408
Q
409
Q
310
0%
5%
10%
15%
20%
25%
Note: Due to reclassifications of, and adjustments to, data between reporting
periods, the commercial market data for the latest quarter may not necessarily be
comparable to a previously reported quarter.
4. 4
Office Market Overview
ity at 321,531 sf (0.75% of the total market) of available sublease
space. Net absorption, the measure of space leased from one re-
porting period to the next, for the 3rd quarter showed an improve-
ment again, but was still in the negatives at -93.187. The Airport
submarket showed the greatest amount of positive absorption with
over 149,364 sf for the quarter while the Southeast submarket
posted the least amount with -102,243 sf of negative absorption.
Pricing (Average Asking Rents)
The latest performance contributed to price erosion as landlords
and building owners compete for a limited number of users.By 3rd
quarter 2010, the market reported average asking rents of $2.01 sf/
FSG, a rise from the 2nd quarter $1.89 sf/FSG rate, however still
a drop from the $2.06 sf/FSG from 1st quarter 2010. Elevated
tenant improvement allowances and free rent concessions are im-
pacting returns for landlords and ultimately lenders. We expect
this trend to continue throughout the rest of 2010 as inventory
levels remain elevated.
Most of the submarkets showed asking rental rates decline with
the highest declines in Central West submarket at $1.55 sf/FSG
from $1.80 sf/FSG and Central East at $1.69 sf/FSG from $1.89
sf/FSG. Even with market rates declining overall, some submar-
kets did see a slight rise in asking rates. Southeast submarket rose
to $2.41 sf/FSG from $1.93 sf/FSG and Airport rose to $2.36 sf/
FSG from $1.93 sf/FSG.
Average asking rents by class ranged from the Top Tier Class A
segment showing $2.82 sf/FSG.Lower Tier Class A building rates
remained stable at $2.62 sf / FSG. Also, above the valley average
asking rates were Top Tier Class B buildings that reported average
asking rents of $2.31 sf/FSG. However the Lower Tier Class B
buildings were below the market average at $1.92 sf/FSG. Pric-
ing for Class C properties has average rates around $1.60 sf/FSG
(Top Tier C) and $1.56 sf/FSG (Lower Tier C). Please Note: the
average asking rates do not take in consideration free rent & rental
concessions.
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.
MEDICAL OFFICE MARKET
Now that the Health Care reform bill became law, Nevada will
need to prepare for not only a requirement for more health care
employees, but also more facilities. So far the latter part of this
statement has been fulfilled, as the amount of available medical
office space in the valley has already outgrown the number of doc-
tors to fill it. As a result, the medical office space market has expe-
rienced an increase in vacancy from 2nd quarter 2010 at 15.61%
climbing to 15.66% during 3rd quarter 2010. However, with the
Health Care reform bill, we expect vacancy to see a significant
drop in the next year or two. It’s been estimated that more than
32 million additional Americans will now be covered with health
insurance which will create a need for a substantial amount of new
medical office space (roughly 60 million sf National).Also to come
on line soon, are the nearly 80 million aging baby boomers who
will also need more medical care over the next decade.
Professional Office Submarket - Direct vs Sublease Vacancy
42.35%
16.23%
24.15%
19.17%
21.23%
23.30% 22.86% 23.69% 23.32% 23.18%
0.00%
1.53% 1.26% 0.82% 1.36% 0.88% 0.00% 0.30% 0.00% 0.75%
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
35.00%
40.00%
45.00%
50.00%
Vacacny % 42.35% 16.23% 24.15% 19.17% 21.23% 23.30% 22.86% 23.69% 23.32% 23.18%
Sublease % 0.00% 1.53% 1.26% 0.82% 1.36% 0.88% 0.00% 0.30% 0.00% 0.75%
Northwest Downtown
Central
East
Central
West
West Southwest Airport Southeast North
Las Vegas
Area Total
Professional Office: Building Class
Class A
Class B
Class C
Sublease SF 185,04409,522640,55
Vacancy 1,474,828 3,698,192 4,744,030
Existing SF 4,141,563 17,242,189 21,393,162
CssalCBssalCAssalC
Professional Office Submarket - Rates
$0.00
$0.50
$1.00
$1.50
$2.00
$2.50
$3.00
FSG Rate $1.76 $2.45 $1.69 $1.55 $1.84 $2.07 $2.36 $2.41 $1.95 $2.01
MG Rate $1.78 $1.42 $1.15 $1.24 $1.48 $1.87 $1.49 $1.51 $1.75 $1.52
NNN Rate $1.41 $1.83 $0.98 $1.11 $1.35 $1.33 $1.18 $1.28 $1.06 $1.28
Northwest Downtown
Central
East
Central
West
West Southwest Airport Southeast North
Las Vegas
Area Total
5. 5
Office Market Overview
There is some concern, however, as to the cost of the reform from
employer cost to construction cost. As in the general office com-
plexes around Las Vegas,for medical offices,the past years have been
filled with challenges from rising construction costs and over build-
ing of the medical condos in certain submarkets.According to Mike
Young, chief executive of Venture, “The cost of building a medi-
cal office is roughly 20% higher than standard commercial space,
thus the cost of purchasing or leasing is (typically) higher.” With
the slowdown of home building, the demand for medical offices in
the suburban areas has also become soft with significant vacancies
beginning to occur in the Southwest and Southeast submarkets. In
the past,the Southwest submarket has been the hot location to build
medical offices, with two major hospitals opening up fairly close to
each other. Most of this added vacancy has been due to over-built
medical offices in the area. Other submarkets have held steady dur-
ing the year, with a relatively low vacancy rate.
OUTLOOK
We still expect to not see any true recovery until the middle of
next year. The market will continue to be impacted by cautious
consumer/companies activity, causing vacancies to remain elevated
and most likely continue to increase. In a report produced by UN-
LV’s CBER “Southern Nevada business will continue to struggle
with the after effects of the deepest recession in the US since the
Great Depression. To date, Southern Nevada has not enjoyed the
same level of increase in business activity as the rest of the US.”
The local economy will not pick up until we see robust growth
in hiring and according to the survey with only 10 % of business
anticipated to hire more workers, the recovery will be very slow for
the Las Vegas area. We are optimistic that the bottom is near and
compared to last year, vacancy is not rising and lease rates are not
falling as fast or as far as we were witnessing. Some early signs of
stabilization may come from the growth from the federal govern-
ment, health care sector, energy and clean technology companies
needing office space.
On a national outlook, the Federal Government continues to
monitoring the weakness of the commercial real estate market.The
Feds believe that the weakness of commercial loans,even though it
is not considered as much as a threat as thought at the beginning
of the year, is still a serious problem because the whole economy
could be hit,much like the housing bust has caused.Troubled com-
mercial real estate loans could be the primary force behind bank
failures this year. Elizabeth Warren, chair of the TARP Congres-
sional Oversight panel stated that “around half of all commercial
mortgages will be underwater by the end of 2010, posing a very
serious problem for the economy over the next three years.”
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 of-
fice market. At Commerce, we know the importance of updating
No. of Existing Under Const. Planned Net Space Gross Space New Sub
Bldgs. SF SF SF SF Rate Occupied Leased Supply Lease Low High W Avg.
Northwest 76 2,080,073 - - 241,600 11.61% (28,003) 15,521 - $0.85 $2.25 $1.52
Downtown 2 29,985 - - - 0.00% - - - -
Central East 52 1,876,846 - - 337,104 17.96% 5,874 43,729 - 17,764 $0.50 $2.10 $1.23
Central West 68 1,742,095 - - 151,140 8.68% (20,395) 12,962 - 8,714 $1.00 $2.45 $1.90
West 44 1,436,350 239,954 16.71% 8,956 37,410 - - $0.99 $2.25 $1.70
Southwest 53 1,575,852 - - 331,387 21.03% (2,567) 43,295 - - $1.00 $2.25 $1.85
Airport 8 82,043 - 16,077 19.60% 180 180 - - $0.79 $1.85 $1.81
Southeast 87 1,893,365 - - 421,960 22.29% 6,630 54,992 - 6,838 $0.65 $2.80 $1.68
North 14 487,626 - - 15,499 3.18% 7,600 7,600 - - $0.50 $1.95 $1.06
Total 404 11,204,235 - - 1,754,721 15.66% (21,725) 215,689 - 33,316 $0.50 $2.80 $1.59
Pricing
Asking Rent (FSG)Vacancy
Inventory Vacancy Demand & Supply
Medical Buildings
Commerce / Cushman & Wakefield
Las Vegas Office Market Report Q3 2010
Medical Office Submarket - Rates
$0.00
$0.50
$1.00
$1.50
$2.00
$2.50
$3.00
FSG Rate $1.52 $0.00 $1.23 $1.90 $1.70 $1.85 $1.81 $1.68 $1.71 $1.68
M G Rate $1.75 $0.00 $1.29 $1.65 $1.53 $1.85 $1.61 $1.51 $1.51 $1.59
NNN Rate $1.48 $0.00 $1.27 $1.48 $1.64 $1.56 $0.79 $1.43 $1.43 $1.39
Northwest Downtown Central East
Central
West
West Southwest Airport Southeast North
Las Vegas
Area Total
6. 6
Office Market Overview
the classification of buildings as the market grows older. We have
taken the steps this quarter to start with a new classification pro-
cess. As a team, we have separated and reclassified all office build-
ings 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.
The following is the Commerce Real Estate Solutions’ 2nd Quar-
ter Market report which highlights market conditions by building
type and classification.
No. of Existing Under Const. Planned Net Space Gross Space New Sub
Bldgs. SF SF SF SF Rate Occupied Leased Supply Lease Low High W Avg.
Northwest (FSG)
Class TTA 1 187,410 - - 187,410 100.00% - - - - $2.20 $2.35 $2.35
Class LTA 1 126,915 - - 88,976 70.11% - - - - $1.90 $1.90 $2.10
Class TTB 1 49,532 - - 30,858 62.30% - - - - $2.15 $2.35 $1.99
Class LTB 26 820,637 - - 261,388 31.85% 38,190 42,890 - - $0.99 $3.25 $1.82
Class TTC 75 1,242,517 - - 459,163 36.95% (34,618) 9,424 - - $0.70 $2.25 $1.58
Class LTC - - - - - 0.00% - - - -
Total 104 2,427,011 - - 1,027,795 42.35% 3,572 52,314 - - $0.70 $3.25 $1.76
Downtown
Class TTA 3 655,254 - - 53,667 8.19% 3,677 3,677 - 6,123 $3.00 $3.00 $2.95
Class LTA 1 103,951 - - 12,123 11.66% - - - - $2.50 $2.75 $2.63
Class TTB - - - - - 0.00% - - - -
Class LTB 10 459,277 - - 134,211 29.22% 3,563 15,595 - 25,182 $1.50 $2.90 $2.16
Class TTC 5 193,602 - - 48,366 24.98% (24,289) 19,057 - - $1.40 $1.75 $1.78
Class LTC 37 631,421 - - 83,245 13.18% (6,822) 14,439 - - $0.75 $2.50 $1.93
Total 56 2,043,505 - - 331,612 16.23% (23,871) 52,768 - 31,305 $0.75 $3.00 $2.45
Central East
Class TTA 5 995,120 - - 256,937 25.82% (113,277) - - 36,463 $3.05 $3.55 $3.12
Class LTA 5 387,590 - - 102,148 26.35% (13,275) 2,006 - 8,332 $2.65 $3.00 $2.73
Class TTB - - - - - 0.00% - - - -
Class LTB 6 529,138 - - 190,393 35.98% 34,582 34,582 - 19,506 $1.00 $1.65 $1.19
Class TTC 81 2,715,274 - - 650,145 23.94% 47,189 79,760 - 8,600 $0.32 $1.89 $1.33
Class LTC 49 1,171,471 - - 200,682 17.13% (22,546) 20 - - $0.50 $1.60 $1.16
Total 146 5,798,593 - - 1,400,305 24.15% (67,327) 116,368 - 72,901 $0.32 $3.55 $1.69
Central West
Class TTA - - - - - 0.00% - - - -
Class LTA 1 157,624 - - 11,427 7.25% - - - - $2.75 $2.75 $2.75
Class TTB - - - - - 0.00% - - - -
Class LTB 52 2,402,703 - - 370,782 15.43% 23,061 50,773 - 44,515 0.68 $1.99 $1.48
Class TTC 123 3,146,160 - - 680,838 21.64% 5,928 41,852 - 8,817 $0.65 $2.00 $1.34
Class LTC 52 780,205 - - 180,185 23.09% (69,120) 3,500 - - $0.40 $2.10 $1.65
Total 228 6,486,692 - - 1,243,232 19.17% (40,131) 96,125 - 53,332 $0.40 $2.75 $1.55
West
Class TTA 1 143,633 - - 46,777 32.57% 10,778 10,778 - 4,128 $2.50 $2.85 $2.87
Class LTA 3 293,255 - - 65,056 22.18% (17,425) - - - $1.95 $2.40 $2.23
Class TTB 35 1,858,339 - - 446,049 24.00% (13,592) 6,288 - 55,207 $1.00 $2.60 $1.78
Class LTB 120 2,413,358 - - 394,007 16.33% (37,880) 11,571 - 39,098 $0.49 $3.00 $1.88
Class TTC 178 2,469,922 - - 569,035 23.04% (2,214) 58,732 - 2,400 $0.50 $3.00 $1.38
Class LTC 11 245,699 - - 55,490 22.58% 8,639 8,639 - - $0.80 $1.75 $1.28
Total 348 7,424,206 - - 1,576,414 21.23% (51,694) 96,008 - 100,833 $0.49 $3.00 $1.84
Southwest
Class TTA - - - - - 0.00% - - - -
Class LTA 2 334,215 - - 234,227 70.08% (4,411) - - - $2.60 $3.20 $2.95
Class TTB 28 1,584,370 - - 458,799 28.96% 76,460 79,555 - 25,098 $1.25 $2.45 $2.42
Class LTB 92 1,723,355 - - 242,948 14.10% 14,912 41,462 - 17,298 $0.75 $2.75 $1.98
Class TTC 81 1,079,246 - - 150,554 13.95% 17,842 47,459 - - $0.40 $2.50 $1.48
Class LTC 6 114,542 - - 39,956 34.88% (4,087) - - - $0.60 $2.75 $1.83
Total 209 4,835,728 - - 1,126,484 23.30% 100,716 168,476 - 42,396 $0.40 $3.20 $2.07
Airport
Class TTA - - - - - 0.00% - - - -
Class LTA 5 433,464 - - 213,024 49.14% 29,492 29,492 - - $2.25 $2.85 $2.61
Class TTB 17 1,157,337 - - 232,938 20.13% 56,573 67,760 - - $0.85 $3.55 $2.43
Class LTB 35 1,701,200 - - 289,363 17.01% 42,873 49,217 - - $0.96 $2.35 $2.23
Class TTC 153 1,769,918 - - 421,793 23.83% 20,426 53,927 - - $0.55 $1.89 $1.47
Class LTC - - - - - 0.00% - - - -
Total 210 5,061,919 - - 1,157,118 22.86% 149,364 200,396 - - $0.55 $3.55 $2.36
Southeast
Class TTA - - - - - 0.00% - - - -
Class LTA 4 323,132 - - 203,056 62.84% (8,704) - - - $2.40 $3.05 $2.94
Class TTB 23 1,238,237 - - 314,237 25.38% (1,987) 81,736 - - $0.99 $2.95 $2.95
Class LTB 38 1,170,788 - - 276,916 23.65% (64,126) 12,254 - - $1.00 $2.95 $2.27
Class TTC 312 4,188,287 - - 845,119 20.18% (27,426) 129,186 - 20,764 $0.50 $2.75 $1.76
Class LTC - - - - - 0.00% - - - -
Total 377 6,920,444 - - 1,639,328 23.69% (102,243) 223,176 - 20,764 $0.50 $3.05 $2.41
North
Class TTA - - - - - 0.00% - - - -
Class LTA - - - - - 0.00% - - - -
Class TTB - - - - - 0.00% - - - -
Class LTB 4 133,918 - - 55,303 41.30% (3,000) - - - $1.00 $2.05 $2.25
Class TTC 58 1,328,376 - - 345,091 25.98% (52,835) 31,410 - - $0.60 $2.25 $2.28
Class LTC 19 316,522 - - 14,368 4.54% (5,738) - - - $0.75 $1.35 $1.48
Total 81 1,778,816 - - 414,762 23.32% (61,573) 31,410 - - $0.60 $2.25 $1.95
Las Vegas Total
Class TTA 10 1,981,417 - - 544,791 27.50% (98,822) 14,455 - 46,714 $2.20 $3.55 $2.82
Class LTA 22 2,160,146 - - 930,037 43.05% (14,323) 31,498 - 8,332 $1.90 $3.20 $2.62
Class TTB 104 5,887,815 - - 1,482,881 25.19% 117,454 235,339 - 80,305 $0.85 $3.55 $2.31
Class LTB 383 11,354,374 - - 2,215,311 19.51% 52,175 258,344 - 145,599 $0.49 $3.25 $1.92
Class TTC 1,066 18,133,302 - - 4,170,104 23.00% (49,997) 470,807 - 40,581 $0.32 $3.00 $1.60
Class LTC 174 3,259,860 - - 573,926 17.61% (99,674) 26,598 - - $0.40 $2.75 $1.56
Total 1,759 42,776,914 - - 9,917,050 23.18% (93,187) 1,037,041 - 321,531 $0.32 $3.55 $2.01
Vacancy Asking Rent
Inventory Vacancy Demand & Supply Pricing
7. 7
Office Market Overview
GLOSSARY/MAJOR MARKET DEFINITIONS
Top Tier Class A: Describes the highest quality office space locally
available.The architecture of Class A office structures always prioritiz-
es 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. 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 workman-
ship 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. Lower Tier Class A will have 3 or more floors, concrete
and steel construction.
TopTier Class B: Building(s) location considered excellent with me-
dium 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. Con-
crete 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 com-
pete 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 con-
struction.
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 mainte-
nance and management,and could have mixed or low tenant prestige,
inferior elevators, and/or mechanical/electrical systems. These build-
ings 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.
LowerTierClassC: Older,un-renovated and of any size in average to
fair condition. Basic Space in a no-frills older building. Below –Aver-
age maintenance and management. Mixed or low tenant prestige. In-
ferior 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 op-
erating expenses, such as cleaning, maintenance and repairs, utilities,
insurance and ad valorem taxes.
L as Vegas P rofes s ional Office Market Ov erv iew 2000-2010 YTD
11.59%
15.77%
14.42% 14.72%
9.32%
15.28%
17.30%
20.79%
23.18%
13.61%
11.48%
-
1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
7,000,000
8,000,000
9,000,000
10,000,000
11,000,000
12,000,000
15,781,031
17,337,169
18,496,038
20,020,895
22,621,906
21,752,133
25,241,786
30,199,552
48,551,573
43,975,459
42,776,914
$2.00 $1.94 $1.88 $1.87 $1.91 $2.03 $1.86 $1.91 $2.34 $2.10 $2.01
$2.27 $2.26 $2.23 $2.16 $2.22 $2.36 $2.27 $2.29 $2.70 $2.33 $2.45
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010
Base
Ave. Lease Rate Sub
Ave. Lease Rate DT
SquareFeet
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
Vacancy
Built Net Absorption
Vacant Inventory Vacancy
SIGNIFICANT 3Q 10 NEW LEASE TRANSACTIONS
BUILDING TENANT SF BUILDING
CLASS
9075 W Diablo Dr #250 Public Utilities
Commission of
Nevada
14,000 B
4040 S Eastern Black &Veatch
Corp
10,693 B
4337 W Sunset Rd Superior Traffic
Services
10,500 B
SIGNIFICANT 3Q 10 SALE TRANSACTIONS
BUILDING BUYER SF PURCHASE
PRICE
5550 Painted Mirage Rd US Bancorp 125,760 $11,712,000
1701 W Charleston Bank of America 121,102 $9,000,000
9. 9
Office Market Overview
COMMERCE | FULL SERVICE
COMMERCIAL REAL ESTATE
SOLUTIONS
Commerce Real Estate Solutions has been
among the top commercial real estate bro-
kerage firms in the Intermountain West
for over 30 years. From our headquarters in
Salt Lake City and offices in Provo/Orem,
Clearfield and St.George,Utah,Las Vegas,
Nevada and Seattle and Bellevue Wash-
ington we offer a full range of brokerage
services, valuation and consulting, client
representation and property/facility man-
agement. Our alliance with Cushman &
Wakefield extends our reach worldwide.
Meeting your real estate objectives is our
number one goal at Commerce Real Estate
Solutions. 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 rec-
ognized 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 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 our Information Ser-
vices Group,which includes our Geograph-
ic Information System (GIS), the industry
standard-bearer in mapping, Graphic De-
sign and Marketing, and Research.
At Commerce we have a complete un-
derstanding 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 pro-
gressive real estate brokerage in the Inter-
mountain West: Commerce Real Estate
Solutions.
Doing business in a brisk and nuanced
marketplace is complex and difficult. We
can help. Our experience, knowledge, in-
novative thinking, networking infrastruc-
ture and unmatched service make Com-
merce the clear choice for your commercial
real estate needs.
CUSHMAN & WAKEFIELD
Cushman & Wakefield is the world’s larg-
est privately-held commercial real estate
services firm. Founded in 1917, it has 231
offices in 58 countries and 15,000 employ-
ees.
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, in-
cluding property sales, investment man-
agement, valuation services, investment
banking, debt and equity financing; Client
Solutions, including integrated real estate
strategies for large corporations and prop-
erty owners, and Consulting Services, in-
cluding business and real estate consulting.
A recognized leader in global real estate re-
search, the firm publishes a broad array of
proprietary reports available on its online
Knowledge Center at www.cushmanwake-
field.com.
10. 10
Office Market Overview
Adam Ballner
Bob Hawkins
Carolyn Curtis, CCIMKeith W. Bassett
Michael Dunn, CCIM, SIOR Monty Montierth, CCIMScott Kendrick
LAS VEGAS OFFICE TEAM
Gary Moreria
Dana Berggren, LEED AP,
CCIM
Neil Sorkin
11. 11
Office Market Overview
GIS / MAPPING DEPARTMENT
The GIS / Mapping services group provides
our agents and clients with the most current
information available. Using GIS (Geo-
graphic Information Services) allows our cli-
ents a unique opportunity to visualize where
their property is located. Additional market
information includes:
Daily traffic count information•
Local drive times•
Demographic information•
Population growth•
Major tenants in the region and trade•
areas
Some clients that have benefited from our
mapping / GIS technology are; Wal-Mart,
JoAnn’s, Carmax,Toys-R-Us, Discount Tire,
Lowe’s Home Improvement, Shoe Carnival,
Chase Bank,Staples,PacifiCorp,GSA,Intel,
Fidelity Investments,Social Security Admin-
istration, Salt Lake City School District and
JP Morgan Bank.
RESEARCH DEPARTMENT
The Commerce Real Estate Solutions Re-
search team is charged with tracking the
Utah, Nevada and Seattle commercial real
estate markets and providing current market
information. With access to industry data-
bases and prime real estate tools,the research
team is well-equipped to support the infor-
mation needs of the local offices.
The Las Vegas researcher tracks leasing ac-
tivity for 182 million square feet of office,
medical office, industrial and retail proper-
ties. In addition to tracking local properties,
the research team prepares quality market
reports and research economic and demo-
graphic trends. Working in tandem with the
other office specialty support groups such as
mapping, graphic design and marketing, the
Research team strives to provide timely and
quality information to enable Commerce
professionals to better serve their clients.
MARKETING DEPARTMENT
The graphic design department at Commerce
Real Estate Solutions employs eight full time
graphic designers. Each of our designers
has a number of years of experience. Chris
Valentin, the design director, has been with
Commerce Real Estate Solutions for over
fourteen years, and along with Matt Liapis,
who has taught graphic design and mapping
at the University of Utah. Our Las Vegas of-
fice consists a team of two well trained and
professional designers with a combined 12
plus years of experience.
The founding principal behind the design
department is “to provide our agents with
whatever materials necessary to successfully
market their projects”. This resource allows
us to vividly show the retail prospect why
they need to be located in a certain segment
of town. This department uses the latest in
Adobe design programs, and is integrated
with our mapping and research departments.
WEB:WWW.COMRE.COM
Commerce Real Estate Solutions was at
the forefront in the use of the World Wide
Web by commercial real estate firms and has
maintained a web site for over ten years. All
of our commercial properties are listed and
searchable by use,size,price,and location.
In addition to commercial properties, our
Web site has agent profiles, information
about Commerce Real Estate Solutions of-
fices throughout the intermountain west, a
company history, and links to valuable in-
formation including a link to the Cushman
and Wakefield Web site. The Web site also
has downloadable copies of all our Market
Reviews dating back to 1996.
“Commerce Real Estate Solutions is a regional real estate firm
with international ties, dedicated first and foremost to our cli-
ents. With the industry’s premier professionals, and industry
leading technology, our mission is to exceed our clients’ expec-
tations through service excellence.”