A Feasibility Assessment for
501 East High Street Lexington, Kentucky Allender Stewart UK CoD | DoHP HP 785 | Revitalization Dr. Douglas Appler
Table of Contents Overview 4 Executive Summary 6 Participant Objectives 8 Legal Limitations 12 Client Imposed Constraints 18 National, Regional, and Local Market Factors 22 Real Estate Market Factors 28 Political Factors 38 Intervention Tools 42 Physical and Technical Constraints 46 Financial Synthesis 50 Conclusions 54 Bibliography 56
Assumptions This academic project is based on fact-- there are, however, assumptions that have been made for the ease of completing the project in a reasonable time period. The owner and participants are fictional. The owner and developer are assumed to be the same person as the project is relatively small, however, the involvement of a third party potential tenant proved to be an interesting addition to the equation. It was assumed there were no deed restrictions on the property as requesting these records from the Fayette County Clerk’s Office would have required more time than was available. The client imposed restraints are based on as much factual information as needed with some invention to develop a proper storyline for the following work.
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Overview 501 East High Street Lexington, Kentucky Constructed 1914. Site of Hughes Ice Cream Factory 2 Story Arts and Crafts/Colonial Revival Gross Leasable Area: 15,000 SF Asking Price: $2.9M Price/SF: $193.33 For Sale By Owner Zoned: B-1 Neighborhood Business District National Register Listing: Southeast Lexington Residential and Commercial District No Local Historic District Overlay
This two story building on the corner of East High Street and Woodland Avenue holds an anchoring position in the Woodland Triangle area of shops in Southeastern Lexington, Kentucky. Its location, combined with its previous life as an ice cream factory lends several character-defining features which make it an excellent choice for tasteful reuse as a mixed use residential development. The building is structurally sound, with work having been completed in the previous 10 years by the current owner to install a new roof, the gutting of noncontributing and code violating material added in previous years, and the construction of a firesafe and code compliant exit (not within the historic envelope), including elevator pit, for the upper stories. The ground floor includes two separate commercial areas, one finished and currently leased, and one requiring significant renovation, as well as a two car garage area and original freight elevator. The upper floor features one finished space with original flooring and painted columns, as well as a large, well-daylit unfinished area with original windows (including clerestory lighting) flooring and brick walls, which is unfinished. Parking is available for five vehicles on the Woodland Avenue (Northwest) side of the building alongside the garage. This assessment will weigh the investor’s cost in completing the rehabilitation of this historic building and the proposed income from leasure of the completed units against the current owner’s asking price in determining the financial feasibility of the rehabilitation of this unique piece of Lexington’s built environment. It will include market factors and trends as well as extensive demographic information to reinforce the citywide economic benefit of rehabilitating the structure and suggestions to aid in the successful reuse of this property.
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Executive Summary 501 East High Street is a tempting developable property located in a vibrant neighborhood which comprises the cultural and physical gradient between downtown Lexington, Kentucky, the University of Kentucky campus and non-university owned student housing, and the upper class Chevy Chase neighborhoods. The potential developer’s vision to provide a vibrant art studio environment with pub and second story housing would enliven the Woodland Triangle commercial block into the evening hours, a significant need for the neighborhood’s vitality. The national and local climates for real estate, arts development, rental construction, and community pubs with local food centric ideals have never been better. The economy is changing for a more social and community based population that appreciates local economy and heritage, and funding is continuing at a steady rate from a variety of sources across the nation and the Bluegrass region. The building itself is in magnificent shape considering its age and ownership between its life as an ice cream factory and purchase by the current owner, who is listing the property at a price of $2.9 Million. The current owner has removed noncontributing material with a deft hand, provided necessary structural intervention, and constructed a noncontributing but unobtrusive code-compliant egress shaft. The property is located within the Southeast Lexington Residential and Commercial District, which attained National Register status in the 1980s, making it eligible for state and federal level rehabilitation tax credits. The current owner has roughed in the majority of services, making it only necessary for the new owner to install the space he or she envisions. However, the tax credits do not relieve what is an absurdly inflated asking price for the building. Regardless of the work that has been done, the next owner of this property must completely construct and install rental units and completely design and install half of the first floor rental area. Properties in the vicinity of 501 East High Street are selling for less than a third of the asking price that have as many or more apartment units (though none have retail units, the retail rental rates are not high enough to offset a 2 million dollar price difference, and these units do not require any further construction. As tempting as a project that this property may propose, it is unfortunately not a financially valuable investment at the current asking price. 6
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Participant Objectives Owner & Developer Third Party Interests
Participant Objectives The Woodland Triangle commercial district is located in a transitional space in the city of Lexington, Kentucky. Though it derives its form from the intersection of High Street and Maxwell Street, a set of parallel one-way drags through downtown and along the fringe of the University of Kentucky campus, the district is southeast of what would be considered a part of “downtown”. The residential areas surrounding the cluster are a gradient between homes converted into multi-unit student housing, middle class historic bungalows, and upper middle to upper class historic homes. It is also bordered on the east by Woodland Park, a large community park that includes multiple amenities such as a skate park, ball field, and community swimming pool. The Triangle’s current composition is mainly of retail establishments including two bookstores and three women’s clothing boutiques, but also offers a hairdresser, bicycle repair shop, yoga studio, and two restaurants. Though a bustling and vibrant niche during regular business hours, after the sun goes down, the area becomes one of the most quiet neighborhoods Southeast of downtown. The potential owner and developer of this building has been fond of the Woodland Triangle, having lived adjacent to nearby Woodland Park in his formative years as he attended business school at the University of Kentucky. He has two other properties in Lexington, and is looking to expand his portfolio of properties while also being interested in involving himself with the economic development of this cluster of neighborhood shops. He has also recently become an active board member of a nonprofit arts development group in the city, which is looking to expand their programming from rented spaces to a brick and mortar establishment. The potential owner has viewed this property several times and believes the existing infrastructure of the building and the building’s location would be a great place for the organization to grow and prosper.
Owner/Developer’s Primary Financial Objective:
Owner/Developer’s NonFinancial Objectives:
The owner would like to expand his real estate portfolio to include this property, and then develop the property to produce income.
Become an active member of the Woodland Triangle business community by investing in the development of a key property. Work with the nonprofit arts organization to provide a property that will empower them to expand their programming. Provide options for vitality in the neighborhood after normal business hours.
There are two potential third party interests involved with the devleopment of the site the aforementioned arts organization and the current tenant of the High Street rental space.
Arts Organization Objectives:
Current Tenant Objectives:
To occupy a space that will allow them to expand their programming, which they have envisioned to be weekly arts classes and the funding of two artist in residence studios. They are also in need of an office for two employees and a space for board meetings.
The current tenant is happy with the space she is currently leasing but is uneasy about committing to a longer lease until she is more familiar with the operations of the arts nonprofit. The potential owner and developer has long term plans to develop this space into a family friendly pub establishment which offers local beer, sandwiches, coffee, and open mic nights to coincide with open studio events, but would prefer to consider this a phase two of the development of the property. 10
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Legal Limitations Property Land Use Enterprise
Legal Limitations - Property Ownership The property is for sale by current owner, Mark Miller, for the price of 2.9 million U.S. dollars. There are no deed restrictions, covenants, easements or other limitations found in the chain of title for this property.
Master Plan Listed below are the goals and objectives identified by the Lexington-Fayette Urban County Government in their 2013 Comprehensive Plan that apply to the development of 501 East High Street. (2-8) Goal 1: Expand Housing Choices. Objectives: a. Pursue incentives and regulatory approaches that encourage creativity and sustainability in housing development. b. Plan for housing that addresses the market needs for all of Lexington-Fayette County’s residents, including, but not limited to, mixed-use and housing near employment and commercial areas. d. Create and implement housing incentives that strengthen the opportunity for economic development, new business, and jobs, including, but not limited to higher density and housing affordability. Goal 2: Support infill and redevelopment throughout the Urban Service Area as a strategic component of growth. Objectives: a. Identify areas of opportunity for infill,
redevelopment and adaptive reuse that respect the area’s context and design features whenever possible. Goal 3: Provide well designed neighborhoods and communities. Objectives: a. Enable existing and new neighborhoods to flourish through improved regulation, expanded opportunities for neighborhood character preservation, and public commitment to expanded options for mixed-use and mixed-type housing throughout Lexington-Fayette County. Goal 4: Protect and enhance the natural and cultural landscapes that give Lexington-Fayette County its unique identity and image. Objectives: a. Protect historic resources and archeological sites. b. Incentivize the renovation, restoration, development, and maintenance of historic residential and commercial structures. c. Develop incentives to retain, restore, preserve, and continue use of historic sites and structures, rural settlements, and urban and rural neighborhoods. Goal 5: Promote, support, encourage, and provide incentives for public art. The 2013 Comprehensive Plan also notes the importance of adaptive reuse and mixed-use projects in the future development of Lexingtono’s urban fabric. “Adapting old buildings and sites as part of an infill and redevelopment projects has enormous environmental, social, and economic benefits. (97)”The city has set an urban growth boundary, which will continue to require the city to densify and address unused or underutilized properties.
Zoning The Woodland Triangle is zoned B-1 by the Lexington-Fayette Urban County Government, which is identified as a “Neighborhood Business” zone. According to the code, 8-16(a) Intent This zone is intended to accommodate neighborhood shopping facilities to serve the needs of the surrounding residential area. Generally, they should be planned facilities and should be located as recommended in the Comprehensive Plan. This zone should be oriented to the residential neighborhood, and should have a roadway system which will be adequate to accommodate the anticipated vehicular traffic. 8-16(b) Principal Uses 2. Offices for business, professional, governmental, civic, social, fraternal, political, religious and charitable organizations. 5. Libraries, museums, art galleries, and reading rooms. 9. Studios for work or teaching of fine arts, such as photography; music; drama; dance; and theater. 18. Restaurants, and brew-pubs, except as prohibited under sections 8-16(e)(14) and (15), which offer no live entertainment or dancing. 32. Dwelling units, provided the units are not located on the first floor of a structure; and provided that at least the first floor is occupied by another permitted use or uses in the B-1 zone, with no mixing of other permitted uses and dwelling units on any floor.
501 East High Street
Magenta: B1 Neighborhood Business Zones Gradients of blue: various residential zones
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Legal Limitations - Land Use Building Code This project wil fall under the jurisdiction of the 2013 Kentucky Building Code with Supplement, which leans heavily on the 2012 International Building Code (IBC).
Subdivision Ordinance This project is affected by no subdivision ordinances.
Historic District The Woodland Triangle is a central piece of the National Register of Historic Places listing for the SoutheastLexington Residential and Commercial District. However, the Lexington-Fayette Urban County Governmentâ&#x20AC;&#x2122;s H-1 Historic Overlay District for the Southeast Lexington Residential and Commercial area specifically excludes the Woodland Triangle cluster of shops.
Other There are no other public land-use regulations that require consideration for this project.
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Client Imposed Constraints Aesthetic Target Markets Use and Users Partners Environmental Image
Client Imposed Constraints Aesthetic
Environmental
The exterior of the building requires little to no aesthetic work, save from touchup paint and a new garage door entrance that is less utilitarian. All of these improvements are secondary to the major construction needed. The only noncontributing structure added to the building since its original construction has been a fire rated egress stair on the Woodland Avenue side of the building, which is simple in construction, necessary to perpetuate the life of the building, and employs natural materials in order to not contrast with the historic structure.
The lot does not include any outdoor space other than the five parking spaces on the Woodland Avenue side of the building. The owner plans to maintain a gravel lot to decrease runoff from the site to storm drains. Additionally, the owner plans to install energy efficient LED lighting and water-efficient plumbing in the building. The benefit of occupying this older building is the ample amount of daylight in the second story space by way of the large factory windwos and clerestory lighting, which should decrease energy usage.
In the interior of the building, the potential owner aims to preserve original materials, paint, and construction as much as possible. The current owner has successfully and tastefully removed a majority of noncontributing materials, and the potential owner aims to continue developing the property in the same vein.
Image
The potential owner plans to maintain an industrial aesthetic in the art studio spaces as these spaces will encounter a great amount of wear and tear as a byproduct of everyday use. However, in the residential units on the second floor and in the eventual pub on the first floor retail site, the owner plans to highlight architectural details from the original building while aiming for a warm, inviting, and modern yet homey atmosphere. The ownerâ&#x20AC;&#x2122;s plan for aesthetic is to update and modernize the space while retaining architectural integrity, in line with the Secretary of the Interiorâ&#x20AC;&#x2122;s Standards for Rehabilitation, in the anticipation of receiving Historic Rehabilitation Tax Credits.
The community in Lexington is very welcoming to arts organizations and pub establishments, so there should be no issues with image in the greater community. The potential owner has strong rapport with his tenants both current and past in his other properties, so he is not concerned with expanding his portfolio.
Other Constraints The potential owner aims to be firm with the arts nonprofit when building the art studios by requiring the organization to own their own equipment so he is not sinking cost into equipment that will not benefit him through ownership.
Preferred Target Markets Art Studios: Children, Young Professionals, Artists, Students, Professionals, Elderly Housing: Childless professionals or graduate/post graduate students
Uses Users Partners
Avoid Art Studios: tailor programming to provide courses and events for demographics at time periods where they are generally more available. For example, childrenâ&#x20AC;&#x2122;s classes from 3 pm to 5 pm; classes for parents and the elderly during the workday, after-hours events catered more towards young professionals.
Housing: Families with small children Art studios, retail establishment, community pub res- Offices at the storefront which hinder vibrancy and vitality on East taurant High Street Nearby residents, young professionals, creative types None specified Art focused nonprofits, local breweries, local musicians None specified
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National, Regional, and Local Market Factors National Public Policy National Social Trends National Economic Conditions Local Population Growth Local Economic Data Local Demographics Local Employment Data Local Attitudes
National Market Factors Public Policy
Social Trends
Economic Trends
Small Business: meager, yet growing support On September 27, 2010, President Obama signed into law the Small Business Jobs Act, gives more capital to small business owners and entrepreneurs. It achieves this by increasing small business loan limits, by expanding the eligibility requirements for federal small business loans, and allowing for commercial real estate financing.
Rehabilitation: funded and on the rise According to the Wall Street Journal, trends in rehabilitating or reusing office buildings as apartments has spiked the use of federal tax credits for historic preservatioin by redevelopment firms hungry to provide rental units to a growing demand in nearly every major city.
Retail and Food Service Sales Steadily rising since 2010 - up 4.2% from 20122013 and up 4.1% between September and October of 2014.
The act also strengthens the ability of small businesses to compete for federal contracts, promotes exporting, expands training and counseling programs in Small Business Development Centers, and provided $12 billion in tax relief to aid in investment. Finally, the act provides for increased federal small business lending capital and for credit lines for small businesses at the state level. Federal funding for the arts: steady and reliable Even in an economy still on the upswing, President Obama allotted the same amount of funding in 2015 as 2014, approximately $146 million to the National Endowment for the Arts. Level funding is as important as increased funding, especially with endowments that may seem secondary to other priorities by some. 3.8% Net Investment Income Tax Starting in 2013, the IRS is gathering a 3.8% income tax from real estate investors. This is a painful sting to real estate investors who identify real estate investment as their primary source of income. Our potential owner should speak to his accountant about the details of this tax as his income is about to increase!
Economic Research data on this page and the charts on the facing page are from The Federal Reserve Bank of St. Louis, last updated at the end of the third quarter of 2014.
The use of these credits is growing - in 2012, the National Park Service reported approximately $5.2 billion in investment in the rehabilitation of historic structures. In 2013, NPS reported $6.73 billion.
Projected change in Real GDP After great fluctuation between 2008 and 2010, the Federal Reserve Bank of St. Louis forecasts a one percent or less change in Real GDP between 2014 and 2016.
Rental Housing: in demand and trendy According to the Wall Street Journal, the U.S. Apartment Vacancy Rate is at 4.1%, which has peaked due to 20-somethings focusing their finances on student loan debt and celebrating the freedom of renting over owning.
Projected Unemployment Rates Unemployment peaked in 2009 and has been steadily falling by a percent or two since. Projections into 2016 see that trend continuing, hovering around 5% in 2016.
Pubs: focus on local quality food and thrive According to the United States Department of Agriculture, the top ten menu trends in restaurants in 2014 included locally sourced meats and produce. In addition, according to Brooklyn Brewery president Steve Hindy as quoted in USA Today, â&#x20AC;&#x153;The craft brewing industry has evolved from a raggedy bunch of home brewers and dreamers to a bona fide 10% segment of the $100 billion American beer industry.â&#x20AC;?
Private Fixed Investment Private fixed investment is up 4.7% between 2012 and 2013, but it has been unevenly growing since 2010 - in 2011, growth was at 6.3 percent and in 2012, 8.3% more was invested than in 2011.
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nt Account (NIPA) 18628 Gross Private Saving18993
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19359
18628 Economic Conditions
2011
2014
19724
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20089
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-20 18628
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34
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-4
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2.0 07
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Compounded annual rates of change
1.5
2 30
updated through 2011 18628 18993 12/04/14
19359
20089
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018628 19724
2014
18628
20089
2011 2011
18993 18993
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2012
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-0.4
2013 2013
19724 19724
2014 2014
20089
18628
2011
18993
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19
20089
-40 17898
2009
18263
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18628
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Unemployment Rate
18993
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19359
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19724
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Industrial Production Percent change Unemployment Rate 2.0
Percent of labor force
Change in Investment Nonfarm Payrolls Real Nonresidential Fixed 9.6 Compounded annual ratesThousands of change 9.2
400
7.2 0 6.8 -5 6.4 -10 6.0 18993 5.6 18628
100
2011
0 19359
2012 18993 -100
2013 19359
2014
19724
2013
19724
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Housing Starts and New 2011Home Sales 2012 Millions, annual rate 1.2 1.1 1.0 0.9
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10-Year Treasury
0.5 8.0
200
2012
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8.8 1.0
300
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Percent of labor force
20 8.8 8.4 15
Interest Rates
18628
Research Division
18993
19359
New Home Sales Federal Reserve Bank of St. Louis (right scale)
6.8 -0.5
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20089
Millions, annual rate
2
3-Month Treasury
6.4
20089
2013
7.6 0.0 7.2
0
5.618628 19724
2014
18628
20089
2011 2011
18993 18993
2012 2012
19359 19359
2013 2013
19724 19724
2014 2014
18628
20089
2011
18993
2012
20089
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0.60 0.55 0.50 0.45
Change in Nonfarm Payrolls Thousands
500
3
24 Unemployment Rate Percent of labor force
9.6
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Regional & Local Market Factors Population
Unemployment Quick Numbers
305,489 291,289 14,200
Population of Fayette County (2012) Population of Urban Service Area Population of Rural Service Area
182,761 283.56 54,634 83.366 128,127 200,194
Acres in Fayette County Square miles in Fayette County Acres in Urban Service Boundary Square miles in USA* Acres in Rural Service Area Square miles in RSA Population Density 54,634 Acres in Urban Service Area 5.3 People per acre in the USA 3,412 People per square mile in the USA 26,136 Acres of USA residential housing 11.1 People per acre on residential land 7,132 People per residential square mile * Urban Service Area (USA) Source: LFCUG 2013 Comprehensive Plan (13)
Population Capacity Opportunities Vacant Residential Land Vacant Housing Units I/R Residential Total
Estimate 30,314 31,610 10,000 79,924
Population Estimates and Projections Year Total 2010 (Census) 295,803 2012 305,489 2020 334,733 2025 333,224 2030 373,986 Estimated Population Capacity of USA Estimated time to reach capacity of USA
375,727 12-17 Years
Local and Regional Market Area For the purpose of this study, the local and regional market area is defined by the boundaries of the Lexington-Fayette Urban Service Area, which is defined by the map on the cover page to this section.
According to Commerce Lexington, Lexington celebrates an umemployment rate lower than or equal to the national average, nearly 2 percent lower than the state of Kentucky from 2013-2014. The unemployment rate for the Bluegrass region has been steadily declining since 2009 (at 8.4%), now at 6.7%. In Fayette County, the unemployment rate has been consistently lower than the regional average for the past 5 years, hovering in 2013 at 6.5%.
Housing Lexingtonâ&#x20AC;&#x2122;s 2013 Comprehensive plan lists 40,723 apartment and condominium units in Lexington, at a rate of 29.9% of all housing units. With a set Urban Growth Boundary, the city will only become more dense in population and the need for housing will continue to rise. With a steady influx of students and a national trend of increased renters, the demand for apartment based housing will only increase in the city. The location of this project in close proximity (walking distance) to downtown Lexington and to the University of Kentucky campus, there is no doubt that constructing housing in this property would be a smart financial investment.
Population Demographics
Economic Growth
Total Population White Black or African American American Indian and Alaska Native Asian Native, Hawaiian, Pacific Islander Other Race Two or more races Hispanic and of White Race Alone Hispanic and of Black or Afrian American Race Alone Hispanic and of Some other Race or Combination of Races
2000 260,512 206,174 34,876 457 5,360 80 470 3,534 4,946 240
2010 295,803 216,072 42,336 509 9,506 107 546 6,163 7,927 636
Increase 35,291 9,808 7,460 142 3,146 27 76 2,629 2,981 396
% Increase 13.5 4.8 21.4 31.1 49.5 33.8 16.2 74.4 60.3 163.0
3,375
11,911
8,536
252.9
Commerce Lexington cites the Bluegrass region’s economic strengths in the healthcare and education fields and notes that manufacturing is one of the highest wage earning professions in the region. However, the economy is mainly based on servicebased professions. “The Bluegrass is a $20+ billion economy marked by consistent, sustainable growth. Between 2001 and 2012, the Bluegrass’ economy grew 17% overall, translating into a real compound annual growth of 1.5% - higher than the state of Kentucky and reflective of the national average.”
Total Industry Output Private Services Production Private Goods Production Government
Local Household Incomes Aggregate Household Income Median Household Income
Lex MSA $11.6 billion $47,952
Kentucky $91.4 billion $41,724
USA $7.8 trilliion $51,371
Aggregate Family Income Median Family Income
$8.8 billion $64,832
$72.4 million $53,012
$6.03 trillion $62,527
Aggregate Personal Income Median Personal Income Per Capita Income
$12.4 billion
$94.1 billion
$8.1 trillion
$29,316 $27,891
$23,078 $22,722
$31,231 $27,319
2012 GDP Lex MSA $21.1 B
Real Compound Lex MSA
Annual Growth Rate KY USA
1.5%
1.3%
1.6%
$12.9 B
1.7%
1.7%
2.0%
$5.1 B
0.8%
0.5%
1.2%
$3.0 B
1.6%
1.2%
0.7%
Chart sourced from Commerce Lexington Business Prospectus
26
28
Real Estate Market Factors Real Estate Market Factors Comparable Units Real Estate Trends
Rent Levels and Vacancy Rates Rent as a Fraction of Income Rental rates are rising as vacancy rates are falling in Lexington, which naturally holds a strong rental rate due to the proximity of Renters have been steadily paying more for rent out of several institutions of higher learning including the University of their income since 2005. Kentucky. 2013 1 Year 3 Year Change Change The following data is sourced from deptofnumbers.com, which United States 20.78% +0.13% +0.28% cites the 2013 Census American Community Survey as its Kentucky 18.47% +0.18% +0.11% primary source of information. Lexington 18.40% +0.43% +0.35% Real Gross Rent in Lexington KY Real median gross rent was at its highest level in 2013 since 2005. 2013 US Median Gross Rent Kentucky Median Gross Rent Lexington Median Gross Rent
$905
1 Year Change +0.89%
3 Year Change -0.55%
$668
+3.41%
+2.45%
$771
+5.76%
+4.05%
Lexington Rental Vacancy Rate The rental vacancy rate peaked in 2005, and has fallen since. 2013 United States Kentucky Lexington
6.49% 6.72% 5.04%
1 Year Change -0.28% +1.20% -0.04%
3 Year Change -1.68% -0.81% -0.48%
Fraction of Renters by Household Units Lexington holds well above the national average for renters, most likely due to the number of transient students attending college in the area. Since the property being assessed in this area is within walking distance to the University of Kentucky, it is safe to bet the vacancy rate for apartment units in this building will be low. 2013 United States Kentucky Lexington
36.50% 32.62% 42.60%
1 Year Change +0.41% -0.34% +1.72%
3 Year Change +1.85% +1.27% +0.90%
Comparable Units There are 3 apartment buildings currently for sale within close vicinity of 501 East High Street. Though the buildings do not include retail space, they offer a comparable amount of rental units to 501 East High Street. Courtesy of zillow.com Address Units 137-143 Woodland Ave. 25 studio units 427 S. Upper St. 6- 4 bedroom units 260-268 Lexington Ave. 16 units 1-2 bedrooms
Price $1.15 M $1.1 M $899,000
Real Estate Trends Renting is in. According to the Wall Street Journal, the 4.1% U.S. apartment vacancy rate was the lowest at the end of 2013 since the early 2000s, and well below the average of 5.7% since 1980. The article notes that even in mid-size cities such as Cincinnati and Richmond, the conversion of historic buildings (especially office buildings) has been on the rise as student loans and high rental rates dominate the finances of many young professionals struggling in a still recovering economy. The Washington Post adds that young professionals “have the same expectations about physical spaces and digital spaces; they want to be able to socialize within personalized spaces that they can break down and rebuild in different ways.” That is, they enjoy social and community driven spaces in addition to their personal spaces at home. They also like spaces to collaborate and work - many work remotely. The article cites a Washington based architect: “Gone are the days of sprawling mansions in greenfields. Generally, the size of houses will drop the same way the size of condominiums has gotten smaller. People will live more modestly, and will not overspend on housing. We will look for more financial balance in our lives.” Our potential owner should note that the community pub he is planning for the future of the site would be a great community space for his tenants and locals to meet, relax, and work.
30
32
Target Markets Profile Arts Community
Target Market The potential owner has specified he wants to attract those who live in the nearby community to his location to use as a neighborhood haunt. He has also identified creative types and students as visitors of his estabishment and potential renters. The demographics for the surrounding neighborhoods create a fine gradient between low income student housing and sales and service workers to the north and west, and middle class to upper class income professionals with postsecondary degrees in the areas to the south and east, past Woodland Park onto Ashland Avenue and into the Chevy Chase neighborhood.
Another potential driver for the arts nonprofit relocating to this site is the Woodland Park Arts Fair, a weekend long event in nearby Woodland Park that showcases artisans and their handiwork alongside ample food choices and live music. The potential owner should time the opening of his facility to the fair and to the influx of student renters in August, which will allow him to lean on the event as a marketing tool and to work with a critical mass of apartment seekers. There is a burgeoning arts community in the North Limestone neighborhood of Lexington, just north of the University of Kentucky campus and alongside the same trolley route. Gallery walks occur frequently in Lexington, so expanding the Gallery Walk to include this neighborhood is not outside of reason.
northern end of campus, there is no question that there will be demand for a more unique and bohemian housing lifestyle as enrollment and faculty appointment expands in that program. The University of Kentucky enrolled a record of just over 20,000 students in the Bachelorâ&#x20AC;&#x2122;s program alone in the 2012-2013 school year, including 5,000 students in the College of Arts and Sciences, 600 students in the College of Design, and 500 students in the College of Fine Arts.
In the adjacent downtown, Chevy Chase, and student neighborhoods, over 50% of individuals are enrolled in some sort of college level educational program. It can be assumed that those continuing their education value extended learning opportunities and would consider The more racially diverse neighborhoods are taking an art class. Furthermore, the Chevy across Euclid Avenue and closer to the University. The majority of rental units in the surrounding Chase neighborhood features a vast amount A large percentage of residents living close to the of individuals with postsecondary degrees University and in downtown walk to work, creating neighborhood range from studios to 4 bedroom apartments, with rent being split across the and professional and executive career paths, the potential to catch a great amount of foot traffic bedrooms to maximize the amount of renters. suggesting their value of rigorous education could and noting that parking shouldnâ&#x20AC;&#x2122;t necessarily Most modern apartment units contain laundry, but extend to their children as well. be an issue for the potential owner. In addition, many in older buildings do not. There are several the Lexington Colt Trolley line runs through clean and affordable laundry services nearby. the Woodland Triangle, providing free public transportation for those less likely to walk. While students prefer amenity, many (especially the financially independent and less wealthy) will In all, the potential owner can count on a racially prioritize proximity to campus and unique features diverse and nightlife minded, yet possibly over amenities such as ample parking and lazy financially strapped market. Providing quality rivers. Many students have pets, so pet friendly products and lower cost options should be a accommodations are recommended. priority when he begins to price his services. The location over an arts studio could potentially draw students of art and design to the area, and with the development of a new arts building within reasonable walking distance on the
34
36
Political Factors Elected Officials, Boards, Staff Advocacy Groups Potential Impacts
City Hall
Historic Preservation
Advocacy Groups
Mayor Jim Gray was the previous CEO of Gray Construction, whose offices are located in the trendy adaptive use Wolf Wile building in downtown Lexington. It is safe to assume his policies will continue to benefit cutting edge smart design and historic preservation in the city.
Though this project does not have a H-1 Lexington historic district overlay, the potential owner should be familar with these names as they could prove to be strong advocates should he face any negative public response.
Blue Grass Trust The Blue Grass Trust for Historic Preservation is a non-profit advocate for historic preservation that strives to protect, revitalize and promote the special historic places in our community in order to enhance the quality of life for future generations.
Mayorâ&#x20AC;&#x2122;s Staff Chief of Staff Jamie Emmons Chief Development Officer Kevin Atkins Local Food Coordinator Ashton Potter Wright Office of Homelessness Prevention Charlie Lanter Senior Advisor Shaye Rabold Senior Advisor Scott Shapiro Senior Advisor Chris Corcoran Policy Analyst Wes Holbrook Director of Communications Susan Straub Deputy Director of Communications Brenna Angel Communications Specialist Lori Houlihan Executive Assistant Muareen Watson City Council Vice Mayor Linda Gorton At-Large Chuck Ellinger At-Large Steve Kay District 1 Chris Ford District 2 Shevawn Akers District 3 Diane Lawless District 4 Julian Beard District 5 Bill Farmer, Jr. District 6 Kevin Stinnett District 7 Jennifer Scutchfield District 8 George Myers District 9 Jennifer Mossotti District 10 Harry Clarke District 11 Peggy Henson District 12 Ed Lane
Board of Architectural Review James L. Dickinson Gregory E. Hosfield, Chair Ronald Jackson Graham Pohl Sarah H. Tate Historic Preservation Commission Lee Bagley, AIA Leslie Beatty, Neighborhood Representative Lendy Brown, Bluegrass Conservancy Lauren Campbell, Lexington CVB David Cohen, Neighborhood Representative Karen Deprey, Lexington-Bluegrass Realtors Dan Graves, Builder/Developer Greg Hosfield, BOAR Faith Harders, Neighborhood Representative Robert Kelly, Community Trust Bank Michael Kovash, Neighborhood Representative Carl Leonard, Neighborhood Representative Sharon Reed, Neighborhood Representative John Rhorer, Chair, Blue Grass Trust William Sallee, LFUCG Division of Planning Staff Amelia Armstrong, Historic Preservation Specialist Bettie Kerr, Director Kathy Oâ&#x20AC;&#x2122;Neill, Administrative Specialist Randy Shipp, Historic Preservation Specialist
The Blue Grass Trust holds many events throughout the year and also has an adaptive reuse self guided walking tour brochure, priceless marketing materials that the potential owner should take advantage of. It is recommended that he join the trust if he is not already a member. Woodland Triangle Shops The shops in the Woodland Triangle have created a small directory of services and amenities online. The potential owner should contact his future neighbors to include his properties in their listing. Commerce Lexington The Greater Lexington Chamber of Commerce is a great organization for a potential business owner and property developer to become a member of. Aside from an increased advertising reach, the potential owner will be able to network with other shop owners, landlords, and maybe some local foods advocates to ensure he is able to provide great products for a lower cost (or higher profit margin).
Potential Impacts Environmental While the physical environment outside of the building will not change much, the vibrancy of the corner of East High Street and Woodland Avenue will be felt throughout the Woodland Triangle as more individuals come to the area into the evening. By offering dinner and drinks, art open houses, and art classes throughout the day, 501 East High Street could be the new neighborhood haunt for many young professionals and Chevy Chasers. Community Plans The most recent community change to the Woodland Triangle was the reworking of the intersection one block northeast from 501 on High Street. The parallel one way streets meet up to form a two-way thoroughfare that is also intersected by a secondary road leading towards campus. What was once a terrifying traffic crossing for pedestrians has now been split with landscaped islands, increased signage, and a reduction in traffic that has made the area safer and more enjoyable for park patrons and Woodland Triangle shoppers. Other properties There are currently no construction projects or redevelopment projects happening in the Triangle - recently, a restaurant catty-cornered from 501 East High Street was renovated. While another restaurant may compete with the new, phasing the project after the installation of the vibrant arts corridor may enable the two locations to become friendly rivals for the art gallery foot traffic. Regardless, the potential owner should diversify his menu options from that of the restaurant across the street in order to keep from competing against an existing establishment. 38
40
Intervention Tools Grants Favorable Financing Regulatory Relief Technical Assistance Property Tax Benefits Income Tax Benefits Marketing Assistance Public Occupancy Other financing incentives
Intervention Tools Grants The extent of intervention required at 501 East High Street will require a significant financial contribution from the potential owner. As such, the property will be eligible for a 20% Federal Historic Preservation Tax Credit. According to Preservation Kentucky, the Kentucky Heritage Council will match eligible projects spending over $20,000 at a rate of 30 percent (not to exceed $400,000). It should be important to note that the tax credit in the state of Kentucky must be a contained project within a 24 month period. Therefore, if the potential owner splits the renovation between the retail space and the art space into two distinct projects during the grantwriting process over four years, he may qualify for two separate tax credits. The arts nonprofit that the potential owner has partnered with may qualify for a grant from the Kentucky Arts Council to aid them in purchasing the equipment needed for their new office, releasing the potential owner from such a financial burden and freeing the organization to move should their growing program require. Low Interest Loans, Financing Incentives, or Guarantee Programs Without the credentials of the very financially responsible potential owner, these could not be readily determined. Considering the potential owner already has two properties in his portfolio, he is eligible for reasonably low financing from his local bank of choice. Neither the City of Lexington or the State of Kentucky provide financing incentives for the rehabilitation of historic buildings.
There is, however, funding available to the owner should he decide to make the housing qualify for affordable housing programs. However, witih the significant financial investment in the cost of the building, he is not planning to pursue this option at this time. Regulatory Relief, Fast Tracking, Waivers The Lexington-Fayette Urban County Government allows a reduced building permit fee for the remodeling of commercial buildings at the rate of $0.001 x Construction Cost (Minimum $200), in contrast to nearly ten times the cost for the constrcution of a new restaurant, or four times that amount for the construction of a new apartment building. Technical Assistance Programs The potential owner and developer only needs technical assistance in hirirng a qualified architect and construction manager, which is not covered by any programs in the area. Property Taxes and Tax Relief The property wil be subject to property taxes and there are no tax relief incentives available without more information about the owner and his finances. Income Tax Benefits If he so chooses, the potential owner may donate the space of the art studios to the arts nonprofit for a tax writeoff of the fair market value of the space. He may not, however, simply let the nonprofit occupy the space for free and write that
off. Without knowing more specific details of the nature of the potential ownerâ&#x20AC;&#x2122;s finances, this is a very difficult area to determine.
Marketing Assistance The Small Business Administration and Chamber of Commerce, along with the Lexington Convention and Visitorâ&#x20AC;&#x2122;s Bureau all provide marketing grants to help develop promotional materials for new businesses. The potential owner will have to prove to the CVB that his structure proves to be a draw for tourists, but with its art studio spaces, he should well qualify. Will the public sector occupy all or part of the space? Yes. The retail space, pub, and art studio spaces will all be open to the public.
42
44
Physical and Technical Constraints Appropriateness of Space Building Condition Regulatory Compliance Building and Site Attributes Access, Traffic, and Parking Conditions Engineering Constraints Environmental Constraints
Physical and Technical Constraints Appropriateness of Space According to its listing in the National Register of Historic Places, 501 East High Street is a 2 Story Arts and Crafts/Colonial Revival Ice Cream Factory constructed in 1914. The exterior facade is composed almost entirely of brick and features 15,000 square feet of leasable area. The ground floor features one large finished streetfront retail space that could be divided into two leasable units. There is also space for a rear leasable unit, which is being proposed to be renovated into a series of art classrsooms or artist in residence studios. The upper floor features one finished space with no interior walls, which could be subdivided into a bright and airy one bedroom apartment or an office. Also on the second floor is a vast, bright, daylit space that once held a cork insulated ice cream freezer. The large second floor space could be subdivided into 2-4 apartment spaces depending on size and configuration, all of which will have access to three egress systems, one of which (the fire rated stair and modern elevator shaft) still requires installation. Finally, there is a two car garage space and freight elevator that could be used as a garage or could be converted into art studio space. Building Condition The current owner, Mark Miller, was able to remove years of code violating and integrity threatening material without losing the architectural integrity of the space. The space features original clerestory windows, naturally finished hardwood floors in some spaces (not in the large upstairs space), and the original freight elevaator. Mr. Miller was also able to install a new roof and fire rated exit for the upstairs space. Fortunately, at the time of purchase, the potential owner will be able to receive rental income from the first floor finished retail space
and potentially the second floor finished office space. Both have modern restroom access. The unfinished spaces have electrical and plumbing access roughed in, making the conversion in the upstairs spaces a matter of interior walls, new windows, adequate insulation, and appliances. The most difficult matter will be the installation of floors with the consideration that none of the floors in the second floor space are level nor a consistent height. There is a significant divet from the location of the original cork ice cream freezer that could be a great architectural feature, for example, a sunken living room, but appropriate measures must be taken to construct these spaces.
Regulatory Compliance
The fire rated exit must have a stair and elevator installed, which will pose a significant cost.
The first floor future gallery spaces must be treated with respect to ADA compliance. Thankfully, there are no entrance stairs to the area, but the garage is several feet below the grade of the first floor which will require a ramp to be installed if the garage space is converted.
Thankfully, the first floor spaces are fully fire code compliant with ample exit spaces and short paths of egress. The second story will require the completed installation of the fire rated exit, the housing of which is already installed. For ADA compliance, again, the first floor retail space is compliant. There is a place for an elevator within the fire rated enclosure that the current owner installed for providing access to the second floor, which should be installed prior to leasing the spaces.
The most difficult space to treat will be the first floor spaces alongside Woodland Avenue, which will require some significant refinishing, stairs, handicap access, and adequate service spaces for restrooms and storage. Fortunately, raw finishes The restrooms, if need be, must provide a handicap will work well for artist studios which normally accessible facility which can be installed in the receive a lot of wear and tear. These spaces do not space provided. include many architecturally significant finishes, mainly concrete walls and floors that can be treated and resealed. Again, electric and plumbing has been roughed in. The garage space would do better if it was converted into another art space considering the need to provide tenant and public parking which would block in the garage spaces. If the original garage doors are treated well, they could provide a window into the gallery spaces from the street and welcome newcomers into the area. All in all, the building has space for a potential 9 leaseable spaces if the garage is converted - 2 retail, 2 art studio, 1 office, and 4 apartment units.
46
Building and Site Attributes By virtue of the current owner, the building has retained a great amount of original character defining attributes such as the vast clerestory window space on the second floor, the deep iron truss suspending the roof of the space, the changes in floor height to aid in the production of ice cream, the original freight elevator (still working), the brick exterior walls and the hardwood floors in the two finished spaces. The original windows, while beautiful, are not useful for the energy efficient needs of a dwelling unit. By some merit, their existence will allow a fabricator to create windows that retain the grand daylight of the main space and allow for the retention of heating and cooling, and they could possibly be reutilized as divider walls where privacy is not a concern (for instance, in a studio apartment between the bedroom space and the living space). The site is well suited to its future function as detailed in the previous pages, noting the importance of vitality for the neighborhood and the continued and rising need for rental housing for millenials and childless individuals. Access, Traffic, and Parking Conditions The parking area provides parking along Woodland Ave and High Street, including parking for up to 5 vehicles in the small area between the building and the sidewalk on Woodland Ave. These spaces should be reserved for the four residents and shop tenant. There is public transportation access and a parking lot at Woodland Park, one block away, if more parking is needed.
Woodland Avenue is a well served secondary street that stretches from Main Street to Euclid Avenue (main University of Kentucky campus access). Use of Woodland Avenue has been increased by residents on the northeast side of Woodland Park from Euclid Avenue due to the reconstruction of the Woodland Triangle intersection noted in the previous section. Site access from High Street is likely the most problematic. As a one-way drag moving northwest between a major residential community and downtown, High Street sees vast traffic that rarely abides by the 25 MPH speed limit. Traffic calming at the new Woodland Triangle intersection has helped somewhat, but it has not completely remedied the solution. The main vehicular access benefit for the site is that there is a traffic light directly in front of the building, which will encourage drivers to stop and peer in through the large windows that face High Street more frequently than not. Engineering C onstraints As stated before, the building is structurally sound and free of any environmental or health hazardous materials such as asbestos. The current owner has installed a new roof and roughed in plumbing and electrical systems. The heating and cooling systems for the building may require reliance on packaged units per room, which will reduce the amount of drilling through the concrete floor slab on the second floor. These units are typically cheaper to install in the short term, yet energy costs may be elevated from a more efficient system. Thankfully, the building was designed before modern heating and cooling, therefore taking advantage of proper window orientation and insulation to keep ice cream from melting.
Construction Phasing In order to minimize lost rental profits, the following schedule for construction is proposed: Upon purchase: continue rental of first floor space to offset costs Installation of fire rated egress stair and elevator Rental of second floor finished space as office for arts organization. Finishing of first floor art space and installation of office, restrooms (not including garage) Move arts organization to new home on first floor. Installation of appliances in previous office space. Rental of first apartment space. Installation of secondary walls, restrooms, appliances, and finished spaces for a total of three proposed units in the grand second floor space. (Suggested: divide the space to the left into two studio units. Preserve grand clerestory space as a hallway and gathering area for the apartment spaces. No division of the space on the previous page - sell as a one bedroom unit) July: Rental of three new apartment spaces August: Participation in Woodland Arts Fair Winter: Renovation of garage space into open studio space. Final phase: renovation of first floor finished space or split first floor finished space into two establishments - pub and retail store 48
50
Financial Synthesis
Capital Costs Budget Source and use of funds Operating Statement Identification of Tax Consequences Appropriate Measures of Return
Project Costs
ACQUISITION site acquisition title costs misc costs/appraisals escrow costs TOTAL SITE ACQUISITION
incl comission to buyers agent
CONSULTANTS architect interiors structural landscape electrical mechanical civil soils engineering acoustical TOTAL CONSULTANTS
percent of construction $ per foot of construction
PERMITS AND FEES building permit and fees civil entitlement permit TOTAL PERMITS CONSTRUCTION sitework retail ti shell construction contingency TOTAL CONSTRUCTION
3,058,652 2,000 2,000 1,000
$ $ $ $ $ $ $ $ $
102,218 23,600 1,859 1,859 -
0.10% $ 0.50% $ 0.50% $
929 4,646 4,646
11.00% $2.95 0.00% 0.00% 0.20% 0.20% 0.00% 0.00% 0.00%
gross area 4500 $ 0 $ 8000 $ 5% of subtotal
DEVELOPMENT EXPENSES legal/historical real estate taxes developer fee entitlement fee coc insurance e&o insurance cgi insurance reprographics other fund control/accounting TOTAL DEVELOPMENT EXPENSES INTEREST AND LOAN interest for construction loan fees for construction loan soft cost: contingency/loan broker fee TOTAL COSTS INTEREST
$ $ $ $
18 months
10 25 105 5%
$ $ $ $
45,000 840,000 44,250
0.40% 1.00% 4.00% 1.00% 0.30% 0.50% 1.10% 0.20% 0.00% 0.30%
$ $ $ $ $ $ $ $ $ $
3,717 9,293 37,170 9,293 2,788 4,646 10,222 1,859 2,788
8.00% $ 1.00% $ 1.00% $
74,340 33,715 33,715
TOTAL CONSTRUCTION & DEVELOPMENT COSTS
$
3,063,652
$
129,535
$
10,222
$
929,250
$
81,774
$
141,771
$
4,356,203
501 East High Street Income
459 Woodland Ave Income residential unit description 8 retail unit total annual income
gsf area monthly 8000 $ 8,000 $ 7000 $ 7,000 $ $ 15,000 $
vacancy total net income management manager utilities water and sewer repair and maintenance maintenance reserve insurance real estate taxes total annual expenses
5% $ $ 3% $200 by tenant by tenant $500 $100 $200 1.00%
net operating income annual mortgage pmt net annual profit
$ $
9,000 171,000
of gross revenue per month
$ $
5,400 2,400
per unit/year per unit/year per unit/year of appraised value (constr)
$ $ $ $ $
4,000 800 1,600 45,000 59,200
30 year i/o
monthly income mgmt mgr efficiencies gained .5% vacancy profit total income depreciation income to be taxed
3.50% $
375,000
750 14,250
annual 96,000 84,000 180,000
$ 5.25% $ $
111,800 189,000 (77,200)
$ $ $ $ $
450 200 675 (6,433) (5,108)
$
(13,125)
$
-
52
Conclusion This gorgeous, well prepared building is raw, roughed in, and ready for tasteful adaptive use of its vast, bright, and architecturally integral spaces. The cost of construction for the interior renovation can be easily mitigated by historic rehabilitation tax credits, and any consideration for the interior functions could thrive in such a bright, young, and densely populated neighborhood on the fringe of downtown Lexington and adjacent to a vibrant community park. However, the asking price of the building proves the project to be unfeasible - even by increasing rent prices to double the average in downtown Lexington, the owner will face a deficit in funding once they face a massive building loan for a grossly inflated asking price. When viewing buildings for sale in the same area with comparable rental space (despite those builidings neglecting to have commercial space), the asking price for 501 East High Street is nearly triple that of completely finished rental units. With a new rental income tax layered on top of this building, the potential owner will not ever be able to pay back a mortgage on this property, unless he is more interested in â&#x20AC;&#x153;savingâ&#x20AC;? the building than making money. However, the rehabilitated raw structure of this building is not even threatened in consideration of the tasteful treatment of the interior. Unfortunately, this project is not feasible at the current time.
54
Bibliography Brown, Eliot. Developers Turn Former Office Buildings Into High-End Apartments. The Wall Street Journal. 7 May 2014. Web. Commerce Lexington. Business Prospectus. Lexington: Greater Lexington Chamber of Commerce. September 2014. Web. < http://www.locateinlexington.com/Clex/media/ Clex/Files/Top-Downloads/2014-Business-Prospectus.pdf> Department of Numbers. Lexington Kentucky Residential Rent and Rental Statistics (2013). Web. < http://www.deptofnumbers.com/rent/kentucky/lexington/> Federal Reserve Bank of St. Louis. National Economic Trends December 2014. St. Louis: 4 December 2014. Web. < http://research.stlouisfed.org/publications/net/20141201/ netpub.pdf> Lexington (Kentucky). Building Permit Fee Schedule. Lexington: Office of Planning, Preservation, and Development. 1 January 2010. Web. Lexington (Kentucky). Neighborhood Business (B-1) Zone. Lexington: Zoning Ordinance. Article 8, Section 8-47. 1983. Amended 2014. Web. < http://www.lexingtonky.gov/ Modules/ShowDocument.aspx?documentid=28872> LaFrance, Adrienne. New Apartment Buildings are Geared for Millenials. The Washington Post. 18 April 2014. Web. Lexington (Kentucky). Online GIS Zoning Map. 2014. Web. < http://www.lexingtonky.gov/index.aspx?page=416> Lexington-Fayette Urban County Government Division of Planning. 2013 Comprehensive Plan. 2013. Web. < http://www.lexingtonky.gov/2013CompPlan/> Miller, Mark. 501 East High Street. 10 December 2014. <www.501high.com> Miller, Mark. Personal Interview and Tour of Building. 16 November 2014. National Endowment for the Arts. President Obama Releases FY 2015 Budget Number for the National Endowment for the Arts. 4 March 2014. Web. National Parks Service Technical Preservation Services. Federal Tax Incentives for Rehabilitating Historic Buildings: Statistical Report and Analysis for Fiscal Year 2013. Washington: March 2014. Web. < http://www.nps.gov/tps/tax-incentives/taxdocs/tax-incentives-2013statistical.pdf> National Register of Historic Places, Southeast Lexington Residential and Commercial District. Lexington, Fayette County, Kentucky. 84001415. Web. < http://pdfhost.focus. nps.gov/docs/nrhp/text/84001415.PDF> Osborne, Sam. Lexingtonâ&#x20AC;&#x2122;s Woodland Triangle intersection being rebuilt for pedestrian safety. Lexington Herald-Leader. 24 July 2014. Web. Rypkema, Donovan. Feasibility Assessment Manual for Reusing Historic Buildings. Washington, D.C: The National Trust for Historic Preservation. Print. Reilly, Peter J. Can Real Estate Professionals Beat the 3.8% Obamacare Tax? Forbes Magazine. 10 December 2012. Web. Snider, Mike. Craft Beer Trends; Sour, Less Boozy, Collaborations. USA Today. 11 May 2014. Web. Small Business Administration. Small Business Jobs Act of 2010. 27 September 2010. Web. Trapp, Debra. Why Local Food Matters: The rising importance of locally-grown food in the US food system: A national perspective. United States Department of Agriculture. 2 March 2014. Web. Zillow.com. 40502 Real Estate. Updated continuously. 10 December 2014. Web. All photographs, historical and current, of the building were found at the ownerâ&#x20AC;&#x2122;s website for the building, www.501high.com except: Target Markets p. 34, 35 (Lexington Art League), Political Factors 38 (Allender Stewart - research archive postcard), 40 Lexington Herald-Leader, Google Maps