Keystone Commercial Real Estate 2012

Brokering OVER 150 Properties

Michigan’s Retail Shopping Center Specialists

Detroit’s New Promise

Sparks Growth in Southeast Michigan www.keystonecres.com 248-356-8000

Keystone W Launches

ith over 60 years of combined experience, we are proud to announce the formation of Keystone Commercial Real Estate. Matthew Berke, Gregory Newman and Ryan Kattoo along with Ryan Duff, Kevin Berke and Steve Shamoun, all formerly with the Beale Group, will continue to service existing and future clients with the same passion and dedication that has brought us to where we are today.

“The guys at Keystone have been instrumental in helping us grow our brand in Michigan. I would highly recommend them to anyone considering expanding their business,” Michael Abrams, Five Guys Burgers and Fries.

“ The guys at Keystone have been instrumental in helping us grow our brand in Michigan.”

— Michael Abrams Five Guys Burgers and Fries

“ We are in the business of designing and developing coin laundry businesses for clients and it is extremely important that we deal with an exemplary real estate firm for site location and related sophisticated real estate services.

Keystone is just that firm. They are exceptional by all criteria. In my opinion, Keystone Commercial Real Estate provides an overall service that is truly unmatched within the industry.”

— Stephen M. Bean, President Universal Coin Laundry Machinery, LLC (Since 1920)

2 Keystone Commercial Real Estate • 248.356.8000

Still conveniently located at 29201 Telegraph Road, Suite 450, Southfield Michigan 48034, the Keystone Team will continue to be a major factor in Metropolitan Detroit real estate. Our focus will continue in Tenant representation, investment sales, leasing and property management of a diverse portfolio of shopping centers ranging from 10,000 to 500,000 square feet.

“The brokers at Keystone have been successful in helping me lease and sell some of my properties over the years. Their passion and knowledge helped me in reaching my real estate goals,” Harvey Fink, Shopping Center Owner.

We offer our clients the market knowledge and expertise that it takes to succeed in today’s competitive business environment.

Our tools, staff and group of professional brokers help us continue to be the leaders in our industry. At Keystone, we are focused and continue to offer the highest level of customer service.

“With the recovery in motion, we wanted to position ourselves to offer the best service to our clients in all aspects of retail real estate including tenant representation, leasing, acquisitions, dispositions, receivership and property management. The climate was ripe for a new company.

We are more focused and excited about the business than we ever have been,” said Keystone principal Matthew Berke.”

We thank our existing clients for their loyalty and the opportunity to work with our future clients. n

The Keystone Commercial Team

Matt Berke Principal

mberke@keystonecres.com

Kevin Berke Senior Sales Associate kberke@keystonecres.com

Ryan Kattoo Principal

rkattoo@keystonecres.com

Ryan Duff Senior Sales Associate

Crystal Kajy Bookkeeping

rduff@keystonecres.com

ckajy@keystonecres.com

Greg Newman Principal

gnewman@keystonecres.com

Steve Shamoun Sales Associate

sshamoun@keystonecres.com

Stacey Sheena Director of Marketing

Lorelei Heinmiller Property Management

lheinmiller@keystonecres.com

Shannon Azzo Administrative Assistant

ssheena@keystonecres.com

sazzo@keystonecres.com

Our Mission Statement Keystone Commercial’s mission is to answer the needs of our clients, whether they are retailers needing to expand, landlords seeking qualified tenants to maximize the value of their real estate or investors seeking income properties. We offer our clients the market knowledge and expertise that it takes to succeed in a competitive business environment. Keystone Commercial is a major factor in southeast Michigan real estate investment sales, leasing and property management of a diverse portfolio of open-air neighborhood shopping centers from 10,000 to 500,000 square feet. The success we have achieved is a result of our unwavering focus on our clients’ needs and we promise to always give our clients prompt, professional service. www.keystonecres.com • Keystone Commercial Real Estate

3

principals’ Letter

A New Perspective

T

his year we are writing this letter from a new perspective — not only as brokers who have weathered the recessionary storm over the past five years but now also as a business owners.

As most of you know, early this year we formed Keystone Commercial Real Estate. Our new company is now better positioned to handle the needs of our clients in all aspects of retail real estate. We continue to handle select leasing accounts and investment sales and continue to grow our tenant representation and property management business.

Last year we talked about the coming recovery. This year we are in it. All signs indicate a move in the right direction. One simple indicator for us is the number of incoming telephone calls. When the phone lines light up, it means that people are considering opening new stores. From 2007-2010, all you heard about was the devastation to the auto industry. That meant Michigan was blacklisted from almost all segments of real estate, including lenders, retailers, prospective investors, and speculative developers. It became difficult to get retailers interested in our market or even to return calls. Now the news on Michigan is primarily positive and there is a lot of buzz about our state’s resurgence. With all this excitement, perception will become a reality once again.

Last year we profiled Governor Rick Snyder. This year we give him our report card. We have again tried to put together some good content for our clients/readers.

Our articles cover financing, receivership, guaranties, state incentives and many others.

We again thank our advertiser partners with whom we have worked closely over the years helping each other to grow. These guys are each an authority in their respective fields and I encourage you to take advantage of their knowledge and expertise.

Choosing our feature article this year was easy. Having Bill Ford, Jr., Mayor Dave Bing and Governor Rick Snyder over the last few years all contained some level of risk. What if Ford tanked? What if Mayor Bing was another Kwame?

What if Snyder did not live up to expectations?

This year there was only one choice. Dan Gilbert is transforming Detroit. He is putting his money where his mouth is. His passion for reviving our lost city is second to none. I don’t want to just sit on the sidelines and watch it happen, he makes us want to be a part of it. We hope you do to.

If you already know us, we thank you for the business. If this is your first time learning about us, welcome. We look forward to working with you.

Matthew D. Berke Gregory S. Newman Ryan Kattoo Principal Principal Principal

4 Keystone Commercial Real Estate • 248.356.8000

Contents Volume 1 • 2012

15

9 Buy Now!

There Will Never Be a Better Time

15 Positive Signs for Commercial Lending 20 They Live!

34

57

47 How Good is Your Lease Guaranty?

49 Bank of Michigan Builds on Success, Prepares for Future Growth

Brownfield Incentives in Michigan

53 Receivership

33 Hiring a Broker

57 Governor Snyder’s Report Card

34 Dan Gilbert Sees the Good in Detroit

58 New/Expanding Retail and Restaurants

39 Technology & Social Media

63 Calendar of Events

46 How Will I Get What I Want If I Don’t Really Know What I Need?

Acknowledgements Published by Keystone Commercial real estate All Articles were written by Constance Crump 734.665.2985 Graphic Design by Echo Publications, Inc., 248.582.9690 Information Contained herein was obtained from sources deemed to be reliable but is not guaranteed.

Subject to prior sales, change of price or withdrawal. www.keystonecres.com • Keystone Commercial Real Estate

5

Keystone Commercial

Ann Arbor

Auburn Hills

Chalmers Place

Auburn Hills Plaza

1,289-7,189 SF

3365 Washtenaw Ave At US 23

Matt Berke

805-6,500 SF

605-635 S. Opdyke Rd N of South Blvd

Bay City

Matt Berke

Brighton

Woodland Plaza

(2) 1,630 SF

1901 S. Euclid Ave Euclid & Salzburg Road

Ryan Kattoo/ Matt Berke

Brighton

6 Keystone Commercial Real Estate • 248.356.8000

Greg Newman

Burton

Brighton Commons 8673 Grand River Avenue W of Main Street

1,200-2,400 SF

8028 Grand River N of I-96

Burton Plaza

3,000 SF

Matt Berke

3147 Dort Highway Btw Atherton & Bristol

1,400-6,629 SQ FT SF

Matt Berke

248-356-8000

Canton

Canton

Coventry Commons

Cherry Oaks Plaza

1,100-10,920 SF 43301-43435 Morton Taylor Morton Taylor & Joy Kevin Berke/Greg Newman

Canton

Ryan Duff

Woodberry Plaza

1,400+ SF

Ryan Duff/Matt Berke

Clinton Township

52250-52396 Gratiot Ave N of 23 Mile Rd

1,200-3,767 SF

Ryan Kattoo

Clinton Township

Canal Plaza

Northpointe Plaza

1,600 SF

42300 Hayes Road SEC of Hayes and Canal Rd

1,300-3,200 SF

Chesterfield Twp.

Canton Plaza 42400-42454 Ford Rd NWC at Lilley

42484 Cherry Hill Rd NWC at Lilley

Greg Newman/ Kevin Berke

37005-37125 Gratiot Ave NEC of 16 Mile Rd

1,950-4,175 SF

Matt Berke

www.keystonecres.com • Keystone Commercial Real Estate

7

Keystone Commercial

Clinton Twp.

Clinton Twp. Crystal Commons

1,200-2,400 SF 35751-35795 Moravian West of Utica

Kevin Berke/ Matt Berke

Clinton Twp.

Greg Newman

Clinton Twp.

Freestanding Building 36660 Gratiot Ave S of 16 Mile/Metro Parkway

1,600-6,747 SF

18 Mile Rd And Garfield Rd

Garfield Plaza

19,000 SF

Kevin Berke

1,500-2,400 SF

39880 Garfield Road N of 17 Mile

Kevin Berke/ Greg Newman

Outlot Available w/Stack Car Parking for Drive-thru

Clinton Twp.

Stonegate Commons 1,260-2,520 SF Ryan Kattoo/ 37551 16 Mile Rd N of 16 Mile and Harper Matt Berke 8 Keystone Commercial Real Estate • 248.356.8000

Clinton Twp. For Sale 37561-37601 Gratiot Ave N of Metro Pkwy

2,000-2,500 SF Outlot

Greg Newman

Buy Now! There Will Never Be a Better Time

M

any investors have rightfully stayed on the sidelines over the past several years.

Keystone is advising its clients that now is the time to buy. The metro Detroit market has an outstanding upside and low cost of entry. Many unique quality properties are on the market and undervalued. Work with your Keystone broker, do your home work and have a plan.

Properties are selling for less today than it cost to build them (in 20th century dollars.) If the property is in a good location it may just need some TLC in order to turn the corner. Be creative with your turnaround plan. Anticipate taking care of the deferred maintenance as soon as you take over.

Analyze what tenants would be right for your center.

Implement an aggressive marketing plan.

Falling delinquency rates are another good reason to buy. With fewer troubled assets on their books, lenders are beginning to have a different outlook on their commercial real estate loan portfolio. There will continue to be opportunities in the future as well, but today is a great time to buy.

What is the bottom of the market? Ask 10 different economists and get 11 different answers.

Double-dip recession fear is fading. Waiting for the absolute bottom is a nerve-wracking sport – and one that may save buyers only marginally but cost dramatically. Don’t risk losing a property that’s just right because it may be $1,000 cheaper next month.

Nobody can guess when the market will bottom out.

The fundamentals of investing are more important than ever. Know what type of product you want to invest in. You may pay more for the property on the corner of Main and Main but will likely have less turnover.

Do your due diligence. Don’t just review the lease but meet with the tenants. Find out how they are doing. You will be surprised how much you can learn by talking with a manager. If the property is distressed, know what must be done to turn it around. Have an exit plan. n

www.keystonecres.com • Keystone Commercial Real Estate

9

First American Title Insurance Company --- Commercial Team

A Michigan Presence with a National Reach From the simplest commercial transactions to the most complicated multi-property / multi-state transactions, First American provides personalized and individualized service regardless of size, complexity, or geographic diversity of the properties in a transaction.

Our expert underwriting teams are ready to solve your most complex transactional issues or deliver the most creative, client-focused approach to your transactions.

For expert handling of all your needs contact:

Patricia Meadows-Smith Cell: (248) 760-4102 Office: (248) 540-4102 Email: pameadows@firstam.com

First American Title Insurance Company makes no express or implied warranty respecting the information presented and assumes no responsibility for errors or omissions. First American, the eagle logo, First American Title, and firstam.com are registered trademarks of First American Financial Corporation and/or its affiliates.

10 Keystone Commercial Real Estate • 248.356.8000

4/12 Š2012 First American Financial Corporation and/or its affiliates. All rights reserved. q NYSE:FAF

248-356-8000

Clinton Twp. 37561-37601 Gratiot Ave N of Metro Pkwy

Commerce Twp. Courtyard

6,000 SF

Greg Newman

Commerce Twp.

Commerce Pointe Plaza 1,620-5,324 SF Kevin Berke/ 1801-1813 Haggerty Road North of Maple Greg Newman

Dearborn Gas Station

8955 West Warren Ave SEC at Wyoming

1,400+ SF

46670 Pontiac Trail 4/7/20124/7/2012

Ryan Duff

Commerce Twp.

Commerce Village Plaza

1,680+ SF

3187 Union Lake Rd S of Commerce Rd

Ryan Duff

Dearborn For Sale 20,604 SF Land

Ryan Duff

8901 Warren Road SWC of Warren Rd & Lonyo

6,500 SF LEASE

Ryan Duff

www.keystonecres.com • Keystone Commercial Real Estate 11

Keystone Commercial

Detroit

Detroit

La Plaza Mercado

3,000 SF

5459 Vernor SEC at Junction

Greg Newman

Detroit

Studio One

2,380 SF

Greg Newman

Detroit

4501 Woodward Woodward & Forest/Canfield

1,167 SF

Greg Newman

Detroit

New Development 13031 West 7 Mile Road SEC at Outer Drive

3,575 SF

Greg Newman

Detroit

The Ellington 3670 Woodward Ave NEC at Mack

4627-4639 Vernor Hwy SEC at Lansing

Shoppes On Seven

1,162-7,036 SF

12 Keystone Commercial Real Estate • 248.356.8000

Kevin Berke

10600-10636 7 Mile Rd At Grand Blvd

1,000 SF

Kevin Berke

248-356-8000

Detroit

Detroit 5,000 SF

Kevin Berke/ Steve Shamoun

13323 Livernois SWC at Davison

Detroit

1,200 SF

Matthew Berke

Detroit

Mcschaefer Shop. Center 13503-13505/ 3,900 - 28,979 SF 16890-16940 McNichols McNichiols & Schaefer (6 Mi) Ryan Kattoo

Detroit

Pumpkin Plaza One

Pumpkin Plaza Two

1,000-4,150 SF 7611-7661 Gratiot Ave Gratiot and Van Dyke

3,382 SF

Matt Berke

Detroit

Grand Meyers Grand River Grand River and Meyers Rd.

6520-6526 Woodward Ave At Grand Blvd

Ryan Kattoo/ Matt Berke

1,250-3,675 SF 10770-10780 Gratiot Ave Gratiot and Conner

Ryan Kattoo/ Matt Berke

www.keystonecres.com • Keystone Commercial Real Estate 13

Consulting Foodservice Design, Planning & Specifications Foodservice Plan Submittal Assistance Stainless Steel Equipment Design & Fabrication Millwork Design & Fabrication Sales of new & used Foodservice Equipment, Small Supplies & Interior Furnishings Exhaust, Make-up Air & Refrigeration Systems Design & Installations Professional Installation of all Foodservice Equipment & Furnishings Construction Coordination Project Field Coordination & Supervision Startup Training and/or Supervision

14 Keystone Commercial Real Estate • 248.356.8000

Positive Signs for Commercial Lending

C

ommercial lending is easing after several difficult years according to area bankers.

The environment is still challenging but smaller banks and credit unions have funds and the will to lend them. We are also seeing the insurance companies and CMBS (Commercial Mortgage Backed Securities) re-enter the market.

Commercial Alliance, a Troybased group of 22 credit unions across Michigan, spreads the risk among participating alliance members — $150,000 to $200,000 each.

Commercial Alliance prefers maximum loan amounts of $2 million.

“We lend 75 percent of the appraised value, five-year fixed, with rates very competitive with banks,” said Dennis Durocher, vice president of commercial loans for Commercial Alliance.

“We had a record year this year and the year before that as far as bookings go.

Our portfolio should hit $200 million this year. We underwrite the loans, service them and close them,” Durocher said. Stringent lending standards make for low delinquency rates, he said.

Commercial loans primarily cover two situations: owner-occupied property and investment property. Owneroccupied properties have a much better chance of getting a loan, Durocher said. The alliance is not seeing many properties that are 100 percent leased, he added.

Most banks and credit unions are making loans in conjunction with the Small Business Administration (SBA).

These loans require the owner to occupy

a minimum of 51% of the property. The SBA guarantees a portion of the loan reducing the risk for the loan originator.

At Ann Arbor State Bank, things are also looking up for commercial loans.

“Although the market is still challenged, we’re seeing some positive signs,” said Darrell Kenney, senior vice president of Ann Arbor State Bank. He uses a baseball analogy to characterize the market. Last year, we were in the third inning. This year, we’re still in the third inning.

Like Commercial Alliance, Ann Arbor State Bank prefers to lend for owner-occupied properties. Such loans are competitive, which is a good thing for borrowers, he added.

“Interest rates are very, very attractive.

We are seeing rates south of 6 percent for five years. That would be very aggressive.

Even two years ago, there was nothing less than 6½ percent,” Kenney said

For larger shopping centers the return of insurance companies and CMBS loans are a welcome sight. These loans typically have a minimum of $2 millionto-$5 million. They are attractive loans with longer amortization and little to no recourse.

Recently two cases, Cherryland and Chesterfield, provoked a widespread concern about the non-recourse nature of these loans. The lower and appellate courts upheld a decision to pierce the non-recourse veil, leaving some who thought they had none with a whole lot of personal liability.

This decision had the potential to change the landscape of shopping center investment and development throughout the country. Fortunately the Michigan Senate introduced the “Non-recourse Mortgage Loan Act” to prevent this from happening. And in late March the Governor signed this bill into law. n

www.keystonecres.com • Keystone Commercial Real Estate 15

INVESTMENT SALES

• Matching investment criteria • Analyzing Investment Value • Analyzing Market Data • Determining Growth trends • Assisting with purchase negotiations • Streamlining due diligence process • assisting with finance recomm endations • assisting with the closing

www.keystonecres.com • 248-356-8000

248-356-8000

Detroit

Gallery At Warren Connor 800-6,500 SF

Ryan Kattoo/ Matt Berke

Warren Warren and Conner

Detroit

For Sale 61,466 SF

Greg Newman

Farmington Hills Concord Center

24345-24367 Halstead Road E. of Grand River

990-3,985 SF

Ryan Kattoo/ Ryan Duff

7431-7455 Gratiot Ave S of Van Dyke

Farmington

Fowler Building 1225 Woodward Ave Btwn Grand River and State

Detroit

Townsend Plaza

1,200 & 1,800 SF

Greg Newman

World Wide Plaza

1,600-9,600 SF 34701-34805 Grand River Ave Grand River & Drake Road

Ryan Duff/ Matt Berke

Farmington Hills Tri Atria

32395-32443 Northwestern Hwy Northwestern & 14 Mile Rd

1,339-2,630 SF

Greg Newman

www.keystonecres.com • Keystone Commercial Real Estate 17

Keystone Commercial

Farmington Hills

Fenton

Fenton Square

1,500 SF

Ryan Kattoo/ Matt Berke

30095 Northwestern Hwy Between 12 & 13 Mile Road

Flint

Matt Berke

Fraser

Hallwood Plaza

Monterey Plaza

1,974-25,000 SF

Clio Rd NEC Pierson

800-3,820 SF

235 Leroy Main Street

Ryan Kattoo

2,400 SF

Kevin Berke/ Matt Berke

34521 Utica Road Btw 14 Mile & 15 Mile

Fraser

Fraser For Sale

32944 Utica Rd SEC of 14 Mile Rd

1,000-8,160 SF

Ryan Duff/Matt Berke

18 Keystone Commercial Real Estate • 248.356.8000

31850 Groesbeck S of Masonic

3,925 SF

Ryan Duff

248-356-8000

Garden City

Garden City

Cherry Hill-Venoy 32550-32630 Cherry Hill Rd At Venoy

1,243-2,308 SF

Kevin Berke

Garden City

Cherry Hill-Venoy

900-2,700 SF

Ryan Kattoo

Hamburg

Ryan Duff

32550-32630 Cherry Hill Rd @ Venoy

For Sale 27,763 SF

Kevin Berke

Highland Park

Hamburg Plaza 7480 M-36

900-2,700 SF

Garden City

Mercedes Plaza

28473-28537 Warren Rd East of Middlebelt Road

6527-6543 Middlebelt Rd N of Ford/Maplewood St

Highland Point Plaza

1,600-4,220 SF

Matt Berke

12007-12029 Woodward Ave Acrs from City Hall (Elmhurst)

1,657 SF

Matt Berke

www.keystonecres.com • Keystone Commercial Real Estate 19

They Live!

Brownfield Incentives in Michigan

By Nicholas G. Maloof, RPG, Esq.

T

here have been several high-profile changes made recently to Michigan’s Brownfield Incentives Program that are impacting the numerous environmentally and non-environmentally related incentives used to redevelop property.

Contrary to what you may have heard, the Brownfield Incentives programs are alive and well and can still be used to level the playing field between previously undeveloped “Greenfield” sites and previously developed contaminated, blighted and/or obsolete properties known as “Brownfield” sites.

These incentives also enhance the financial attractiveness of a development, its sale-ability or develop-ability as well as its ultimate value to lenders and investors when seeking financing.

While it is true that the Brownfield Michigan Business Tax (MBT) Credits; Michigan Economic Growth Authority (MEGA) Credits and Historic Tax Credits (HTC) have been eliminated in their prior format and funding thresholds, they have been replaced with the Michigan Business Development Program (BDP) for job creation incentives and the Community Revitalization Program (CRP) for Brownfield and Historical properties. Unlike in years past with the former tax credit programs, the BDP and CRP are intended by Governor Snyder to be “the last money in” on any Brownfield Project and is a fixed amount of money totaling $100,000,000 for both programs.

The CRP is intended to replace the foregoing eliminated incentives with a grant, a loan or a combination of both based upon a number of factors. These factors for an eligible property include, but are not limited to: 1. the physical location of the property; 2. the current environmental condition of the property; 3. the proposed investment in the property; 4. the number and type of jobs being created; 5. the type of development; 6. the historical significance of the property; 7. the municipality where the property is located, etc.

The CRP application process is a two-part process that begins with a detailed summary of the project. In order to be approved for CRP funds, a developer will need to demonstrate that they have control of the property, they 20 Keystone Commercial Real Estate • 248.356.8000

have a locally supported and approved development plan (approved site plan, zoning, etc.), an approved Brownfield Plan for capturing Tax Increment Financing (TIF) generated from the project and other available incentives which could include, but are not limited to, the following: • Local, County, State and Federal Grants and Loans; • Neighborhood Enterprise Zone (NEZ); • Obsolete Property Rehabilitation Act (OPRA); • Industrial Facilities Tax Abatement (IFTA) under P.A. 198; • Personal Property Tax Abatement (PPTA) under P.A. 328; • MDEQ Superfund Section Brownfield Redevelopment Assessment Investigations (to local units of government and developers); • Clean Michigan Initiative (CMI) Waterfront Redevelopment Grants (WRG); • USEPA and MDEQ Revolving Loan Funds (RLF); • New Market Tax Credits (NMTCs);

• Renaissance Zones; • Low Income Housing Tax Credits (LIHTCs); • Federal and State of Michigan Alternative Energy Credits; and • Numerous others!

How the myriad of economic incentives is used to leverage a possible redevelopment is highly specific to each property/deal and depends upon: 1. the parameters of the deal; 2. the amount over and above the purchase price being invested into the property to create improvements, create jobs or maintain jobs within the local municipality and State of Michigan; 3. the attitude of local and state governmental officials toward the proposed project; 4. the availability of a particular incentive (some incentives such as

RLF, grants, loans, etc. only have limited allocations); 5. how the mix of incentives work together or cancel each other out and tweaking these incentives (the term “layering” of incentives is currently in vogue) to offer maximum return on investment.

Remember that each project is unique and the number, type and value of economic incentives applicable to a project will vary based upon the site conditions, type of investment being made, motives of the parties, timing and a multitude of other factors – no two deals are ever the same.

In addition, it is paramount that a developer looking at Brownfield Redevelopment assemble a competent and knowledgeable team of experts that includes environmental legal counsel, a Brownfield consultant, an environmental

Environmental Services 

       

Phase I & II Environmental Site Assessments (ESAs) Baseline Environmental Assessments (BEAs) Subsurface Hydrogeologic Investigations Site Investigation & Closure Brownfield Redevelopment Tax Incentive Consulting including TIF, RLF, Grant & Loan Assistance Asbestos & Lead Based Paint Surveys Compliance Audits Merger & Acquisition Advisory Litigation Support

consultant (note that the Brownfield consultant may or not be the same firm as the environmental consultant), site planning/engineering consultant and a lender with experience dealing with environmental issues. Note that not all professionals are competent to practice in these highly technical and complicated practice areas – check out their track record of success. n

Nicholas G. Maloof, RPG President and General Counsel Associated Environmental Services, LLC 6001 North Adams Road, Suite 203 Bloomfield Hills, Michigan 48304 www.associatedenvironmental.net

Land Development      

Pre-development Feasibility Studies Rezoning Application Preparation & Representation Entitlement Process Consultation & Management Community Impact Studies Environmental Impact Studies Groundwater Capacity Studies

Real Estate Consulting

Call Nicholas G. Maloof at (248) 203-9898

   

Site Selection & Acquisition Assistance Pre-foreclosure, Foreclosure and Receiver Consultation Site Disposition Assistance Building Hazard Assessment

or email ngm@associatedenvironmental.net

6001 North Adams Road, Suite 205 Bloomfield Hills, Michigan 48304

www.associatedenvironmental.net Servicing the entire United States

www.keystonecres.com • Keystone Commercial Real Estate 21

Keystone Commercial

Highland Park 12921 Woodward Avenue Btwn Avalon & Buena Vista

Highland Park

For Sale .87 ACRES Sale

Greg Newman

Holly

1,880 SF

Holly

22 Keystone Commercial Real Estate • 248.356.8000

Greg Newman

Holly North Plaza

Kevin Berke

15133 N. Holly Road At Grande Hall Road

13700 Woodward Ave NEC at Grand (Davison)

For Sale 52,303 SF

Holly

Hamiltons of Holly 15190 Holly Rd At Grange Hall Rd

Medical Arts Building

2,600 SF

15225 Apollo Dr At Grange Hall Rd

Ryan Duff

Howell

Sears Retail Center For Sale 3,200 SF

Ryan Duff

4173-4207 Grand River SE of Latson

1,200-8,400 SF

Greg Newman

248-356-8000

Howell

Keego Harbor Harbor Pines

1,300 SF

301 W Highland Road Highland Rd & Michigan Ave

Ryan Duff

Keego Harbor 2850 Orchard Lake Rd NWC at Stout

1080-1600 SF

Greg Newman

Lake Orion Belle Arbor

2,360 SF

Greg Newman

Lake Orion 1270 Lapeer Rd SWC at Clarkston

2807-2867 Orchard Lake Rd E of Cass Lake Road

2,100-4,200 SF

1418-1422 Lapeer Rd S of Clarkston

Ryan Duff

Lansing

Penn Mill Plaza

1,300 SF

Ryan Duff

6030 Pennsylvania (S) Pennsylvania and Miller

1500-2,200 SF

Matt Berke

www.keystonecres.com • Keystone Commercial Real Estate 23

Keystone Commercial

Livonia

Livonia

Mid-Eight Plaza

1,080-3,200 SF

29109 8 Mile Rd SEC of Middlebelt

Matt Berke

Livonia

Livonia-Five Plaza 1,100-8,200 SF 28423-28519 5 Mile Rd Ryan Kattoo/ Between Inkster and Middlebelt Matt Berke

Livonia

Buckingham Plaza 540-1,540 Office Ryan Kattoo/ 27450-27610 Schoolcraft Rd Schoolcraft & Inkster Road Greg Newman 24 Keystone Commercial Real Estate • 248.356.8000

UP TO 7,500 SF

Matt Berke/ Ryan Duff

37980 Ann Arbor Rd At Ann Arbor Trl

Livonia

Plymouth Shoppes

2,000 SF

29195-29215 Plymouth Rd Middlebelt Road

Livonia

Ryan Kattoo/ Matt Berke

Buckingham Plaza 1,200-2,800 Retail Ryan Kattoo/ 27450-27610 Schoolcraft Rd Schoolcraft & Inkster Road Greg Newman

Cloud Computing!

250 pre-certified business applications Secure Access Multiple Data Centers Hosted Microsoft Exchange 2010

NTM is a single source provider of customized phone, internet and private network solutions for all types and sizes of businesses.

Voice Services

Access Control Systems

Internet Services

Credit Card Processing

Data Services

Cell Phones

Phone Systems

Support Agreements

Cat 6/7 Cabling and Fiber Optics

Online & Toll-Free HelpDesk Resources

Video Surveillance/Security/CCTV

www.TrustNTM.com Michael Roth, Principal – (248) 658-0815, mroth@trustntm.com Kelly Siegel, Principal – (248) 658-0828, ksiegel@trustntm.com

www.keystonecres.com • Keystone Commercial Real Estate 25

E S A E FOR L

We do more than hang our sign • Analyze market conditions • Prepare a marketing plan • Produce a marketing package complete with photographs, demographics, fliers, postcards and emails • Send a marketing package to thousands of prospects in our database

• Cooperate with the entire brokerage community • Advertise on our website • Contact area business for relocation • Facilitate sign calls • Spend time cold calling • Lead tours of the spaces for lease

www.keystonecres.com • 248-356-8000

248-356-8000

Livonia

Livonia For Sale 7,200 SF

16000 Middlebelt Rd Btwn 5 & 6 Mile

Matt Berke

Macomb

Highland Lakes Plaza

2,221+ SF

Ryan Duff

Novi

1,600 & UP SF

43059 Seven Mile Road Seven Mile and Main

Ryan Duff

Novi

Oakpointe Plaza 22002-22264 Novi Rd S of 9 Mile Rd

Matt Berke

Northville

Michaelangelo Plaza 16600 24 Mile Rd SEC at Garfield

7,200 SF

16000 Middlebelt Rd Btwn 5 & 6 Mile

Novi Plaza

3,000 SF

Greg Newman

41431-41583 10 Mile Rd 10 Mile and Meadowbrook

1,400+ SF

Ryan Duff/Matt Berke

www.keystonecres.com • Keystone Commercial Real Estate 27

Keystone Commercial

Novi

Shoppes At The Trail 31120-31208 Beck Road 1,200-7,290 SF SEC of Pontiac Trail & Beck Road Ryan Duff/Matt Berke

Pontiac

Pittsfield Crossing

1,200 SF

Kevin Berke/ Greg Newman

4860 Washtenaw Ave W Golfside Drive

Pontiac

Galloway Plaza 1602-1648 Perry Rd South of Walton at Pontiac Rd

Pittsfield Twp.

Vacant Land

1,400-14,906 SF

Greg Newman

Pontiac

Perry Road Perry Rd and Pontiac Rd

Heritage Plaza

1,680 SF

28 Keystone Commercial Real Estate • 248.356.8000

Greg Newman

Redford

Telegraph Corners 984 Orchard Lake Road Telegraph Road

For Sale 15.916 Acres

Matt Berke/ Ryan Kattoo

2,100-5,820 SF

14625-14825 Telegraph Rd S of 5 Mile

Greg Newman/ Kevin Berke

248-356-8000

Redford

Rochester Hills

Aldi Plaza

4,916 SF

Kevin Berke/ Matt Berke

9009 Telegraph Road N of Joy Road

Saginaw

1,600 SF

2258 Crooks Road Avon Industrial Drive

Sandusky

Cote Corners

Sandusky Plaza

1,346-5,157 SF

Ryan Kattoo/ Matt Berke

3570-3580 Bay Rd Btwn Shattuck and Mccarty

Shelby Twp.

Notting Hill Plaza 53145-53225 24 Mile Rd 24 Mile & Hayes

Greg Newman/ Kevin Berke

1,596 & 1,842 SF

Greg Newman

545 Sanilac Rd M-46 and Gates Road

2,000-34,138 SF

Ryan Kattoo

Shelby Twp.

Northwoods Shopping Ctr. 55101-55233 Shelby Rd NWC at 25 Mile

1,260-2,520 SF

Greg Newman

www.keystonecres.com • Keystone Commercial Real Estate 29

30 Keystone Commercial Real Estate • 248.356.8000

PROPERTY MANAGEMENT Building Operations and Maintenance • Bookkeeping Services Contract Management and Lease Administration Product Marketing and Leasing • Tenant Development and Retention

www.keystonecres.com • 248-356-8000

George Zervos Commercial Carpentry Phone: (248) 613-2551 . Tenant Buildouts . Multi-Services Construction Mgmt . Commercial Carpentry . Ground Up Construction

Over 50 Years of Construction Experience!

M. J. Sealcoating & Maintenance Specializing in…

F Asphalt Sealcoating F Hot Asphalt Patching F Storm Drain Repair and Cleaning F Asphalt and Concrete Cutting F Sign Posts F Ballard Pole Installation F Parking Blocks F Parking Lot Striping F Hot Tar Crack Fill

Michael Mackey (248) 763-4247

32 Keystone Commercial Real Estate • 248.356.8000

23271 Manistee Oak Park, MI 48237

Hiring A

a Broker

common misconception by landlords, tenants, sellers and buyers is that using a broker will cost you money. We obviously feel different. Whether you are buying, selling or leasing property, you need an experienced broker as a part of your team.

In the landlord’s case, hiring a competent broker can minimize the amount of time your vacancy is on the market. Studies have shown that properly marketed properties lease out more than 50% faster. Not only does this more than cover the cost of hiring the broker but will bring stability and synergy to your shopping center. You may also benefit from the broker’s knowledge in the deal negotiation that could net you a better lease.

All tenants should hire a tenant rep broker. There is usually no cost to the tenant and the advice could be invaluable. Make sure your broker has market knowledge and is familiar with your business. A good broker will be able to seek out the right location for

you based on competition, co-tenancy, demographics, traffic and a myriad of other criteria. A seasoned broker will have an extensive professional network to access the freshest information on what’s available now, what’s coming on the market and what will work best for you.

The size of the fees involved in selling a property may inspire many property owners to try doing it themselves.

This is a big mistake. Such sellers may unknowingly settle for a price 10-20% less than market. Your broker should have in-depth knowledge of the market trends, cap rates and other factors that can save you money.

A broker with the CCIM (Certified Commercial Investment Member) designation is recognized as an expert in the commercial and investment real estate industry. The best way to garner the highest price for your property is to get it in front of the greatest number of qualified buyers. Good brokerage companies have amassed databases of qualified buyers. The key is to know who is looking to buy what and when.

When selecting a broker, whatever your need, do your homework. You want someone who is experienced and specializes. Be sure that your broker has a reputation of being honest and hard working. Your broker will have not only a broad portfolio of skills and contacts but also the highest standards of business practice. He or she will be able to provide references that will speak to ethics and honesty. The right person should have extensive market knowledge.

A good broker stays in touch even after the deal is complete. They can assist with their network of service providers to support in getting your business open or renovating your newly acquired property.

Whatever your need, put together the best team you can. A good attorney can help cross the T’s and dot the I’s to make sure you are protected. A good accountant can put you in the best possible position to maximize profits.

And a good broker will assist with the real estate knowledge to help you sell, lease or buy real estate. n

www.keystonecres.com • Keystone Commercial Real Estate 33

Dan Gilbert

sees the good in Detroit

B

orn and raised here in the Detroit area, Dan Gilbert is a graduate of Michigan State University. He received his law degree from Wayne State University.

Mr. Gilbert formed Rock Financial in 1985. After growing into one of the nation’s largest independent mortgage lenders, the company was purchased in 2000 by Intuit Inc. After a twoyear stint as its CEO, Mr. Gilbert repurchased his company now, called Quicken Loans.

Since then, Mr. Gilbert has fostered the growth and development of new companies in the area of Financial Services, Investment Companies, Biotechnology, Business Services, Consumer Services, Education & Training, Sports & Entertainment and many real estate projects.

Cleveland also has his attention. He’s the majority owner of the Cleveland Cavaliers NBA basketball team and operates its arena, The Q. He’s also got a hand in basketball and hockey farm teams and the Cleveland Gladiators arena football team.

34 Keystone Commercial Real Estate • 248.356.8000

With partners, he’s developing casinos in Cleveland and Cincinnati with Caesars Entertainment. Each will include a significant retail and restaurant component to extend casino patrons’ visits into their urban settings.

However, Detroit has been a major beneficiary of Mr. Gilbert’s entrepre-neurship and real estate investment savvy. His local property portfolio is growing fast. In the past year, he’s made a number of high-profile purchases through his Rock Holdings Inc. including: • The M@dison Building • Chase Tower • Dime Building • Lane Bryant Building • Arts League of Michigan Building • 1550 Woodward • Wright Kay Building

They join the First National Building, now headquarters for his flagship company, Quicken Loans Inc. Quicken, the leading online mortgage lender, has an estimated value of $2 billion. In all, his real estate investments have made him second only to General Motors in private ownership of Detroit office space. General Motors has a head start through its ownership of the Renaissance Center.

He’s continued to add to his portfolio in 2012, buying the former Federal Reserve Building at 160 Fort Street in January. He has also announced plans for retail and residential construction on part of the J.L. Hudson block on Woodward Avenue north of the Compuware Building.

Mr. Gilbert told Crain’s Detroit Business that he would like to find a large single user for the Fed building office space, 176,000 square feet.

“I’m not married to the concept, though,” Mr. Gilbert said to Crain’s. “I’m open to creative ideas.”

In March, he presented his “big bang” theory for developing downtown Detroit at the Crain’s Detroit Business Idea: Detroit conference. Rather than leap-frogging retail and residential development, he said he’d rather be deliberate about leasing so that the two complementary uses can develop in tandem.

He told the conference he hopes to create a big bang of development to the 10 buildings he owns downtown. He wants to include surrounding buildings, owned by other developers in the plan, Crain’s reported.

The Dime Building opened in 1919 and is now 58 percent leased, according to CoStar. The Detroit News reported that Chrysler Group LLC would lease 20,000 square feet there. Kalamazoobased Rehman accounting and financial services will also open an office in the building.

Mr. Gilbert hasn’t yet announced whether the Wright Kay building will be part of that “big bang.” The 1891 structure was one of the first tall buildings on Woodward. It has a cast iron frame, precursor to steel framed skyscrapers.

San Francisco-based Twitter recently announced it is opening an office in the M@dison Building. “Twitter chose Detroit because of the city’s growing, young and energetic environment. This is further proof that the country is starting to wake up and take notice – if you want to create a thriving, growing tech business, downtown Detroit is one of the best places to be,” Mr. Gilbert added.

“It’s all about connectivity,” Mr. Gilbert told The Detroit News in January. “It’s all about the right environment, the right culture to create wealth in the new economy.”

“...the country is starting to wake up and take notice — if you want to create a thriving, growing tech business, downtown Detroit is one of the best places to be.”

— Dan Gilbert Earlier this year, Mr. Gilbert told The Detroit News he has no idea how many downtown buildings he might buy. He is focusing purchases in the area between Grand Circus Park and the Detroit River, the News reported.

“We don’t have any number on it,” Mr. Gilbert told the News. “As long as they are available and we think they are a great investment and we think it fits in overall with the mission of our portfolio, we’ll continue to look.”

Dan Gilbert is not only putting his money where his mouth is, he is also creating jobs downtown. In 2010 he moved his headquarters and 1,700 of his employees there. He has plans to move 2,500 more employees there this year.

A group of Gilbert companies recently formed a website www.ValleytoDetroit. com in an effort to encourage the more than 2,000 recently laid off Yahoo employees to come here. It’s all about bringing talent to the city.

With another Gilbert company, Rock Venture Partners, he wants to create a district for digital companies and start-

ups in renovated historic buildings in downtown Detroit, according to A Healthier Michigan blog.

Mr. Gilbert is vice chair of the nonprofit M-1 Rail initiative which has faced several challenges in its efforts to bring a light rail line along Woodward Avenue from downtown Detroit to points north.

How far north and what form the rail line might take have been two of the unanswered questions for the project.

In other corporate moves, Mr. Gilbert is a founding partner of the private equity group Rockbridge Growth Equity LLC, also based in Detroit. The group focuses its investing on financial services providers in Detroit, internet technology, direct marketing to consumers and sports and entertainment industries.

Its investments include: • Northcentral University, an online educator • Protect America home security • Ready Financial affordable banking • One on One Marketing sales lead provider • MyInsuranceExpert online life insurance brokerage • Connect America direct-to-consumer provider of personal emergency response systems • Purchasing Power sales through employee payroll deductions Mr. Gilbert is also a shareholder in several consumer technology businesses, including: • Fathead sports and entertainment graphics • Veritix paperless ticketing • Xenith, a developer of helmet technology that reduces brain injuries • ePrize interactive promotions • StyleCaster community for fashion, beauty and music • Quizzle.com, a free on-line personal finance tool.

In 2007, he launched Bizdom U, a nonprofit academy for entrepreneurs. Bizdom trains, finances and mentors start-ups in Detroit and Cleveland.

Like no other entrepreneur of our generation Dan Gilbert is transforming the way the next generation locally and nationally will view Downtown Detroit.

For that we should thank him. n

www.keystonecres.com • Keystone Commercial Real Estate 35

248-356-8000

Shelby Twp.

Shelby Twp.

Woodmill Plaza 50921-50985 Hayes Rd SWC at 23 Mile

Brookside Center

1,200-2,000 SF

Ryan Duff

Shelby Twp.

1,600-3,200 SF

Ryan Kattoo

Southfield 23926 9 Mile Rd 9 Mile & Telegraph

600 - 1,600 SF

Ryan Kattoo

Southfield

Utica Heights Center 46691-46863 Van Dyke Rd N of Hall Rd

51061-51083 Mound Rd N of 23 Mile Rd

20000 10 Mile Road 10 Mile and Evergreen

1,200 SF

Kevin Berke

Southfield 9 & Beech Plaza

(2) 1,400 SF

Ryan Duff

1,200-3,000 SF 23023-25828 9 Mile Rd NWC of Beech

Ryan Kattoo/ Matt Berke

www.keystonecres.com • Keystone Commercial Real Estate 37

Keystone Commercial

Southfield

Southfield

Country Village Plaza

Vacant Land

700-7,777 SF

Ryan Kattoo/ Matt Berke

20097-28903 Evergreen SWC 12 Mile

Southgate

Ryan Kattoo

St. Clair Shores

Southgate Galleria 15201-15461 Dix Toledo South of Eureka

For Sale 1.43 Acres

9 Mile Rd 9 Mile Rd and Beech Daly (NEC)

1,350-6,075 SF

Matt Berke

Harper Retail Center 1,610-4,400 SF Ryan Kattoo/ 24235-24311 Harper Ave N of 9 Mile Matt Berke

d e s a e

L

Sterling Heights

Sterling Heights

Sunny Square

37180-37246 Dequindre Rd N of Big Beaver

Red Run Ii

1,840 SF

Greg Newman

38 Keystone Commercial Real Estate • 248.356.8000

34843-34863 Schoenherr S of 15 Mile

1,100-4,400 SF

Ryan Duff

TECHNOLOGY &

SOCIAL MEDIA

From software to social media, tools for real estate investors and the professional teams who serve them continue to multiply.

You can even use software to access your desktop from the road.

A company website is no longer just a place to get basic information. Brokers are able to give out detailed information on their listings and can include photos, aerials, site plans, videos and just about anything you can ask for. A company must now have a mobile platform so that the basic information can be viewed from someone’s Tools today include: smart phone. But the key to a • Smart Phones good website is search engine • Websites optimization. After all, the he world is connected and you’d • Laptops – Tablets point of the website is to get • E-mail – Texting – QR Codes better join in. From software to your product in front of the social media, tools for real estate • Social Media consumer.

• Information Sites investors and the professional teams Social media is still growing (CoStar/Loopnet/Sites who serve them continue to multiply. in our industry. Think of To Business) Twenty years ago most brokerage Facebook, LinkedIn and

• Google Earth offices barely had a computer. Today Twitter as 350 million potential

• Network Database we can’t live without being connected customers just a keystroke 24/7. For the customer that is a good away. While you may be part of thing. Technology has exponentially another demographic, 2.6 billion of the world’s 7 billion increased our ability to perform. people are between 20 and 44 years old. They ARE This topic is too substantial to cover in a one connected. Some of them are real estate pros and they’re page article. Real Estate professionals are using new using professional tools that are available to you, as well. technology everyday.

Information today is at our fingertips. Demographic The staples - your desktop and reports, maps, photos and property information are just laptop - will eventually become obsolete. Yet for most a few of the things we now get in seconds which used to of us they remain our most often-used tool. We still take us days. need Microsoft Word and Excel for daily letter and CoStar is a service most brokerage firms use to spreadsheets although less and less. In the near future we research property information. We no longer need will use our mobile phone and/or tablet to handle most to search plat maps and drive to city halls to obtain of these simple tasks. taxpayer information. Google Earth can fly you to a The newest smart phones not only make calls, take location in seconds and give you an aerial overview or photos and send texts and e-mails but can do much street view. more. With your smart phone and/or tablet you can do However, don’t be fooled. These tools cannot replace almost anything on the road that you can at your desk. the old-fashioned site tour and gut instinct. n

T

www.keystonecres.com • Keystone Commercial Real Estate 39

40 Keystone Commercial Real Estate • 248.356.8000

248-356-8000

Sterling Heights

Sterling Heights

Washington Plaza

33102-33178 Dequindre Dequindre and 14 Mile Rd

Oak Crest Plaza

1,100 SF

Ryan Kattoo

Sterling Heights Key Bank Plaza

1,100 SF

1955-1975 Dequindre Rd Btwn 14 and 15 Mile

Ryan Kattoo

Sterling Heights Pine Brook Plaza

920-2,460 SF

38021 Mound And Foxhill (16 1/2)

Ryan Kattoo/ Matt Berke

Sterling Heights

Target and Lowes Outlots For Sale Lot A 1.55 & Lot D 1.56 Acres Kevin Berke/ SEC of 16 Mile and Dequindre Rd Greg Newman

1,400-2,800 SF

Ryan Kattoo/ Ryan Duff

5625-5655 18 Mile Rd West of Mound

Sylvan Lake

The Loading Dock 2442-2458 Orchard Lake Rd W of Middlebelt Rd

1,200-2,500 SF

Greg Newman

www.keystonecres.com • Keystone Commercial Real Estate 41

Keystone Commercial

Taylor

Taylor

A.H.L Plaza

1,250 SF

13057-13065 Northline Rd Northline Rd & Pardee

Kevin Berke

Taylor

1,200 SF

Ryan Kattoo

Troy 72-74 Maple Rd NWC at Livernois

1,600 SF

7110 Ecorse Road Ecorse Road & Pardee

Steve Shamoun/ Kevin Berke

Walled Lake Maple Plaza

800-7,200 SF

Ryan Duff/Matt Berke

42 Keystone Commercial Real Estate • 248.356.8000

Ryan Kattoo

Taylor

H.A.M Plaza 25732-25764 Eureka Road NEC Beech Daily

800 SF

25241-25251 Eureka Road E of Beech Daily

2,000 & 4,550 SF 1124-1198 Maple Rd

Matt Berke/ Greg Newman

BROKERAGE SERVICES Tenant Representation • Landlord Representation Investment Sales • Property Management

Feeling Like a small fish

In a Big Pond?

www.keystonecres.com • 248-356-8000

Keystone Commercial

Walled Lake

Warren

Walled Lake Plaza 1110-1126 Pontiac Trail SEC at S Commerce

1,400 SF

Ryan Duff/Matt Berke

Warren Shopping Plaza 1,300-23,800 SF Greg Newman/ 13384-13470 Schoenherr SWC of I-696 Matt Berke

Warren

Warren

Village Fair Shopping Center

5,087 SF

4154 11 Mile Rd SEC of I-696 & Ryan

Kevin Berke

Warren

44 Keystone Commercial Real Estate • 248.356.8000

Ryan Duff

Warren

Starlit Tv

29210 Ryan Rd Ryan Rd & 12 Mile Rd

1,600 SF

30760 Ryan Road 13 and Ryan

Schoenherr 13 Plaza

2,400 SF

Ryan Kattoo

30830 Schoenherr Rd SEC at 13 Mile

1,300-6,000 SF

Ryan Kattoo

248-356-8000

Warren

Washington Twp.

Starlit Tv

29210 Ryan Rd Ryan Rd & 12 Mile Rd

Ava Center

For Sale 2,400 SF

Ryan Kattoo

Washington Twp.

Greg Newman

Waterford Village Shopping CtR For Sale 20,979 SF

Greg Newman

5570-5640 Dixie Hwy East of Andersonville

Waterford

1,275 - 2,550 SF

Kevin Berke

Waterford

Colony Square

935-981 Huron St (M-59) SWC at Telegraph

1,360-12,400 SF

Waterford

Vanessa Center

65800 Van Dyke Rd N of 30 Mile

65885 Van Dyke Rd North of 30 Mile (Westside)

1,000-7,000 SF

Ryan Duff

9 Telegraph Rd NWC at M-59

3,575 SF

Ryan Duff

www.keystonecres.com • Keystone Commercial Real Estate 45

Get What I Want

How Will I If I Don’t Really Know What I Need?

by Paul S. Magy, Esq. and Mark G. Kaylian, Esq.

Y

ou as Tenant were promised an exclusive in your lease or that another tenant that was important to your location decision (or a similar tenant) would always be present or that the center would always have a certain occupancy level. You as the Landlord were promised the Tenant would always and continually operate and maintain its premises in a first class manner.

When does an action or failure to act become a default under a lease? What are the ways a default may be cured?

How long is a defaulting party given to cure a default? Is anyone responsible for damages during a cure period or is the cure period free? How does one prove damages? What if there are not any actual damages (yet) but there could be and might be in the future?

Some problems, such as failure to pay rent are easy to define and solve. Other issues, such as exclusives and cotenancy restrictions may be much more difficult.

For an exclusive, how broad is it? Does it only relate to the primary use? Is a very limited use by another tenant acceptable—say “incidental” or not

more than “5%” (is that of gross sales, square feet of floor area or lineal feet of shelf space)? For a cotenancy issue, what if sales are never really affected even by the departure of a “major” or the slip in occupancy from 80% to 75%? What if they are? The problems are potentially real, but quantification becomes a nightmare. Liquidated damages (preagreed amount of automatic damages) may be an answer, but may lead to other problems.

When negotiating deals, it is important to understand the subject of concern from all sides (lenders may have opinions too if lender approval or a non-disturbance agreement is requested.)

There may be great damages from a default. There may be none at all and everything in between. Whose burden should it be to prove the exact damages?

These difficulties have given rise to formulaic remedies that do work in many cases if carefully written. Follow these steps:

46 Keystone Commercial Real Estate • 248.356.8000

1) Define the need as precisely as possible.

2) Provide notice and opportunity to cure in case of default.

3) Establish a timeframe for cure.

4) Establish a time frame for remedy to commence in absence of cure.

5) Establish best “remedies” e.g. rent reduced to a percentage of sales, partial rent abatement floating with decline in sales.

6) Establish an end date for a remedy even in absence of cure in case damages are not justified or allow them to continue if damages are proven.

7) Establish a mutual termination right and the ability to cause the termination to be canceled on specified conditions.

8) Make sure that the prevailing party is entitled to its attorney fees.

If a potential problem is “real enough” and was part of the negotiations, then the remedies should be properly crafted and drafted. n Paul S. Magy and Mark G. Kaylian are attorneys at Kupelian Ormond & Magy, P.C. They have extensive experience in all of the real estate sale transactions discussed in this article. Contact them through www.kompc.com.

Lease How good is your

GUARANTY?

by Paul S. Magy, Esq. and Mark G. Kaylian, Esq.

G

iven the problems in the economy over the last few years, it is very important that a lease guaranty be properly prepared in the event of a tenant default.

When preparing a guaranty, the first question to ask is “who will be signing as guarantor?” The guarantor should be a person or entity not already liable under the lease.

It is critical to inquire if an “individual” guarantor is married and if so, to also have the spouse sign the guaranty. Without the spouse obligated, a guarantor may shift all of his/her assets to the spouse, thereby making the guaranty worthless. If the guarantor is an entity, it must have sufficient net worth and long term viability. Consider having personal liability by a third party triggered if the net worth drops below a particular level.

If the guarantors are two or more unrelated individuals, it is important that they sign “jointly and severally.” To not have such a provision opens up the argument that each individual guarantor is only responsible for their respective share of the total guaranteed amount.

In addition to the signatories to the guaranty, it is also advisable that the guaranty contain provisions addressing the most common protections for the landlord. Listed below are some of the most common: (1) Guarantors’ liability is unconditional and enforceable without requiring landlord to resort first to any other right or remedy, including trying to collect from the tenant; (2) G uarantor(s) indemnify and hold landlord harmless against all losses suffered, by landlord arising out of transactions with tenant; (3) The guaranty is not impaired by any amendment or assignment of the lease; (4) N o modification or release of any obligations guaranteed or any security given to landlord releases guarantors’ obligations; (5) G uarantors are liable for all of landlord’s attorney’s fees and costs; (6) U ntil all of tenant’s obligations have been paid in full, guarantors shall have no right of subrogation,

reimbursement or indemnity against tenant and the guaranty may not be terminated; (7) The bankruptcy of a tenant does not release the guaranty; (8) L andlord’s account records are binding upon guarantors in establishing the obligations due from tenant; (9) The guaranty is a continuing one which remains effective during the initial term and any renewal term(s) of the lease and any holdover period; (10) Landlord may, without notice to or consent of guarantors and without releasing or impairing the liabilities of guarantors: (a) waive compliance with any of the terms of the lease; (b) amend any provisions of the lease by agreement with tenant; (c) grant renewals of the lease and/or effect any release or settlement in connection therewith; (d) assign or otherwise transfer all or part of its interest in the Lease or the guaranty; and (e) consent to an assignment, subletting, or other transfer of all or any part of the interest of tenant in the lease.

Making certain that the guaranty contract itself is solid and that the financials of the guarantors are satisfactory saves a lot of potential economic pain and suffering later. n Paul S. Magy and Mark G. Kaylian are attorneys at Kupelian Ormond & Magy, P.C. They have extensive experience in all of the real estate sale transactions discussed in this article. Contact them through www.kompc.com. www.keystonecres.com • Keystone Commercial Real Estate 47

Corporate Office 6346 Orchard Lake Road, Suite 20 West Bloomfield, Michigan 48322 p 866.823.8583 f 248.562.7453

48 Keystone Commercial Real Estate • 248.356.8000

finance

Bank of Michigan Builds on Success, Prepares for Future Growth

B

ank of Michigan (BoM) is nearly by itself in the category of Michiganheadquartered community banks that are older than five years, profitable and well-capitalized.

“Coming out of this tough economy, we’re proud to be able to say that we’re profitable,” said President and CEO Michael Sarafa.

“We’ve had our share of [loan] losses, but we’ve been able to offset those losses with interest and fee income.”

Tony Antone helped organize the bank and chairs the Director Loan Committee.

“There’s a few [loans] that we’d all like to have back but, all in all, I’d match the credit administration practices at our bank with those at any bank in town.”

For 2011, BoM posted net income of $450,000 on gross operating revenues of $3.6 million and total assets near $86 million. Net income before reserves was over $1 million.

BoM is in its eighth year of operation.

While loan growth has remained relatively flat the last two years, Sarafa predicts an uptick in loan demand as the economy continues to stabilize and expand. New loan origination in the fourth quarter of 2011 exceeded those in each of the previous 12 quarters. The bank recently added an experienced credit analyst to support the increase in demand and is looking to hire additional lenders this year.

Stable Management

Recently the BoM Board secured a renewed commitment from Sarafa to lead the bank.

“Having Mike at the helm for the long term was a key priority for the board,” said Nick Sandiha, one of the co-founders of the bank and a lead investor. “We feel strongly that Mike is an important part of the bank’s future success. Now, with the improving economy, we want his exclusive focus on growing the bank.”

In addition, the entire management team remains unchanged. The top five officers have been with the bank for five to seven years each.

Together they have 150 years of commercial, mortgage and retail banking experience.

“We have very solid leadership at the bank,” Sarafa said. “This allows me to focus my energy on business development and strategic initiatives.”

Expansion Plans

Earlier this year, Sarafa vacated his front office to make room for the burgeoning retail

business. “It couldn’t wait any longer,” he said. “The retail staff needed more room to accommodate new customers attracted to the bank because of its specialization in money service business accounts (MSBs). We’ve staffed up, trained up and now we have the space to handle new business.”

To accommodate the need for more space, the BoM Board approved the purchase of the current bank headquarters building on Northwestern Highway. The bank plans on expanding its space by 40% by taking the suite adjacent to its existing office. The added space will allow room for an additional eight to ten employees. Sarafa noted that owning the building gives BoM flexibility in the future. The bank plans significant interior and exterior improvements this summer.

Ownership Structure

Bank of Michigan is a partnership between Capitol Bancorp Ltd. (CBC), a community bank development company headquartered in Lansing, and local shareholders. Sarafa said CBC management has been working hard to recapitalize their troubled institutions and things appear to be moving in the right direction. “The best result,” Sarafa noted, “is that their efforts to raise capital are successful.

“However, if they’re not, we have people lined up to purchase CBC’s 51% ownership stake in the bank and become 100% locally owned.”

The bank’s board and management team are prepared for either event. “We have exciting plans for either outcome,” Sarafa said.

Service and People

There is virtually no difference in the product offerings of the various banks, Sarafa said.

“We distinguish ourselves with our people,” he noted. “The big banks have sales cultures; we have a service culture. We believe that a positive customer experience is more important than efforts to stuff new products on people at the teller line.”

To that extent, the bank takes a consultative approach with its customers. Sarafa noted that any bank can make a loan or open an account.

“We want to solve problems, be facilitators, help unlock potential and get people where they’re going,” he said. With that focus going forward, “business will drive itself,” Sarafa added.

As examples, Sarafa cites the bank’s

30095 Northwestern Highway Farmington Hills, MI 48334 (248) 865-1300 www.BankOfMi.com

mortgage and SBA lending departments. “All banks do these loans,” he said. “But we work extra hard to meet customer needs, expedite the process and close the loan. That’s a service issue and that’s where we try to excel.”

Sarafa also likes to say that BoM has the hardest-working retail staff in banking. “Most days are like eighthour fire drills in here. They never stop working until the job’s done — and then it starts all over the next day.”

Here to Help

The Board of Directors and management have carefully crafted a culture of going the extra mile to be helpful. Sarafa credits this philosophy to his uncle, Michael George, who was the main driver behind the bank’s opening in 2005.

Another director and bank founder, Martin Manna, agrees. “People know that Mr. George is connected to the bank. That creates the expectation that clients will be treated well and that the staff will work extra hard to find a solution,” he said.

Board Vice Chairman Burt Kassab recalls two recent loan approvals that were restructured, redrafted and reapproved multiple times until they closed. “In both cases,” Kassab said, “it would not be an exaggeration to say that the bank helped those two families save their livelihood.”

The banking business was brutal over the last two years, Sarafa said. “We had a lot of bad days. But the ability to help people, especially when others won’t … that’s what keeps us coming to work in the morning.” n

www.keystonecres.com • Keystone Commercial Real Estate 49

Keystone Commercial

Waterford

Waterford

Meadowridge Plaza

Cooley Plaza

800-10,000 SF

1348-1492 Scott Lake Scott Lake & Watkins

Ryan Duff

7710-7726 Cooley Lake Rd W of Hospital Rd

6,000 SF

Ryan Duff/Matt Berke

Rite Aid

Waterford

Waterford

M-59 Plaza

7370-7580 Highland Rd NEC at Williams Lake Road

1,500-11,119 SF

Ryan Kattoo

Waterford Ryan Kattoo/ Matt Berke

50 Keystone Commercial Real Estate • 248.356.8000

1,411 SF

Greg Newman

West Bloomfield

1,542 SF SF

6005 Highland Road Airport Road

Pontiac Lake Rd Pontiac Lake Rd & M-59

Bloomfield Avenue Shoppes 1,460-10,237 SF Greg Newman/ 6041-6363 Haggerty Rd North of Maple Road Matt Berke

248-356-8000

West Bloomfield Simsbury Plaza

West Bloomfield Robins Nest

935-2,181 SF

Kevin Berke/ Greg Newman

33210-33270 W 14 Mile Rd And Farmington

West Bloomfield 14 & Middlebelt Plaza

Northwestern Hwy Nwstrn & Orchard Lake Rd

Westland Steven Plaza

650-2,500 SF

Ryan Kattoo/ Matt Berke

7399-7499 Middlebelt Road NEC of 14 & Middlebelt

Westland

Westland Shopping Center 6503-6631 N. Wayne Road S. of Warren Road

2,370-13,730 SF

Matt Berke/Ryan Duff

1,500 SF

Matt Berke

850 & 2,400 SF

32927-32951 Warren Road Warren & Venoy

Kevin Berke/ Steve Shamoun

Westland 8035-8045 Middlebelt Rd Middlebelt & Ann Arbor Trl

1,000-2,000 SF

Ryan Duff

www.keystonecres.com • Keystone Commercial Real Estate 51

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52 Keystone Commercial Real Estate • 248.356.8000

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RECEIVERSHIP A

non-performing economy often means trouble for commercial property owners.

Tenants run into difficulties and may not be able to pay rent on time or at all, leaving the property with more vacancy.

The problem then bumps up to the landlord, who may not be able to pay the lender on a leveraged property.

When the loan is in default and the lender is uncomfortable with the borrower’s ability to maintain the stability and value of the property or is unsure of the borrower’s use of the incoming rents, the lender may ask a judge to appoint a receiver. The receiver could be an individual or a company, but must be a competent neutral third-party.

It’s usually a temporary situation. The receiver is appointed by the court and works under specific guidelines that the court will prescribe. The receiver’s duties may include: • Secure the property • Prepare an operating budget • Gain control of the operating accounts • Review vendor pricing • Review tenant leases/ledgers • Document the current physical condition of the asset

• Address any health and safety issues • Obtain insurance • Assess outstanding obligations (taxes, vendors, etc…)

• Stabilize property income streams • Lease vacant space • Dispose of the asset at fair market value “Most lenders want to avoid a foreclosure and will attempt to use the receivership tool to protect their collateral. This is not something new and we see it continuing to be a commonly used device over the next several years,” said Ryan Kattoo, principal of Keystone Commercial Real Estate.

Keystone is equipped to be a full service commercial real estate firm. Our services include property management and receivership. These duties often overlap and we pride ourselves on our ability to keep these costs low. Many borrowers attempt to fight the appointment of a receiver citing the extraordinary costs involved. We try to get involved from the onset making the process smooth and easy, often working with both sides to help make the agreement consensual.

The end goal in the process is to preserve and enhance the value of the real estate asset. It often concludes in the sale of the asset, minimizing the loss to the lender. n

www.keystonecres.com • Keystone Commercial Real Estate 53

Keystone Commercial

Westland

Westland

Tall Oaks Plaza 6019-6095 North Wayne Rd North of Ford

1,000-5,000 SF

Ryan Duff

Westland

1136 North Wayne Road NEC of Wayne Rd and Marquette Rd

Ryan Duff

Westland

Westland Town Center

1000+ SF

8299-8371 Wayne Rd Btwn Joy and Central City

Ryan Duff

Westland

1909-1989 / 35501-35507 Wayne Rd At Ford Rd (SWC)

1,400-5,700 SF

Ryan Duff

Westland

Merritrail Plaza

Red Oaks Plaza

2,000-6,500 SF 8208-8244 Merriman Rd NEC at Ann Arbor Trail

1,000-3,000 SF

Ryan Kattoo/ Matt Berke

54 Keystone Commercial Real Estate • 248.356.8000

5939-5999 Wayne Rd Wayne Rd (N) & Ford Road

For Sale 9,600 SF

Ryan Duff

248-356-8000

Westland

White Lake

Palmer Plaza

White Lake Square

2,540 SF

1912-1956 Venoy Rd Palmer & Venoy

Kevin Berke/ Matt Berke

Woodhaven

2,240+ Pad Site

Matt Berke

Wyandotte 375 Eureka Road Eureka Road & 4th Street

1,230 SF

Greg Newman

Wyandotte

Woodhaven Village Square 23200-25800 Allen Rd SWC at West Rd

10531 Hihgland Rd (M59 SWC at Teggerdine

537-541 Eureka Road At Fifth Street

850 SF

Kevin Berke

Wyandotte 5,200 SF

Kevin Berke

537-541 Eureka Road At Fifth Street

For Sale 2,300 SF

Kevin Berke

www.keystonecres.com • Keystone Commercial Real Estate 55

Keystone Commercial

Wyandotte

MONROE

For Sale 5,200 SF

375 Eureka Road Eureka Road & 4th Street

Kevin Berke

Dearborn

Hampton Plaza

800-5,170 SF

1265-1349 Telegraph Road Holiday Blvd.

Kevin Berke/ Greg Newman

Royal oak

For Sale

6,500 SF

8901 Warren Road SWC of Warren Rd & Lonyo

Ryan Duff

avenue shoppes 29486 Woodward Avenue at 12 Mile Road

1,560 SF

Matt Berke

For Sale

taylor 22414 Ecorse Road East of Telegraph Road

MONROE 3,360 SF Lease .96 +/- Acre

56 Keystone Commercial Real Estate • 248.356.8000

Matt Berke

6,500 SF

1295 Stewart SWC of Telegraph Road

Matt Berke/ Ryan Kattoo

Governor Snyder’s Report Card

I

n his first year in office, Governor Rick Snyder affirmed his status as a numbers-focused executive. He made significant progress on some goals, no progress on others. Overall, he proved he could navigate the dangerous shoals of Lansing politics and get things done.

On the job front, some success: Michigan’s unemployment rate for December was 9.3%, the lowest since September 2008, down from 9.8% in November.

Michigan added 67,000 jobs in 2011; 100,000 workers left the job pool. People are still leaving the state but the number of household move-ins is coming closer to closing the gap with household moveouts, according to Atlas Van Lines’ and United Van Lines’ annual migration studies.

“While we are still packing up more households than we are unpacking, we are moving in the right direction,” demographer Kurt Metzger of DataDriven Detroit recently wrote in Bridge, the newsletter of The Center for Michigan.

Other Snyder accomplishments in 2011:

• Eliminated the unpopular Michigan Business Tax • Its replacement, a 6% flat tax on revenues, will save businesses an estimated $1.1 billion this year and $1.7 billion next year • Cut incentives for businesses including those for filmmaking • Created $5 million Economic Vitality Incentive program to

replace state revenue sharing for municipalities • First deposit to the state rainy day fund since 2004 - $255 million • Called for easing immigration to attract entrepreneurs and highly educated people • Cut $1 billion in state spending • Cut welfare and reduced state income tax breaks for pensioners and low-income families • Retained the Pure Michigan tourism and image-enhancing campaign

Legislation projects held over to 2012:

• Authorizing the Detroit River International Crossing, the new bridge between Detroit and Windsor • Passing the Michigan Health Marketplace legislation required by the federal health care law • Put funding in place to for infrastructure improvements, especially roads, estimated annual cost: $1.4 billion • Changing the personal property taxes that businesses pay New programs:

• A initiative to protect the Great Lakes is set for September • Change Michigan’s culture to stop being negative and divisive • Legislative message later this year on job creation • Renew Pure Michigan campaign funding at $25 million • Possibly add back arts funding, if state revenues increase

He told Crain’s Detroit Business that the arts are important to attract young talent. Quality of life is critical and art is a important component, he said.

He’s come up against the City of Detroit and Mayor Dave Bing on his board of control – an interim step before appointing an emergency manager for the beleaguered city. The proposal led to a rare display of bad manners by Bing, who criticized the plan publically and persistently.

He also appears reluctant to throw his support behind the proposed M1 Rail project linking Detroit with its northern suburbs. He prefers a regional high-speed bus authority.

He’s already said he’ll run again in 2014 – despite a steep decline in his approval ratings. He returned all but $1 of his 2011 salary to the state – a shared sacrifice of balancing the budget. He’s still deciding about what he’ll do pay-wise in 2012, a spokesman said. n

www.keystonecres.com • Keystone Commercial Real Estate 57

New/Expanding

Retail and Restaurants

M

etro Detroit retail occupancy rose to 90 percent at the end of 2011, according to CoStar, the commercial real estate data firm. There was a positive net absorption of 492,326 square feet in the 4th quarter of 2011.

The rate may improve even more as a truly inspiring (and inspired) set of retailers and restaurateurs enter or expand in our market this year. Here are just a few: Menards plans to open stores in Warren and Livonia, the home improvement and grocery chain’s first stores in Metro Detroit. Stores cost $10 million to $12 million to build. The chain often buys more land than it needs for its own stores then sells outlots to complementary businesses.

Close-out retailer Big Lots is making tracks in Western Michigan. It currently has 46 stores in our state, 1400 stores nationwide and in Canada.

Flat Top Stir-Fry Grill is looking for new sites to augment its presence in Ann Arbor and Rochester Hills. The Chicagobased fast-casual create-your-own stir-fry chain currently has 17 units.

Five Guys Burgers and Fries will bring its meat-and-potato goodness to Flint, Grand Blanc, Canton and more – the Michigan franchise owners have rights to develop 40 stores. They’re about halfway to the goal.

Fast-growing “better burger” chain, Smashburger is seeking more Michigan sites. It’s only natural since one of its founders is a Michigan State grad.

The chain plans to add 50 to 70 new 100% Angus beef burger restaurants nationwide in 2012. Its Michigan menu offers state fave, olive burgers.

Dick’s Sporting Goods plans to increase Michigan stores from the current 15 units to 30, according to an SEC filing.

The Pittsburgh chain backs up that plan with extensive listings for store management on CareerBuilder.com. It leased a 42,000 square foot store in Ann Arbor last year.

Two dozen new Bagger Dave’s Legendary Burgers Taverns are in the works over the next five years in Michigan and nearby states. The Southfield chain currently has six stores in Michigan. Its first franchised unit will open in Cape Girardeau, MO this year.

58 Keystone Commercial Real Estate • 248.356.8000

East Lansing-based Biggby Coffee has high hopes of tripling to 300 units in the next few years. CNBC recently named Biggby as America’s fastestgrowing coffee chain.

With more than 30,000 products spread over 30,000 to 60,000 square feet, buybuy BABY stores are expansive – and expanding. The nursery and children’s retailer, a division of Bed, Bath & Beyond, has four stores in Michigan now.

Firehouse Subs plans to open 58 more stores in Michigan in the next 10 years.

The high-ranking toasted-sandwich chain (#3 on Entrepreneur Magazine’s Franchise 500 list) is based in Florida.

Another highly regarded sandwich chain, Penn Station East Coast Subs, also has its eye on more Michigan stores.

The Detroit market is one of the key locations in Penn Station’s plans for 25 to 30 new stores chain wide in 2012.

What’s for dessert? Frozen yogurt from Menchies. The Encino, Calif. chain hopes to grow to 200 stores this year.

It has 165 open locations and another 246 units in development. Franchise

owners are set for openings in Lansing, Ann Arbor and in Wayne and Oakland Counties.

Convenience chain 7 Eleven is looking for Motown and metro sites. A new outpost in downtown Ann Arbor is one of the latest. The Dallas chain is seeking 400 new units of 2,000 to 3,000 square feet nationwide in 2012 with Detroit among its growth markets.

Art Van’s Pure Sleep mattress superstores are wide awake to opportunities for new units, especially in smaller Michigan markets.

Moe’s Southwest Grill, a fast-casual restaurant franchise, wants more local units for its southwestern fare.

They may be temporary but fireworks stores and Halloween specialty stores are growing fast. Michigan’s restrictions on the types of fireworks that may legally be sold in the state greatly expanded at the first of the year. Halloween stores pay the going rate for rent. Consumers spend lots of money on costumes and Halloween paraphernalia – approaching $5 billion a year.

Three leading auto parts chains are widening their reach in Michigan.

Advance Auto Parts is looking here as part of its 110-120 new store initiative nationwide in 2012. AutoZone opened 29 new U.S. stores in the second quarter ended Feb. 11, 2012. O’Reilly plans 180 new sites in the U.S. for 2012.

Dollar stores are also fans of the Michigan market. Family Dollar is planning up to 500 new U.S. locations in the next 12 months. Dollar General plans 625 new U.S. stores in 2012.

Dollar Tree plans 315 new stores and 75 relocations this year. And local operator Dollar Castle has 20 stores and is looking to grow throughout the Midwest.

Pet Supplies Plus is barking up a Michigan tree for new locations. Since 2010, the chain has been owned by Irving Place Capital of Farmington Hills.

Great Expressions Dental Centers, a Bloomfield Hills-based dental practice management company sees Ann Arbor, Howell, Brighton and Detroit as key markets.

Chipotle Mexican Grille, a fast-casual burrito chain, wants to open at least 155 new U.S. stores this year, including Michigan. When will we get its sister chain, ShopHouse Southeast Asian Kitchen?

QDoba Mexican Grille opened its 600th unit in Roseville earlier this year.

Detroit-area expansion is ongoing, the Denver chain’s regional manager said at the opening.

Finally, five — count ‘em, five — massage spas are looking to expand here. Eco-friendly national franchiser Massage Green has four area locations.

Massage Envy has two southeast Michigan spas — in Rochester Hills and West Bloomfield with hopes for more. Commerce Township-based franchiser LaVida Massage is looking for Michigan and national locations.

Elements Therapeutic Massage is looking for more therapists to join its 80-studio national franchise. Massage Luxe recently opened its first franchised spa in Novi with plans in the works for 12 to 15 more area units. n

Aspen Dental Management, a fastgrowing dental care network based in Syracuse, NY, also likes the Michigan market. www.keystonecres.com • Keystone Commercial Real Estate 59

Tenant Representation Sales We help you find the best site •A nalyzing the area through demographic maps, reports and traffic counts •C omparing the market rates to your estimated rent budget •R esearching and mapping competitors •D riving the area to find spaces of interest •C ontacting landlords for space coming available •C alling on Available signs •C ommunicating with the Commercial Brokerage community •T ouring the spaces that are of interest to you •P reparing a non-binding letter of intent

www.keystonecres.com • 248-356-8000

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Keystone Commercial Client Appreciation Events

62 Keystone Commercial Real Estate • 248.356.8000

2012 Calendar

May

Boma Trade Fair 4 Eastern Market Detroit, Michigan

eystone Commercials 15 K Client Appreciation Event

Mr. Joe’s Sports Bar Southfield, Michigan

ichigan Lifetime 17 M Achievement Awards Dinner

The Westin Book Cadillac Detroit Detroit, Michigan

20-23 RECon The Global Retail Real Estate Convention

Las Vegas Convention Center Las Vegas, Nevada

hird Annual Public-Private 31 TPartnership Forum

The Devos Place Grand Rapids, Michigan

June

li Young Leaders Group 7-9 U Leadership Exchange Detroit

nfrastructure 2012: 13 ISpotlight On Leadership

The M@Dison Detroit, Michigan

July 25-26 Michigan Idea Exchange

Idea Exchange Dearborn, Michigan

eystone Commercial’s 25 K Client Appreciation Event

Tbd

September

13 Michigan Retailers Breakfast

Local Event Birmingham, Michigan

October

3-4 Chicago Deal Making

Navy Pier; Chicago, Illinois

December

ew York National 3-4 N Conference

New York, New York

Uli Michigan Southfield, Michigan

7

Michigan

Detroit Riverfront Development Cruise

The Detroit Princess Riverboat Detroit, Michigan

io nal t i d d A o ne Keyst To Events …

Co me

9 Eastern Market Tour

and TAP Presentation

Eastern Market Detroit, Michigan www.keystonecres.com • Keystone Commercial Real Estate 63

64 Keystone Commercial Real Estate • 248.356.8000

Freedman & Goldberg Certified Public Accountants ~Services~ Accounting & Auditing Tax Preparation & Planning Management Consulting Information Technology Retirement Planning SEC Approved

Foreign & Multi-State Tax Business Planning Litigation Support Estate & Trust Planning Real Estate Transactions

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31150 Northwestern Hwy., Suite 200 • Farmington Hills, MI 48334 (248) 626-2400 2444 E. HIll Road • Grand Blanc, MI 48439 (810) 694-0336

Keystone Commercial Real Estate Comerica Bank Tower 29201 Telegraph, Suite 450 Southfield, MI 48034

www.keystonecres.com 248-356-8000

Michigan’s Retail Shopping Center SpecialistS