QUORUM CENTER & BAY COLONY
QUORUM CENTER & BAY COLONY
THANK YOU THANK YOU
Frank & Joe,
Thank you for the opportunity to submit this leasing and management proposal for your review. Quorum Center and Bay Colony are best in-class assets that deserve a best in-class leasing and management team. We expect that our in-market experience and relationships coupled with your sophisticated real estate strategy will make a terrific partnership.
When managing and leasing real estate, our team is focused on being a partner to you. We strive to have an owner’s mindset where the recommendations we make to you are the same recommendations that we would make if we owned the property ourselves. The following recommendations in this proposal are made with the same owner’s mindset.
We are excited to work with an owner where there is alignment in our faith and a desire to make an impact in the community. We can’t wait to continue our discussions and partner together in the near future.
Sincerely,
KEVIN WILL MARIA LOMBARDI
FOUNDRY TEAM + PLATFORM
LEASING AGENT
KEVIN WILL SENIOR ASSOCIATE
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TEAM RESOURCES
JOHN PIETKIEWICZ PARTNER
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ALEX ROSARIO PARTNER
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CREATIVE & MARKETING
KHRYSTYAN ATTWOOD SENIOR MARKETING ASSOCIATE
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MARIA LOMBARDI ASSOCIATE
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GABE DE JESUS PARTNER
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HEATHER PEEBLES MARKETING COORDINATOR
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OUR HISTORY
Foundry Commercial began as CNL Commercial Real Estate in 2007, when 12 former Trammell Crow partners set out to build a different kind of real estate company – one that serves as a local service provider, operating partner, and a sophisticated investment platform. With 114 brokers operating in the office, industrial, multifamily, retail, healthcare, and religious/not-for-profit verticals, Foundry’s platform offers brokerage, property management, facilities management, project management, and asset identification.
Additionally, Foundry leverages our investment platform to help clients and investment partners execute their investment strategies in office, industrial, and retail real estate. Explosive growth during the firm’s first eight years sparked a management-led buyout and rebrand to Foundry Commercial in September 2015. In early 2020, Foundry’s partners acquired majority ownership of the company, which has grown to become a regional real estate services and operating company with over 438 real estate professionals, more than 73 million square feet of projects in 13 offices throughout the southeast.
LEASING STRATEGY
LEASING STRATEGY
BROKER VS PARTNER
DEAL CONTEXT ADDS ASSET VALUE
There are a lot of brokers, all of whom would love to work with Trilogy Asset Investments. We feel strongly that marketing commercial space in the current environment needs so much more. A Broker’s primary goal is to get deals done and make a commission. A partner provides real time data and is an extension of the ownership team providing an insightful perspective to determine the best course of action.
BROKER VS PARTNER
Presents Proposals
Tours with Tenant
Provides recommended response with analysis and feedback from market. Not only relay what has been discussed with Tenant but determine tone, threats, and bluffs
CEO-ready space. Lights turned on, blinds opened, and clean floors
Reports costar or national platform research Collects real comps from the field and regularly walks competitive set
Respond to inquiries Regularly meets with Orlando Economic Partnership and proactively calls on brokers and tenants
YOU
DON’T NEED A BROKER, YOU NEED...
A CONSULTANT
with an owner’s mindset
A COMMUNITY PARTNER
AN ADVISOR with the relationships needed to negotiate directly with tenants, not just brokers
A TEAM who understands tenant priorities in this new era
• Where are you currently located?
• What is your company name and what type of business
• How much SF are you looking for?
• What is your ideal layout?
• What is your timing?
TOURING STAGE
LOI STAGE INQUIRY STAGE
• Why are you considering a relocation? (this helps us
• What are your parking needs? Do you have any large
• How long have you been in business?
• How much walk-in traffic do you experience on a daily
• What is your desired space layout? (Confirming practicality)
• Request last two years of audited financials. If Tenant
• If it is a newer business, then we will request last two
• Stop by current location as a reference point if worried
OUR RECOMMENDATION
Foundry Commercial will recommend a and also provide their professional opinion building. We simply do not present Tenants
WE PROVIDE DATA-BACKED RECOMMENDATIONS
business are you in?
solve for the need) large meetings where you will require additional parking? daily basis? On a weekly basis? practicality)
Tenant does not have audited financials, last two years of tax returns. two years of personal tax returns and aim for a personal guaranty. worried about Tenant’s use.
QUALIFICATION OF TENANTS OUR PROCESS
security deposit amount based on what is standard in the market opinion on if they believe the prospect will be a quality Tenant in the Tenants and let the Landlord make a decision.
RECOMMENDATIONS WITH AN OWNER’S MINDSET.
Class-A multi-story office. Hilton HQ
Recently purchased for $25M ($130 PSF) in June ‘24. Can provide 5/1,000 parking
Older product w/ parking issues. Microsuites < 1,000 SF available
New owner. $1
Heart of OCP south of Sand Lake Road
THE PATHS OF SUCCESS
We understand that there have been Commissions) upfront without a substantial success, but the path we take will be lease analysis outlining the deal costs
MINIMALIZE DEAL COSTS
SPACE M 5-9 SF 5,332 SF COMMENCEMENT DATE 1/1/2025
been deals in the past where ownership experienced heavy deal costs (TI Allowance / substantial reward on the back-end. Our team believes there are two viable paths to leasing be dependent on ownership’s priorities. Every deal we recommend will be coupled with a costs and long-term benefits of each deal.
PUSH RENTS BY UPGRADING SPACE
Increasing a Tenant’s rental rate upon renewal is a delicate, but important conversation to have in order to increase Net Operating Income while having smaller upfront deal costs. We take a data-backed and logical approach in having one-on-one conversations with tenants.
EDUCATE EDUCATE BOOTS ON THE GROUND ADVISOR
Comp Set
Submarket Lease Comps
Recently completed deals at Quorum Center and Bay Colony
BUILD RELATIONSHIPS BEYOND TRANSACTIONS
RELATIONSHIPS
Stop by office semiannually to develop relationships with decision maker before a renewal transaction and discuss any expansion needs
Offer connections to OEP for incentives and CareerSource on helping recruit local employee base
Work with property management team on Quorum Center and Bay Colony events including Kelly’s Ice Cream Truck for a Tenant Appreciation event and Tenant gifts during holiday season
WINTER PARK BUSINESS CENTER
• Bought in 2022 by Asana Partners for $27M ($231 PSF)
• Foundry team hired to reposition product from flex to high-end office/ retail/medical
• Pushed tenant’s rents from $12.00
PSF NNN at expiration to $30.00 PSF NNN prior to $15M renovations starting in Summer 2024
• Conducted branding exercise to transition legacy building name of Winter Park Business Center to Minnesota Row
SAND LAKE WEST
• Hired in 2014 by Sentinel Real Estate after firing JLL
• Pushed occupancy from 67% to 97% today
CASE STUDIES
• Pushed flex rents from $13.00 PSF NNN to $17.00 PSF NNN in the past 4 years. (7% annual increase)
• Pushed single story office rents from $19.50 PSF MG to $24.00 PSF MG in the past 2 years (18% increase)
HOW WE FIND TENANTS
TRADITIONAL
Cold calling
Knocking on doors
Broker relationships
Foundry Website
Costar/Loopnet
Email Marketing Blasts
Loopnet Silver Listing
Floorplan Boards in vacancies
Broker Events
Custom Marketing Brochure
NEW SCHOOL METHODS
DEAL HUB
Active database we utilize to track tenants looking in the market. This pulls from our 5M SF portfolio, broker relationships, and direct tenant interactions
We have a database of tenant expiration dates through our cold calling efforts and lease comps
Create custom social media posts & videos to target tenants looking for space. We can direct message these groups & share videos/photos of the buildings and vacancies drectly with decision makers
NEW SCHOOL
DEAL HUB
OFFICE TOUR THURSDAY
CHECK OUT MARIA’S LINKEDIN
Office Tour Thursdays were created as an initiative to share office space & projects creatively with tenants/companies directly. We curate custom walk-through vides of a property and share with decision makers & companies who could be a fit for the space through Linkedin + Instagram.
3,580
65
1,800
2600 TEMPLE CASE STUDY
CASE STUDY
VIDEO & POSTS
01
Maria created an Office Tour Thursday video and updated construction photos on her Linkedin and Instagram accounts
DIRECT MESSAGING
02
The Office Tour Thursday video was directly shared through Instagram DM’s, with users that would compliment the other tenant in the building
03GET THE TOUR A Medspa responded to the DM and was interested in the building. Maria scheduled them for a tour of 2600 Temple
CLOSE THE DEAL
04
The Medspa shortlisted the building and signed a 10 year lease
» New building standard blinds in suites
» New LED lights
» Suggest LVT flooring for Tenant buildouts - it’s better against normal wear and tear
INVEST INTO ESSENTIALS
INVEST INTO THE ESSENTIALS
» Hire Romaga Commercial Landscaping to improve upkeep of existing landscape
» Enhance the building’s aesthetic with more colorful foliage
» Repaint the building exteriors a White or Mid-Gray for modern look
» Revamp Monument Signage
ALIGNED BEYOND REAL ESTATE
HOW OUR TEAM CONTRIBUTES TO FLOURISHING OF
ALIGNED BEYOND ESTATE TO THE OF ORLANDO
1. Kevin spends free time as a Younglife Capernum leader. A ministry focused on high schoolers with autism and down syndrome.
1
2-3. Our team volunteers at Second Harvest Food Bank in the spring and fall.
2
4. Volunteering with Florida Citrus Sports.
5
3
5. Foundry has made a significant commitment to Elevation Scholars. A local non-profit providing resources and college scholarships to high-achieving students from low-income families.
THE WINNING FORMULA TO PROPERTY MANAGEMENT
FORMULA
THE PROPERTY MANAGEMENT STRATEGY
LEVERAGE FOUNDRY HQ IN ORLANDO FOR QUORUM & BAY COLONY
MANAGEMENT POWER IN PROXIMITY
SAND LAKE IV:
• Lease + Manage for Washington Capital
• Overseeing $3M in capital improvements
• Onsite building engineer and property manager
FOUNDRY HQ:
• Over 100 associates
• 1 full floor
• PM, Engineers, Accounting and leasing all on the same floor
QUORUM & BAY COLONY
POWER IN PROXIMITY & RELATIONSHIPS
The Foundry Orlando team works closely together on numerous projects and has a tight-knit dynamic that comes from constantly collaborating on client needs. Proximity is powerful and in fact only 48 short steps is the longest separation. The energetic spirit of colleagues who enjoy working together to produce outstanding results for our clients is palpable from the moment you walk in the Orlando office’s door.
YOUR TEAM
TRANSITION TEAM
MARY BETH PARIS CONTROLLER
QUORUM & BAY COLONY
PROPERTY MANAGEMENT & ENGINEER
ASHLEY BALL SR. LEASE ADMIN ADVISOR
ALEX ROSARIO* PARTNER
CARY FRONSTIN EXEC.VICE PRESIDENT OF BUILDING MANAGEMENT
SCOTT RENAUD CHIEF OPERATING OFFICER
ABBY NELSON REAL ESTATE MANAGER
NANCY HANSON* SR. REAL ESTATE MANAGER
MIGUEL TIRADO CHIEF ENGINEER
ACCOUNTING PROJECT MANAGEMENT
MARKETING
RAMATOU AKOU* SENIOR ACCOUNTANT
MARK MEYER* DIRECTOR OF PROJECT MANAGEMENT
KHRYSTYAN ATTWOOD SENIOR MARKETING ASSOCIATE
HEATHER PEEBLES MARKETING COORDINATOR
NOTABLE CLIENTS
GRAMERCY PROPERTY GROUP
“We just finished a property walk at 5585 Rio Vista with Jeneece and Steve with the Foundry Team and wanted to brag on them—the level of coordination, communication and attention to detail has been much appreciated, and the property looks better than ever. Kudos to this team!”
Payton Odom, Asset Manager
NEW YORK LIFE
“New York Life Real Estate Investors continues to benefit from Foundry’s well-rounded and collaborative property management platform. One of the key foundations of this platform is Foundry’s utilization of a true property management “CEO” running each of our properties. Complemented by informed and resourceful accounting, construction, and maintenance personnel, we believe Foundry bestows upon us a competitive edge in today’s market.”
- Tom Delaney
PROPERTY MANAGEMENT
PROJECT HIGHLIGHTS
UNIVERSITY CORPORATE CENTER II
ORLANDO, FL | 104,582 SF
This Class A three-story office building in east Orlando, near the University of Central Florida, is 95% occupied. Foundry Commercial has been managing this asset for over 10 years.
Foundry has an onsite building engineer focused on the building and its tenants. With the close proximity to Discovery Lakes I & II, the engineering team is minutes away to investigate any property issues.
WYCLIFFE WORLD HQ
ORLANDO, FL | 250,000 SF
Situated in Southeast Orange County, the Wycliffe World Headquarters is in close proximity to the airport. Foundry Commercial manages the campus overseeing all facilities and maintenance. Foundry Commercial originally led the entire development process in 2001 including the pursuit of zoning, entitlements through horizontal and vertical buildout. Currently, the campus management assignment includes overseeing a private office portion, a public retail portion and multi-family units. Foundry’s team works with corporate leadership to provide all critical real estate services for the campus including security, grounds, HVAC and critical equipment and capital improvements.
LOWNDES HEADQUARTERS
ORLANDO, FL | 86,000 SF
Situated in downtown Orlando, this Class A office campus has an onsite building management and maintenance team focused on the building operations. The campus includes high public interaction and requires significant maintenance oversight for its interconnected small buildings.
Foundry is currently overseeing a $3.5M+ renovation to the campus providing upgraded conference rooms, capital improvements, and other common area renovations.
SAND LAKE IV
SOUTH ORLANDO, FL | 115,114 SF
This Class A office building on Sand Lake Road is 100% occupied. Foundry has an onsite building management and maintenance team focused on the building and its tenants. Foundry Commercial has been managing the asset as well for a decade for our owners driving service and institutional financial reporting.
The project is particularly unique in that the onwership equity includes union sponsorship. Our team works with tenants, vendors and guests to ensure union qualified contractors perform the majority of the work onsite.
MANAGEMENT EXPERIENCE
EXAMPLE ORLANDO ASSETS MANAGED
ONE OF THE MOST IMPORTANT
GUIDING PRINCIPLES IS THAT OF COLLABORATION.
71 PROPERTY MANAGERS
67 BUILDING ENGINEERS
51 ACCOUNTANTS
14 PROJECT MANAGERS
• Our partnerships are the key to every success – we partner with our clients to deliver the vision, and we are determined to achieve and exceed expectations.
• We provide outstanding customer service. HAPPY TENANTS = HAPPY OWNERS
• We have tenacious and experienced real estate managers that work smarter than the rest to deliver quality and cost saving results by leveraging technology tools.
MANAGEMENT
Foundry Commercial believes that property management is critical to the success of commercial real estate asset strategies. While we have technical and risk management expertise that is critical to the operations of the building, we believe the management team can make a difference in the marketing and overall success of your asset.
The Foundry team is comprised of experienced real estate managers, project managers, property accountants, maintenance staff, and support staff. We can customize and cater the type of services for each of our clients, dependent on the specific goals and objectives for the asset. Our focus is vendor management, physical plant operations, financial reporting, tenant relations and project management.
Our team approach ensures that all facets of the property are addressed. Process is at our core. We implement
systematic on-boarding processes to ensure smooth transitions and this systematic approach continues through the monthly reporting cycle. Our real estate managers work hand in hand with our clients and the property team to increase the value of our client’s properties. Foundry Commercial utilizes best in class vendors and established preferred vendor relationships to leverage services as an extension of both the real estate manager and the owner.
We are regional in scale to provide a strong infrastructure to support services, while also having the local expertise to excel in all of the services to provide our clients. Distributed leadership across all markets provides senior-level relationships and market expertise in multiple geographic markets.
3,000 280
TOTAL LEASES MANAGED CLIENT FINANCIAL REPORTS PER MONTH
$1.5M
TENANT REVENUE EVERY BUSINESS DAY
PROPERTY MANAGEMENT
PREFERRED VENDORS
• Foundry Commercial monitors, anticipates and executes ongoing maintenance programs
• Ensures curb appeal, tenant & customer satisfaction
• Maximizes the life of existing improvements
• Foundry Commercial utilizes established preferred vendor relationships
• Leverages services as an extension of both the real estate manager and owner
• Elevates the level of responsiveness and deliverables on the property
• Vendors assist in planning future repairs, replacements and long-term capital projects
• All contracts are bid annually
• Ensures competitive pricing and required scope of services
SERVICES/RFP PROCESS
• Elevator Maintenance
• Exterior Landscaping
• Interior Landscaping
• Window Washing
• Waste Management
• Stone Maintenance
• Wood Maintenance
• Water Treatment
• Pest Control
• Annual Roof Inspection
• HVAC Maintenance
ENGINEERING SERVICES
Foundry Commercial has 60+ Building Engineers specializing in proactive and preventative maintenance in our managed buildings. The team utilizes a state of the art preventative maintenance system designed to maximize effectiveness and length of life of capital equipment. The teams are also supervised by Senior Chief Engineers who focus on leadership, physical plant specification, warranty administration, energy management, sustainability and equipment efficiency.
ENERGY & SUSTAINABILITY SERVICES
Foundry Commercial has an exceptional track record of managing and transitioning assets to achieve many levels of LEED certification and green initiatives. We believe in a strategic and comprehensive process alongside Trilogy Asset Investments to explore their long-term goals and an implementation plan to achieve them.
EXPENSE MANAGEMENT
• Operates properties efficiently and economically
• Creates maximum cash flow to the owner
EMERGENCY RESPONSE
• The Foundry Commercial after hours live emergency operation center
• Operates 24 hours a day, 7 days per week
• Calls are directed toward the best resource for the asset
• Callers have access to the Foundry Commercial property management team in its entirety
• Leadership will immediately follow up with the Asset Manager with a detailed report
HURRICANE PREPAREDNESS POSTER
VENDOR CONTRACTS
We review our vendor contracts annually and, in most cases, perform an RFP with complete bid leveling and strategic recommendations. We do work with our vendors to take advantage of scale. As a few examples:
Roofing: We performed a company wide RFP in 2019 for several roofs in different geographies in order to obtain preferred and leveraged pricing for our clients.
Security, Janitorial & Tax Advisory: We have worked primarily with a single carrier through numerous RFPs and the service scale we have packaged allows for us to drive higher services levels and improved pricing.
Insurance: We have worked with our providers to create property insurance programs that in some cases provide our clients with leveraged pricing when they do not have their own programs.
PROPERTY MANAGEMENT PARTNERS
Everything matters when attracting and keeping quality tenants. The property management team and their vendor partners can make a monumental difference in the welcoming and warmth of a building. From the moment a tenant or guest comes onto the property, we believe that our team goes to work. We believe tenants and guests should be “engaged” by vendor partners in the parking lots, security and our maintenance and property management staff. The tone and feel of a building is altered dramatically when engaged by these team members.
Critical to a successful office project is vendor awareness and cooperation across the board. A biweekly meeting will be held with all the account managers for each critical service to ensure smooth operations. We approach this as a hospitality vendor team focused on personal service to our tenants and customers.
OUR LOCAL PREFERRED VENDOR NETWORK INCLUDES:
MANAGEMENT TOOLS
MANAGEMENT TOOLS
BUILDING ENGINES
TAX REPORTING
Foundry partners with Ryan, a national real estate tax consulting firm, who provides strategic tax services and has assisted us in achieving success in several Orange County, Florida tax appeals over the past few years.
TRANSITION CHECKLIST
QUORUM & BAY COLONY
TECHNOLOGY
SEND WORD NOW/ONSOLVE
We use this web based emergency notification system. Tenants sign up to get emergency notifications on their cell phone via text/email/desk phone recording, have used for severe weather alerts and protests, could be used for active shooter, fires, etc
CONSTANT CONTACT
Mass distribution emails to send updates during major construction projects and use site to create a tenant newsletter.
WORK ORDER TRACKING ACCRUENT/360 WORK ORDER SYSTEM
TENANT USE
Management Office registers the tenant contact and provides them with a user name and password so they can easily input work orders for their suite. Once the tenant submits the work order it is sent to the team. The system can be setup to send work orders to the appropriate team based on the request type.
For example, temperature work orders go to engineering, trash removal work orders go to janitorial.
MANAGEMENT OFFICE USE
To track and notify tenants of the progress of a work order, coordinate the work order with management, engineering, security, or janitorial teams. Select billable if charges need to be included in the tenant’s monthly billback statement.
PM’s: create PM on a monthly and/or annual basis, engineers will be notified of PM’s in the system.
SAFETY MANAGEMENT
SAFETY MANAGEMENT
All real estate managers and building engineers are required to complete monthly safety training modules through the J. J. Keller Management Suite. Additionally they will have the opportunity for online webinars and additional training modules for related building safety training.
SAFETY PLAN
Create custom safety plans tailored to the unique needs of your organization.
TRAINING
Access hundreds of award-winning training programs and thousands of customizable training resources.
INCIDENT CENTER
Proactively manage OSHA recordkeeping requirements and gather results for analysis and reporting.
EXPERT HELP
Ask our experts an unlimited number of compliance questions in a secure, private environment.
AUDITS & INSPECTIONS
Easily assess risk and performance across your organization with access to a robust assortment of pre- built inspection checklists.
ACCOUNTING
ACCOUNTING & LEASING ADMINISTRATION
50,000 ANNUAL INVOICES INPUT AND PAID LEASES ABSTRACTED AND ADMINISTERED
5,000 ANNUAL CASH RECEIPTS APPLIED TO TENANT RENT ACCOUNTS 25,000
51 CLIENT FINANCIAL REPORTS PER MONTH
SOC 1 CERTIFICATION
From processing basic daily transactions to complex accounting and reporting requirements, our accounting professionals deliver financial information that is both accurate and timely. The key to accurate reporting is teamwork; our property accountants and real estate managers work in collaboration to deliver financial reports that enable our clients to make sound business decisions regarding their investment. Our standard financial reporting packages can be tailored so that they fit our client unique reporting needs.
Our real estate managers are instilled with an ownership mentality and are expected to understand and be knowledgeable about all aspects of financial management and operations. Foundry Commercial prides itself on accurate and detailed reporting with the flexibility to meet your reporting requirements.
Accurate and timely financial reporting is crucial to help measure the performance of the property. Our financial management procedures include budgeting, expenditures and detailed reports. We will work closely with you to make sure our financial reporting meets your needs at both a highlevel and with detailed supporting documentation. These reports serve as a framework of the management plan and assist the owner in measuring the financial performance of the asset.
ACCOUNTING & LEASE ADMINISTRATION
OUR MONTHLY FINANCIAL REPORTS ARE SENT ELECTRONICALLY AND INCLUDE, BUT NOT LIMITED TO, THE FOLLOWING MONTHLY BUDGET PACKAGE
• Management Commentary
• Trial Balance
• Balance Sheet
• Income and Expense Statement with Comparison of Actual vs. Budget
• Explanation of Significant Income and Expense Variances
• Accounts Payable Schedules (Delinquency/Aging Reports)
• Capital Improvements Status and Cost Projections
• Fixed Asset Details Schedules, Additional detail, Actual vs Budget
• Other Asset Schedules
• Accounts Payable and Accrued Expense Schedules
• Mortgage Statements
• Bank Reconciliations and Bank Statements
• Check Register
• Rent Rolls
$2,000,000 RENT REVENUE
ACCOUNTING
ACCOUNTING TEAM
MARY BETH PARIS CONTROLLER
Mary Beth serves in accounting and finance for the Property Management division of Foundry Commercial. As a Controller, her responsibilities include property management accounting and reporting for approximately 33 million square feet of retail, office and industrial properties. With over 20 years of both public and private accounting experience, Mary Beth helps manage the financial reporting, cash management, lease administration, accounts payable and accounts receivable functions for Foundry’s property management clients. Prior to joining Foundry, Mary Beth worked as a Controller for a high growth company, managing the accounting department and overseeing the daily operations.
PATTI RILEY ASSISTANT CONTROLLER
Patti is an Accounting Controller for Foundry Commercial. Patti has over 25 years of accounting experience and her main focus is the property accounting and reporting for the Foundry Commercial clients that include retail, commercial, industrial, and residential. Responsibilities include analyzing, maintaining, and delivering complete and accurate financial reports, sales tax reporting, cash management review, as well as special accounting projects.
Prior to joining Foundry Commercial, Patti was a Senior Accountant for Lincoln Property Company in Orlando. Her duties included monthly financial reporting for Lincoln’s commercial clients.
DARLENE SQUIRES DIRECTOR OF LEASE ADMINISTRATION ADVISORY
Darlene joined the Foundry team in 2009 to oversee lease administration services for the office, industrial, retail and specialty properties portfolio. She is a diverse commercial real estate lease administration professional and utilizes her experience in lease language interpretation to leverage our clients’ position and optimize the revenue stream for the landlord. Darlene’s experience is a value add for clients serviced by Foundry Commercial’s accounting team.
With a current portfolio of nearly 225 properties containing 2,500 leases with approximately 28 million square feet under management Darlene is recognized for taking initiative and skillful at meeting challenges and deadlines. She is a forward thinking and results-oriented professional who possesses a strong commitment to a team environment. Darlene is a passionate leader who empowers the team to explore personal development while continuing to exceed client expectations.
THE KEY TO ACCURATE ACCOUNTING IS TEAMWORK.
TENANT EXPERIENCE
COMMUNICATION
The Foundry Team focuses on providing a high level of customer service focused on developing relationships with tenants. Any concerns by tenants are followed up personally by the Property Manager and achievable issues are resolved immediately.
TENANT EVENTS
A calendar of events will be developed to further demonstrate our appreciation of the tenant relationship and their continued commitment to Ownership. Such events could include the following:
JUNE | Deliver donuts to the Tenants on June 7th for National Donut Day.
JULY | Celebrate National Ice Cream Month with a Kelly’s Homemade Ice Cream Food Truck
AUGUST | Classroom Central Back To School Supplies Drive.
SEPTEMBER | Tailgate Time!
OCTOBER | Celebrate National Popcorn month with a delivery of a case of popcorn to the Tenants.
COOKIE DECORATING TENANT EVENT
LOCO POPS TENANT EVENT
HOLIDAY SOCIAL TENANT EVENT
LIP SYNC TENANT EVENT
MOVIE TENANT EVENT
ESGENVIRONMENTAL SOCIAL GOVERNANCE
FOUNDRY ESG INITIATIVES
One example of a development that Foundry has played a critical role within and that has made a major impact on the local community is the Carrie Meek International Business Park, a $250-million, 2.7-million square foot industrial project in Miami-Dade County. What has made this project truly unique is the public/ private partnership Foundry formed with the Carrie Meek Foundation as the project was getting off the ground. The Foundation, named for the first African American female elected to the Florida State Senate in 1982, invests in systems-level efforts that ensure equitable health, housing, education and economic opportunities for people in marginalized and under served communities across South Florida.
The project has created thousands of new jobs through Amazon and other surrounding businesses, and the Foundation has been working hard to connect those jobs to the residents in the surrounding areas and throughout Miami-Dade County. A significant portion of the profits from this project go back into the Foundation to support programs that help residents in the surrounding areas train for and access the jobs that have been created in the Park. In addition, the Foundation uses a portion of the profits to support its other initiatives in the areas of health care, affordable housing, and education. It has truly been a win-win for all involved.
as the epicenter for revolutionary local food solutions – inspiring hope in the community for a better food future.
Less than two miles from the heart of downtown Orlando, the 4Roots Farm Campus is ideally situated at a community crossroads, where it can connect and serve everyone – farmers, students, professionals, and families, by educating and inspiring them to imagine their role in building a better food future.
Foundry's relationship with vendors within the community consist of many, but one in particular is General Quality Management, which is a female owned operation that offers exclusive services to commercial or residential communities and construction projects in South Florida and its surrounding areas. Their knowledge and expertise is vast – including property remodels/major renovations, building rehab (basic services such as painting and repairs), tenant turnover, restoration needs from fire, water and mold damage, and city/HOA violations. Foundry has been lucky enough to work on 3 projects with GQM in Weston, FL .
A second example of a development that Foundry has played a critical role within and that has made a major impact on the local community is 4Roots an alliance of individuals and organizations working together to unearth the power of food to build a healthier community. The 4Roots Farm Campus serves
GRESB ASSESSMENTS
Foundry Commercial has experience completing GRESB assessments for other institutional owners and explaining initiatives and variances regarding energy, emissions, water and waste data calculations.
ENVIRONMENTAL
• Rainwater Harvesting
• Water Audit
• Composting and Recycling
SOCIAL
• Donation Drives
• Tenant Appreciation Events
• Using minority owned vendors where appropriate LET'S GET
GOVERNANCE
• Compliance with any Municipal Benchmarking or Audit Ordinances
• Property Level Business Continuity Policies
PROJECT MANAGEMENT
CAPABILITIES
» Builds a team: architecture, engineering, contractor
» Protects tenant’s interests
» Protects owner’s interests
» Acts as risk mitigation during construction
» Manages scope, schedule and budget
» Oversees projects through design process & construction
» Facilitation of commissioning process from design to occupancy
» Owner-occupied development
» Full build to suit, tenant improvement
BUDGET CONTROL METHODS
» Resource planning
» Cost estimating
» Cost budgeting
» Cost control
and development services
» Capital improvements and base building infrastructure
» Project team composition, design firm and general contractor selection and oversight
» Soft refits, renovation, structural and concrete restoration
» Master schedule and master budget development and management
» Property condition assessment and permit tracking and expediting
» LEED consulting
COMMUNICATION & REPORTING METHODS
» Project Team communications
» Performance reporting
» Administrative closure
OVERVIEW
OVERVIEW
Thinking and planning construction for your business is a daunting task. It is typically one of the most costly and risky challenges your company will ever go through. We want to remove that burden so you can focus on your day-to-day business needs. We can take your project from conception to completion while keeping your goals front of mind and finding savings along the way to make your dollar stretch further. Time is money in this world, so we will make sure to finish your project on time and on budget. We understand communication is key, which is why we update you every step of the way so you will have peace of mind.
MANAGEMENT
NYL REAL ESTATE INVESTORS
“NY Life’s real estate investment team has come to rely on the Foundry construction management experts to represent our interests, from design and pricing plans to executing the actual construction projects. They had added value in numerous ways, including managing costs, driving schedule and innovate solutions when confronting issues. They’ve done an excellent job representing NY Life with tenants and outside vendors. Their attention to detail, ability to manage expectations, and intimate understanding of the lifecycle of a project keeps each deal on schedule and within budget. I look forward to a continued relationship with Foundry’s Project Management Group.”
- Alan Rubenstein Senior Director
REPORTING TOOLS
REPORTING TOOLS
All Foundry budgets, schedules, periodic reports, project logs, and file/information sharing sites are created by Foundry with a high level of adaptability, tailored to each client and recipient.
Cloud based file sharing such as Microsoft Teams, OneDrive and Dropbox are utilized so clients have all the project resources at their fingertips.
PROPERTY
SAMPLE SCHEDULES
SAMPLE BUDGET
PROPERTY MANAGEMENT FEES
Based on the scope of work provided including monthly accounting and financial reporting, Foundry Commercial proposes a monthly management fee of 1.5% of the gross revenue, or $4,500 per month, whichever is greater.
STAFFING REIMBURSEMENTS
We propose the following staffing structure and associated reimbursements by the property:
(1) Assistant Real Estate Manager
(1) Building Engineer
Salaries are estimated and include bonus and benefits
(1) Based on tenant count and overall size of the property, we recommend a full time on-site assistant real estate manager and engineer. Both of these positions can be modified based on current staffing levels and budgets.
PROJECT MANAGEMENT FEES
The proposed schedule below is for project management fees which includes full execution of services from the initial conceptualization of scope and Budget, RFP of architect and design team all the way through final CO and includes the weekly coordination of all functions related to the TI.
$0 - $400,000 @ 5%
$400,00 - $750,000 @ 4.5%
$750,00 - $1,000,000 @ 4%
Above $1,000,000 Negotiated
LEASING FEES
FEES
• 4% of the total gross rent (base rent + OpEX) for New Leases and Expansions (2% override if co-brokered)*
• 2% of the total gross rent (base rent + OpEX) for Renewals and Extensions (2% override if co-brokered)*
Commissions will be earned for new leases:
+ One half or 50% within 30 days of full execution
+ One half or 50% upon lease commencement
+ Renewals and expansions will be paid 100% upon execution
*For specific transactions, ownership may be asked to consider paying additional commission incentives to the outside broker.
REIMBURSEMENTS
Foundry Commercial will incur the cost of creating and delivering customary marketing flyers and tour books. Any additional marketing expenses such as customized printed marketing boards, professionally printed marketing pieces, drone videos, broker events and special advertising to be mutually agreed upon prior to expenditure and reimbursed by owner.
THE ASK
ASK
LET’S GET TO WORK!
