THIRD
QUARTER
2013
CHICAGO SUBMARKET SNAPSHOTS
T H I R D Q UA RT E R
2013 CHICAGO
TABLE OF CONTENTS SE CT ION ONE
CHICAGO CENTRAL BUSINESS DISTRICT
MARKET OVERVIEW
CBD SUBMARKET SNAPSHOTS 01 02 03 04 05 06 07
MARKET OVERVIEW
Central Business District Map Central Loop East Loop North Michigan Avenue River North South Loop West Loop
SE CT ION T WO
SUBURBAN CHICAGO
SUBURBAN SUBMARKET SNAPSHOTS
2013
08 09 10 11 12
Suburban Map East-West North Northwest O’Hare
SE CT ION T H RE E
ADDITIONAL INFORMATION 13 About MB Real Estate
The Chicago Market Overview is published quarterly by MB Real Estate. To obtain additional copies or for further information, please contact:
181 West Madison Street, Suite 4700 Chicago, Illinois 60602 (312) 726-1700 www.mbres.com
CENTRAL BUSINESS DISTRICT
SUBMARKET MAP
FEATURES THIRD QUARTER 2013 | CHICAGO MARKET OVERVIEW
1
Woes return during turbulent year After losing large users such as McKinsey and Co., Class A buildings were the worst performing segment in the Central Loop for the second straight quarter, experiencing 145,000 square feet in net negative absorption. With its direct vacancy increasing over 100 basis points during the third quarter, the Central Loop Class A segment is on pace for its worst year since 2005.
LARGEST BLOCKS OF DIRECT AVAILABILITY
Building Address
Despite being one of the most in demand submarkets in the CBD, the Central Loop has only seen two deals in excess of 20,000 square feet in almost a year with no activity in the third quarter. The glut of sublease space in the Central Loop, over 2.5 percent of total vacancy, has made finding large new deals even harder.
Size (sf)
Building Class
222 N LaSalle St *
229,025
B
10 S Dearborn St
166,346
A
11 S LaSalle St **
146,313
C
231 S LaSalle St
132,336
B
1 N Dearborn St
97,261
B
2 N LaSalle St *
96,753
B
120 S LaSalle St **
94,995
B
175 W Jackson Blvd
68,539
B
175 W Jackson Blvd *
67,794
B
77 W Wacker Dr
67,342
A
Berkley Properties LLC, led by Michael Silberberg agreed to sell 180 North LaSalle to Beacon Capital Partners for $126 million or $164 per square foot. In a sign of strengthening capital market, this is a 74 percent increase over the 770,000 square foot building’s 2010 sale price.
SUBMARKET SNAPSHOTS
While lacking in large new deals, the Central Loop has seen heated * Indicates future available space **Block of space will be vacated in the upcoming quarter investment activity. A joint venture led by CBRE Global Investors Italicized addresses indicate new blocks this quarter agreed to terms for the purchase of 161 North Clark for a reported $312.6 million or $284 per square foot. The seller, Tishman Speyer, originally purchased the Class A tower in 2007 as part of a portfolio and decided to sell after signing Grant Thornton, an accounting firm, to a 137,000 square foot lease.
CENTRAL BUSINESS DISTRICT
CENTRAL LOOP
The Central Loop’s boundaries are the Chicago River (North), Wells Street (West), State Street (East), and Van Buren Street (South).
CENTRAL LOOP SUMMARY
A
B
C
Total
13,578,707
14,294,823
8,613,272
36,486,802
(174,352)
169,791
11,575
7,014
Direct Vacancy Rate
10.3%
14.9%
15.4%
13.3%
Total Vacancy Rate (Direct + Sublease)
13.9%
17.7%
15.9%
Inventory (square feet) Year to Date Absorption (square feet)
15.9%
Numbers in parantheses are negative
CENTRAL LOOP SUBMARKET HISTORICAL DIRECT VACANCY 20% 18% 16% 14% 12% 10% 8%
15.2%
11.8%
11.4%
12.7%
13.6%
13.8%
13.2%
13.3%
0%
17.5%
2%
15.2%
4%
14.7%
6%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
2
2
Activity centers on Class C buildings Roles switched during the third quarter as Class A and B buildings, which performed well during the first half of 2013, both experienced negative absorption during the third quarter. Class C buildings, buoyed by Coeur Mining occupying 33,000 square feet at 104 South Michigan, made up for most of that negative absorption with 54,000 square feet in net positive absorption.
LARGEST BLOCKS OF DIRECT AVAILABILITY
Building Address
Size (sf)
Building Class
200 E Randolph St
306,163
A
130 E Randolph St *
256,738
B
303 E Wacker Dr
188,949
B
130 E Randolph St *
156,667
B
130 E Randolph St
129,578
B
110,898
C
110,481
B
92,473
B
70,107
C
67,216
B
* Indicates future available space
The East Loop is bordered by the Chicago River (North), State Street (West), Lake Shore Drive (East), and Van Buren Street (South). It is inhabited mostly by advertising and media firms and corporate tenants.
EAST LOOP SUMMARY Inventory (square feet)
A
B
C
Total
4,055,639
10,612,436
8,327,093
22,995,168
Year to Date Absorption (square feet)
96,471
129,193
53,251
278,915
Direct Vacancy Rate
15.6%
24.1%
13.1%
18.6%
Total Vacancy Rate (Direct + Sublease)
17.0%
25.6%
13.9%
19.9%
SUBMARKET SNAPSHOTS
401 S State St After a strong second quarter, the East Loop failed to attract any large 303 E Wacker Dr users during the third quarter. Even so, one of the four buildings in 333 S Wabash Ave excess of 50,000 square feet traded during the quarter was in the East 33 S State St Loop. Joseph Chetrit sold 360 North Michigan to a venture led by Oxford 111 E Wacker Dr Capital Group for $57 million or $219 per square foot. Oxford Capital Group plans to turn the 260,000 square foot building into a hotel and joins a bevy of Class C buildings sold over the last year with repurposing in mind.
CENTRAL BUSINESS DISTRICT
EAST LOOP
Numbers in parantheses are negative
EAST LOOP SUBMARKET HISTORICAL DIRECT VACANCY 25% 20% 15%
22.4%
19.1%
14.2%
12.1%
16.3%
20.2%
19.3%
19.7%
18.6%
0%
18.4%
5%
17.2%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
3
3
Uncertainty remains despite strong absorption numbers The North Michigan Avenue submarket experienced its strongest quarter since 2007, posting 152,000 square feet of net positive absorption, dropping direct vacancy over 140 basis points to 19 percent. Year-to-date absorption, at positive 124,000 square feet, is the highest it has been at any time since before 2002.
Size (sf)
Building Class
515 N State St **
350,906
A
101 E Erie St *
217,569
A
401-465 E Illinois St
210,000
C
410 N Michigan Ave
145,259
B
401 N Michigan Ave
104,990
B
36 E Grand Ave *
91,316
A
455 N Cityfront Plaza Dr
89,854
A
360 N Michigan Ave
76,855
C
740 N Rush St
71,501
C
980 N Michigan Ave
54,489
A
* Indicates future available space
**Block of space will be vacated in the upcoming quarter Investment activity remained stagnant during the third quarter with no Italicized addresses indicate new blocks this quarter buildings traded or entering the market. Besides the sale of the office portion and parking garage at 875 North Michigan (Hancock Center) during the second quarter, investment activity has been virtually nonexistent for over a year.
The North Michigan Avenue submarket is home to retailers, hotels, restaurants, entertainment venues, advertising and marketing agencies, and the large Northwestern Memorial Hospital campus. Its borders include Division Street (North), State Street (West), Lake Michigan (East), and the Chicago River (South).
NORTH MICHIGAN AVENUE SUMMARY Inventory (square feet)
A
B
C
Total
3,949,554
4,715,247
4,247,013
12,911,814
Year to Date Absorption (square feet)
52,725
214,711
(143,705)
123,731
Direct Vacancy Rate
16.5%
18.9%
21.6%
19.1%
Total Vacancy Rate (Direct + Sublease)
21.1%
19.9%
23.4%
21.4%
SUBMARKET SNAPSHOTS
Despite benefitting from large move ins such as American Medical Association occupying 275,000 square feet at 330 North Wabash, the CBD’s second smallest submarket has failed to sign a single user over 20,000 square feet in over a year. Walgreens occupied over 25,000 square feet at 435 North Michigan, bringing the building’s vacancy to below 2 percent.
LARGEST BLOCKS OF DIRECT AVAILABILITY
Building Address
CENTRAL BUSINESS DISTRICT
NORTH MICHIGAN AVENUE
Numbers in parantheses are negative
NORTH MICHIGAN AVENUE SUBMARKET HISTORICAL DIRECT VACANCY 25% 20% 15%
14.0%
14.0%
11.8%
11.4%
16.7%
18.2%
19.5%
20.5%
19.1%
0%
12.7%
5%
10.8%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
44
4
Positive absorption returns to most in demand submarket After experiencing net negative quarterly absorption for the first time in over three years during the second quarter, the River North submarket bounced back with nearly 58,000 square feet in increased occupancy. Since the end of the recession, the River North submarket has seen its direct vacancy rate drop 730 basis points from 16.4 percent to 9.1 percent and is now the tightest submarket in the CBD.
Size (sf)
Building Class
600 W Chicago Ave
117,101
B
350 W Mart Ctr **
87,404
C
350 W Mart Ctr
87,393
C
222 Merchandise Mart Plz
68,829
B
350 W Mart Ctr
64,639
C
321 N Clark St
61,431
A
222 Merchandise Mart Plz *
56,323
B
* Indicates future available space **Block of space will be vacated in the upcoming quarter Italicized addresses indicate new blocks this quarter
One building greater than 50,000 square feet traded in the River North submarket during the third quarter, the slowest investment activity has been during 2013. Joseph Lagoa sold the 65,000 square foot building at 540 North LaSalle to the Wolcott Group for $6.3 million or $97 per square foot. The sale price was substantially lower than the initial asking price of $10 million for the unoccupied building. The borders of the River North submarket are defined as Division Street (North), Racine Avenue (West), State Street (East), Fulton Street, and the Chicago River (South). It has historically been home to small, older buildings catering to art galleries, furniture studios, and small businesses but has recently seen an influx of technology, law, trading, and financial firms.
RIVER NORTH SUMMARY Inventory (square feet)
A
B
C
Total 13,267,124
3,986,211
3,797,587
5,483,326
Year to Date Absorption (square feet)
25,388
61,380
(86,710)
57
Direct Vacancy Rate
10.4%
6.4%
10.0%
9.1%
Total Vacancy Rate (Direct + Sublease)
11.6%
14.0%
12.9%
SUBMARKET SNAPSHOTS
Due to the constraint on space and lack of large blocks, both of which forced Google to move to the West Loop instead of expanding in River North in the previous quarter, much of the absorption has come from multiple small users. The six remaining large blocks of available, contiguous space greater than 50,000 square feet are in high demand with GoHealth LLC signing a 90,000 square foot lease at 222 Merchandise Mart. The health insurance software company expects to bring 500 employees to the space, part of which is the space AIG is vacating by 2015.
LARGEST BLOCKS OF DIRECT AVAILABILITY
Building Address
CENTRAL BUSINESS DISTRICT
RIVER NORTH
12.8%
Numbers in parantheses are negative
RIVER NORTH SUBMARKET HISTORICAL DIRECT VACANCY 25% 20% 15%
14.5%
12.6%
10.6%
9.2%
15.8%
13.6%
11.7%
9.1%
9.1%
0%
19.3%
5%
11.9%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
5
5
Little activity in CBD’s smallest submarket The third quarter was another quiet one for the CBD’s smallest submarket. Positive absorption was negligible but, with less total inventory than individual building classes throughout other submarkets, it was enough to decrease direct vacancy 60 basis points to 25.1 percent. There were no lease transactions greater than 20,000 square feet as small tenants comprised all activity in the South Loop submarket. Even so, four blocks of available, contiguous space greater than 50,000 square feet remain at 440 South LaSalle, the South Loop’s only Class A building.
LARGEST BLOCK OF DIRECT AVAILABILITY
Building Address
Size (sf)
Building Class
440 S LaSalle St *
87,402
A
440 S LaSalle St *
65,061
A
440 S LaSalle St *
53,143
A
440 S LaSalle St *
50,843
A
* Indicates future available space
The boundaries of the South Loop include Van Buren Street (North), I-90/I-94 (West), Lakeshore Drive (East), and 16th Street (South). The South Loop is populated primarily with education, small businesses, and converted residential properties.
Inventory (square feet)
A
C
Total
1,019,325
1,133,096
2,152,421
Year to Date Absorption (square feet)
23,888
3,329
27,217
Direct Vacancy Rate
27.4%
23.0%
25.1%
Total Vacancy Rate (Direct + Sublease)
27.4%
23.0%
25.1%
SUBMARKET SNAPSHOTS
Despite its direct access to CTA trains and the LaSalle Street Metra Station, the South Loop in general has struggled to attract tenants looking for top-quality space. This is due in large part to the fact that Class C buildings make up over half of its inventory, with the remaining 1,000,000 square feet coming from 440 South LaSalle. The South Loop submarket will continue to trail the recovery as tenants leave its Class C buildings in an effort to upgrade their office space to take advantage of attractive rents.
SOUTH LOOP SUMMARY
CENTRAL BUSINESS DISTRICT
SOUTH LOOP
Numbers in parantheses are negative
SOUTH LOOP SUBMARKET HISTORICAL DIRECT VACANCY 30% 25% 20% 15%
16.3%
12.3%
14.5%
14.5%
12.9%
18.6%
23.0%
27.3%
25.1%
0%
19.1%
5%
20.5%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
6
6
Most in-demand submarket continues to grab headlines Far and away the most demanded submarket in 2013, the West Loop again led the CBD with nearly 200,000 square feet in net positive absorption, dropping the direct vacancy rate 30 basis points to 13.1 percent. Comprising one third of CBD inventory, the West Loop submarket has accounted for almost half of the market’s year-to-date absorption. The West Loop was the center of large lease transactions, new development speculation and investment activity. Of the 624,000 square feet in new deals signed during the second quarter, 483,000 square feet were located in the West Loop. This was topped off with McDermott Will and Emery signing a 225,000 square foot lease at the new development located at 444 West Lake.
LARGEST BLOCKS OF DIRECT AVAILABILITY
Building Address
Size (sf)
Building Class
311 W Monroe St
354,017
C
500 W Monroe St
311,049
A
233 S Wacker Dr **
278,177
A
540 W Madison St *
250,553
A
111 N Canal St
147,319
C
111 N Canal St
130,947
C
233 S Wacker Dr *
125,553
A
111 N Canal St *
117,680
C
111 S Wacker Dr *
114,686
A
227 W Monroe St
97,716
The West Loop saw one building trade, two go under contract and another two, 200 South Wacker and 1 North Franklin, enter the market. The Harbor Group sold the 512,000 square foot 300 South Wacker to Beacon Capital Partners for $112.7 million or $220 per square foot which would equate to a capitalization rate of 6.3 percent. TIER REIT has agreed to sell 10 and 120 South Riverside to the Canadian firm, Ivanhoe Campbridge, for $410 million or $270 per square foot. If completed, this would be the largest sale price of the year.
SUBMARKET SNAPSHOTS
A Perhaps most importantly though, is the emergence of the West Loop as a new tech hub in the CBD. Due in part to space constraints * Indicates future available space in the River North submarket, tech firms such as Google, I Tech, and **Block of space will be vacated in the upcoming quarter Italicized addresses indicate new blocks this quarter PC Mall have moved to the West Loop. This recent rash of activity, including the ongoing conversion of 1000 West Fulton (1K Fulton), has expanded the western boundaries of the submarket and has brought in jobs and capital. Chicago can now boast of two established and quickly growing tech hubs in its CBD.
CENTRAL BUSINESS DISTRICT
WEST LOOP
The West Loop’s borders are defined as the Chicago River (North), I-94/I-90 (West), Wells Street (East), and Van Buren Street (South). WEST LOOP SUMMARY
A
B
C
Total
27,182,769
9,775,799
6,328,426
43,286,994
390,691
21,702
3,401
415,793
Direct Vacancy Rate
13.3%
11.0%
15.4%
13.1%
Total Vacancy Rate (Direct + Sublease)
16.4%
13.5%
16.6%
15.8%
Inventory (square feet) Year to Date Absorption (square feet)
Numbers in parantheses are negative
WEST LOOP SUBMARKET HISTORICAL DIRECT VACANCY 20% 18% 16% 14% 12% 10% 8%
11.5%
10.2%
11.8%
16.6%
15.8%
14.2%
13.9%
13.1%
0%
17.3%
2%
14.4%
4%
14.6%
6%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
7
7
SUBURBAN CHICAGO
SUBMARKET MAP
FEATURES THIRD QUARTER 2013 | CHICAGO MARKET OVERVIEW
8
Outlook continues to improve in Suburban market’s largest submarket With 38,000 square feet in net positive absorption, third quarter year-to-date absorption in the East-West submarket is the highest it has been since 2006. Yet weakness remains as Class B buildings, in a reversal of recent quarters, was the only class to experience net positive absorption. Because of this, the direct vacancy rate decreased less than ten basis points to 21.7 percent.
LARGEST BLOCKS OF DIRECT AVAILABILITY City
Size (sf)
Building Class
700 Oakmont Ln 4201 Winfield Rd *
Westmont
256,767
A
Warrenville
249,996
A
2400 Cabot Dr
Lisle
217,718
A
2655 Warrenville Rd *
Downers Grove
149,896
A
2441 Warrenville Rd *
Lisle
148,423
A
535 E Diehl Rd
Naperville
83,792
A
2000 S Finley Rd
Lombard
78,300
B
4343 Commerce Ct **
Lisle
74,804
A
3050 Highland Pky *
Downers Grove
74,319
A
2135 CityGate Ln
Naperville
70,537
A
* Indicates future available space **Block of space will be vacated in the upcoming quarter Italicized addresses indicate new blocks this quarter
Two buildings over 50,000 square feet traded during the third quarter while another was put on the market. A joint venture led by David Companies sold the 303,000 square foot Crossings portfolio at 1420 and 1520 Kensington Road in Oak Brook to Adventus Realty Trust. The $35.5 million, or $117 per square foot, sale price for the Class A portfolio was 78 percent more than when David Companies purchased it out of distress. TA Associates began marketing the 209,000 square foot building at 215 Shurman Boulevard at in Naperville during the third quarter.
SUBMARKET SNAPSHOTS
Multiple large tenants took occupancy throughout the East-West submarket, led by Molina Health moving into 41,000 square feet at 1520 Kensington Road in Oak Brook. Additionally, the East-West submarket has shown the ability to continue signing large users with Follett Corporation agreeing to consolidate 750 employees from multiple suburban locations into 160,000 square feet at 3 Westbrook Corporate Center in Westchester. The 11 year lease agreement by the educational materials distributor is the second largest of the year and will assure continued absorption in the CBD’s largest submarket.
Building Address
SUBURBAN CHICAGO
EAST-WEST
The East-West submarket encompasses Cook, DuPage, Kane, Kendall, and Will Counties, with major cities including Downers Grove, Lisle, Naperville, and Oak Brook.
EAST-WEST SUMMARY
A
B
C
Total
20,731,732
14,512,725
5,138,597
40,383,055
315,825
(56,775)
44,266
303,316
Direct Vacancy Rate
20.0%
23.4%
24.3%
21.8%
Total Vacancy Rate (Direct + Sublease)
24.0%
27.3%
24.5%
25.2%
Inventory (square feet) Year to Date Absorption (square feet)
Numbers in parantheses are negative
EAST-WEST SUBMARKET HISTORICAL DIRECT VACANCY 25% 20% 15%
19.3%
17.1%
17.2%
18.9%
21.5%
22.1%
21.6%
22.4%
21.8%
0%
20.1%
5%
22.6%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
9
Second smallest Suburban submarket repeats as most in-demand In what is shaping up to be its strongest year since 2007, the North submarket saw 94,000 square feet in net positive absorption. Led by Class C buildings, the direct vacancy rate fell nearly 40 basis points to 19.9 percent, the lowest vacancy rate of any Suburban submarket. While there has been some volatility in absorption rates of individual building classes, suggesting instability, overall absorption rates point to a continuing recovery.
LARGEST BLOCKS OF DIRECT AVAILABILITY City
Size (sf)
Building Class
600 N US Highway 45 *
Libertyville
1,121,186
A
1000 Milwaukee Ave *
Glenview
405,039
A
300 Tower Pky
Lincolnshire
175,545
A
1 Overlook Pt
Lincolnshire
111,327
A
2355 Waukegan Rd
Bannockburn
106,495
A
25 Tri State International
Lincolnshire
95,771
A
75 Tri State International
Lincolnshire
86,036
A
544 Lakeview Pky
Vernon Hills
84,237
B
3 Parkway Blvd N
Deerfield
79,101
A
2-4-6 Genesee St
Waukegan
75,996
C
* Indicates future available space
Posting strong absorption numbers, the North submarket is benefitting from growth from small users. Only two leases larger than 20,000 square feet were signed in the Suburbs’ second smallest submarket. American Imaging Management signed a 32,000 square foot deal at 540 Lake Cook Road in Deerfield, expanding their footprint in the building substantially. The North submarket is located within portions of Cook and Lake Counties, with major cities including Bannockburn, Deerfield, Evanston, Glenview, Highland Park, Lake Forest, Northbrook, and Vernon Hills.
NORTH SUMMARY Inventory (square feet)
A
B
C
Total
16,879,427
7,365,090
2,504,245
26,748,762
Year to Date Absorption (square feet)
30,544
83,673
98,174
212,391
Direct Vacancy Rate
21.5%
16.7%
18.8%
19.9%
Total Vacancy Rate (Direct + Sublease)
26.9%
18.4%
19.6%
23.9%
SUBMARKET SNAPSHOTS
Investment activity has been slow through 2013 with only three buildings greater than 50,000 square feet trading. That said, four buildings throughout the North submarket entered the market during the third quarter. The largest is the 190,000 square foot building at 75 North Fairway Drive in Vernon Hills owned by the Janko Group. The Class A building is fully leased to AbbVie and CareFusion.
Building Address
SUBURBAN CHICAGO
NORTH
NORTH SUBMARKET HISTORICAL DIRECT VACANCY 25% 20% 15%
16.5%
16.1%
12.5%
14.5%
17.5%
19.6%
20.6%
20.7%
19.9%
0%
17.6%
5%
17.5%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
10
Most distressed Suburban submarket continues to fight its way back Positive absorption returned to the Suburban Chicago’s most distressed submarket as the Northwest submarket posted 33,000 square feet in net positive absorption, dropping the direct vacancy rate 20 basis points to near the pre-recession level of 24.9 percent. Since the beginning of 2012, direct vacancy rates have dropped nearly 300 basis points from a post-recession peak of 27.7 percent.
LARGEST BLOCKS OF DIRECT AVAILABILITY City
Size (sf)
Building Class
2850 W Golf Rd 21440 Lake Cook Rd
Rolling Meadows
279,286
B
Deer Park
277,200
1421 W Shure Dr **
A
Arlington Heights
218,661
B
5550 Prairie Stone Pky *
Hoffman Estates
193,601
A
1701 Golf Rd
Rolling Meadows
183,506
A
1000 E Woodfield Rd *
Schaumburg
183,488
B
2895 Greenspoint Pky
Hoffman Estates
150,603
A
3890 Salem Lake Dr
Long Grove
150,000
B
3501 Algonquin Rd
Rolling Meadows
138,483
C
3333 Beverly Rd
Hoffman Estates
129,000
A
*Block of space is for future occupancy **Block of space wil be vacated in the upcoming quarter Italicized addresses indicate space is new on the market
Investment activity picked up markedly during the third quarter as signs of life begin to emerge in the struggling Northwest submarket. Three assets traded, the largest being the sale of 1750 and 1900 East Golf Road to Sovereign Partners for $40 million. Pearlmark Real Estate, the seller, attempted to sell the portfolio with an additional building at 1700 East Golf Road (2 Century Centre) but split the requirement when they found a separate buyer for the latter property. Boxer Property purchased the 212,000 square foot 2 Century Centre for $20 million.
SUBMARKET SNAPSHOTS
Large lease transactions greater than 20,000 square feet were virtually nonexistent during the third quarter. SAC Wireless, a telecommunications company, agreed to sublease 32,000 square feet of APP Pharmaceuticals’ third floor sublease space at 1501 East Woodfield Road in Schaumburg.
Building Address
SUBURBAN CHICAGO
NORTHWEST
The Northwest submarket is located within the portions of Cook, Kane, Lake, and McHenry Counties, with major cities including Arlington Heights, Itasca, Rolling Meadows, and Schaumburg.
NORTHWEST SUMMARY
A
B
C
Total
18,505,818
9,612,050
2,544,100
30,661,968
(10,321)
194,155
20,733
204,566
Direct Vacancy Rate
21.2%
31.2%
28.9%
25.0%
Total Vacancy Rate (Direct + Sublease)
24.0%
31.9%
30.1%
27.0%
Inventory (square feet) Year to Date Absorption (square feet)
Numbers in parantheses are negative
NORTHWEST SUBMARKET HISTORICAL DIRECT VACANCY 30% 25% 20% 15%
16.5%
18.1%
18.8%
21.3%
22.7%
24.4%
27.7%
25.8%
25.0%
0%
15.2%
5%
18.8%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
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Meaningful absorption rates hard to come by The Suburban markets smallest submarket struggled posting meaningful gains in absorption, recording just 7,000 square feet in net positive absorption during the third quarter. This is the third straight quarter of positive absorption totaling less than 10,000 square feet which is effectively negative.
LARGEST BLOCKS OF DIRECT AVAILABILITY City
Size (sf)
Building Class
5450 N Cumberland Ave 2350-2360 E Devon Ave
Chicago
143,525
B
Des Plaines
142,596
B
8420 W Bryn Mawr Ave **
Chicago
104,164
A
4242 N Harlem Ave
Norridge
93,155
B
5100 River Rd *
Schiller Park
74,988
A
1350 E Touhy Ave
Des Plaines
71,367
B
10255 W Higgins Rd
Rosemont
69,695
A
9500 W Bryn Mawr Ave
Rosemont
60,680
A
999 E Touhy Ave
Des Plaines
59,710
B
2400 E Devon Ave
Des Plaines
51,053
B
* Indicates future available space **Block of space will be vacated in the upcoming quarter
After consecutive quarters of decreasing average direct asking rents in Class A buildings, absorption numbers seem to have responded with positive net absorption of 36,000 square feet in that building segment. Class B landlords decreased average direct asking rents nearly 10 percent on a year-over-year basis but saw occupancy levels drop 39,000 square feet. Investment activity greater than 50,000 square feet remained nonexistent in the O’Hare submarket; only a handful of buildings have traded in the past three years. With very few buildings on the market, this trend looks to continue for the near term as the submarket struggles to sustain a meaningful recovery.
SUBMARKET SNAPSHOTS
The outlook improved as Power Construction signed a 45,000 square foot lease at 8750 West Bryn Mawr Avenue in Chicago. Leaving Schaumburg, they will occupy the fifth and sixth floor of the 316,000 square foot building in January of 2014. Yet no other large deals in excess of 20,000 square feet were signed during the third quarter in what is shaping up to be a slow 2013 for the O’Hare submarket.
Building Address
SUBURBAN CHICAGO
O’HARE
The O’Hare submarket is located in northwestern Cook County surrounding O’Hare International Airport, with major cities including northwestern Chicago, Elk Grove Village, and Rosemont. O'HARE SUMMARY Inventory (square feet)
A
B
C
Total
7,882,422
4,339,260
2,487,882
14,709,564
Year to Date Absorption (square feet)
36,088
(6,032)
(14,519)
15,536
Direct Vacancy Rate
17.9%
30.5%
36.6%
24.8%
Total Vacancy Rate (Direct + Sublease)
19.8%
31.1%
36.6%
26.0%
Numbers in parantheses are negative
O’HARE SUBMARKET HISTORICAL DIRECT VACANCY 30% 25% 20% 15%
20.8%
18.2%
19.0%
21.4%
27.3%
26.1%
26.0%
24.9%
24.8%
0%
19.4%
5%
20.0%
10%
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
YTD 2013
THIRD QUARTER 2013 | CHICAGO SUBMARKET SNAPSHOTS
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MB REAL ESTATE
ABOUT MB REAL ESTATE
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MARK A. BUTH Executive Vice President & Managing Director of Leasing Services
ANDREW J. DAVIDSON Executive Vice President & Managing Director of Corporate Services & Tenant Advisory
GARY A. DENENBERG Executive Vice President & Managing Director of Leasing Services
DAVID R. GRAFF Senior Vice President of Project Services
COMPANY LEADERSHIP PETER E. RICKER Chairman & CEO
JOHN T. MURPHY President
MAUREEN G. GROVE Vice President & Managing Director of Accounting Services
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