F I R S T Q U A R T E R
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2 011 CHICAGO SUBMARKET SNAPSHOTS
TABLE OF CONTENTS SECTION ONE
CHICAGO CENTRAL BUSINESS DISTRICT CBD SUBMARKET SNAPSHOTS 01 Central Business District Map 02 Central Loop 03 East Loop 04 North Michigan Avenue 05 River North 06 South Loop 07 West Loop
SECTION TWO
SUBURBAN CHICAGO
08 09 10 11 12
SUBURBAN SUBMARKET SNAPSHOTS Suburban Map East-West North Northwest O’Hare
SE CT ION T H RE E
ABOUT MB REAL ESTATE 13 Company Overview
T h e C h ic a g o M a r ke t O v e r v i e w i s p ubl i s h e d q u a r t e r l y by M B R e a l E s ta te. To o b t a in ad d i ti o n a l co pi e s o r fo r fur the r in f or ma ti o n , p l e a s e c o nta c t:
KRYS TA BAV LS IK Manager of Research and Analytics or JAC K G AV IN Research Coordinator 1 8 1 We st M a d i s o n S tre e t, S ui te 4 7 0 0 Ch ic a go, I l l i no i s 6 0 6 0 2 (312) 726-1700 w w w. m b r e s . c o m
CENTRAL BUSINESS DISTRICT
CENTRAL BUSINESS DISTRICT MAP
SUBMARKET SNAPSHOTS FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
1
Tenants continue their flight from Class B and C properties
The direct vacancy rate in the Central Loop rose 0.3 percent due to negative absorption in Class B and C buildings. However, Class A properties experienced an increase in demand as this segment’s direct vacancy rate dropped below 10 percent for the first time in two years. Two lease transactions signed at One North Dearborn will result in almost 70,000 square feet of positive absorption during the third quarter. Thomson Reuters will relocate their healthcare unit from Evanston into almost 41,000 square feet on the building’s 14th floor. Pierce & Associates signed a long-term extension on nearly 50,000 square feet and will expand by an additional 28,000 square feet.
LARGEST BLOCKS Building Address
Size (sf)
Building Class
120 S LaSalle St
139,348
B
111 W Jackson Blvd
102,943
C
1 N Dearborn St
97,261
B
79 W Monroe St
92,921
C
231 S LaSalle St
91,962
B
111 W Jackson Blvd
83,612
C
11 S LaSalle St
82,971
C
135 S LaSalle St
75,524
B
33 W Monroe St
72,385
B
200 N LaSalle St
71,728
B
The Central Loop, which is largely occupied by financial organizations and law firms, will continue to see a gradual decline in office occupancy in the near-term. Law firms continue to cut their space requirements as they opt for more efficient workspaces and job growth in the financial services sector has been insufficient to counter employment losses experienced over the last two years. However, constrained supply and its desirable location will keep the Central Loop’s vacancy rate below most of the CBD’s submarkets.
SUBMARKET SNAPSHOTS
Prospective tenants evaluating the Central Loop have numerous options Italicized addresses indicate new blocks this quarter in Class B and C properties. The 10 largest blocks of direct, contiguous space are located in these segments. Additionally, there are three blocks of 50,000 square feet or greater available for sublease in Class B buildings. The glut of large Class B and C blocks will continue to put downward pressure on rental rates at these properties.
CENTRAL BUSINESS DISTRICT
CENTRAL LOOP
The Central Loop’s boundaries are defined by the Chicago River (North), Wells Street (West), State Street (East), and Van Buren Street (South). CENTRAL LOOP SUMMARY
A
B
C
Total
13,543,603
13,954,090
8,606,709
36,104,402
100,710
(43,301)
(119,986)
(62,577)
Direct Vacancy Rate
9.5%
17.3%
15.2%
13.9%
Total Vacancy Rate (Direct + Sublease)
12.4%
21.0%
16.7%
16.8%
Inventory (square feet) Year to Date Absorption (square feet)
Numbers in parentheses are negative
CENTRAL LOOP SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
2
Slew of new deals helps ailing submarket
After experiencing positive absorption at the end of 2010, the East Loop witnessed its direct vacancy rate increase by 0.6 percent. The reversal in the submarket’s recovery was largely due to lease expirations at 200 East Randolph. Currently, 20.8 percent of office space in the East Loop is vacant: the largest percentage of the CBD’s submarkets. Despite a negative quarter, the East Loop was home to the largest lease transaction in the CBD. Groupon expanded by 150,074 square feet by signing a short-term lease at 303 East Wacker. Evraz North America leased 34,000 square feet at 200 East Randolph as it relocates its headquarters from Portland, OR. Additionally, Robert Morris College will expand by 34,000 square feet at 401 South State.
LARGEST BLOCKS Building Address
Size (sf)
Building Class
200 E Randolph St
415,075
A
303 E Wacker Dr *
241,206
B
111 E Wacker Dr *
202,086
B
55-65 E Monroe St
189,194
B
130 E Randolph St *
185,042
B
333 S Wabash Ave *
163,800
B
300 E Randolph St
142,123
A
1 S State St
121,149
C
205 | 225 N Michigan Ave
120,446
B
401 S State St
110,898
C
The East Loop has 10 blocks of contiguous, direct space greater than 100,000 square feet available, including the largest contiguous space in the CBD: a 415,000 square foot block at 200 East Randolph. The building also has a 296,000 square foot sublease block that will become direct space in January 2012 when Kirkland & Ellis’ lease expires. Considering large block availability across the CBD and speculation regarding a new office development, it remains likely that the East Loop will continue to have the highest vacancy rate of the CBD’s submarkets.
SUBMARKET SNAPSHOTS
On the other hand, several tenants decided to reduce their footprint in the * Indicates future available space submarket. GolinHarris will vacate 66,000 square feet when it joins fellow Interpublic Group firm Weber Shandwick at 875 North Michigan. Crain Communications will cut its space requirement by more than 22,000 square feet when it vacates its long-time headquarters at 360 North Michigan and relocates to 150 South Michigan.
CENTRAL BUSINESS DISTRICT
EAST LOOP
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
A
B
C
Total
Inventory (square feet)
3,988,544
10,195,934
8,514,582
22,699,060
Year to Date Absorption (square feet)
(126,476)
48,748
(32,949)
(110,677)
Direct Vacancy Rate
28.3%
23.5%
13.9%
20.8%
Total Vacancy Rate (Direct + Sublease)
38.7%
26.2%
14.3%
23.9%
Numbers in parentheses are negative
EAST LOOP SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
3
Vacancy reaches record high but Hancock signs large tenant
All building classes in the submarket experienced negative absorption in the first quarter. At 18.6 percent, North Michigan Avenue direct vacancy rate has reached its highest level in MB Real Estate’s tracked history.
LARGEST BLOCKS Building Address
Size (sf)
330 N Wabash Ave
Nevertheless, the submarket was home to one of the largest deals signed in the CBD. Interpublic Group’s GolinHarris and Weber Shandwick will move into roughly 140,000 square feet at the John Hancock Center (875 North Michigan). The transaction will result in 60,000 square feet of net positive absorption for the submarket when GolinHarris vacates the East Loop in 2012. Weber Shandwick, who currently resides at 676 North St. Clair, will have a minimal effect on the submarket’s vacancy rate.
330 N Wabash Ave **
Building Class
371,945
B
97,932
B
455 N Cityfront Plaza Dr
90,207
A
740 N Rush St
73,294
C
875 N Michigan Ave
66,387
A
980 N Michigan Ave
62,384
A
875 N Michigan Ave
60,610
A
401 N Michigan Ave
51,870
B
CENTRAL BUSINESS DISTRICT
NORTH MICHIGAN AVENUE
** Indicates space available during the upcoming quarter
Without significant job growth, demand will continue to falter. Vacancy rates are expected to remain high and continue to push the record levels reached this quarter. 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
A
B
C
Total
3,952,669
4,613,434
4,462,169
13,028,272
(28,869)
(6,369)
(13,706)
(48,944)
Direct Vacancy Rate
19.6%
23.0%
13.1%
18.6%
Total Vacancy Rate (Direct + Sublease)
22.7%
26.1%
14.5%
21.1%
Inventory (square feet) Year to Date Absorption (square feet)
SUBMARKET SNAPSHOTS
Despite being the second-smallest in the CBD, the North Michigan Avenue submarket contains eight blocks of direct, contiguous space over 50,000 square feet including the 37th through 47th floors at 330 North Wabash, totaling 372,000 square feet. PricewaterhouseCoopers added to the stock of large blocks in the first quarter by placing 68,000 square feet of sublease space at the John Hancock Center on the market. This space was formerly leased by Diamond Consulting, a firm that PricewaterhouseCoopers recently acquired.
Numbers in parentheses are negative
NORTH MICHIGAN AVENUE SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
4
Leasing activity subsides; Groupon HQ under contract
Demand for space in River North increased again as the direct vacancy rate fell to 13.4 percent. The submarket has been the fastest to recover from the recession and currently boasts the lowest vacancy rate in the CBD. The submarket was home to only one deal larger than 20,000 square feet during the first quarter. Law firm Rakoczy, Molino, Mazzochi & Siwik renewed its lease and expanded to take a total of 24,000 square feet at 6 West Hubbard. Groupon moved into the 57,000 square feet it leased during the fourth quarter at 600 West Chicago. Its expansion was muted by a 61,000 square foot block that became available at 321 North Clark in which Howrey LLP vacated after the firm dissolved in March.
LARGEST BLOCKS Building Address
Size (sf)
Building Class
111 W Illinois St
141,503
A
350 W Mart Ctr
126,535
B
353 N Clark St
83,055
A
353 N Clark St
62,390
A
321 N Clark St
61,431
A
222 Merchandise Mart Plz
50,000
B
Italicized addresses indicate new blocks this quarter
Once sustainable job growth spreads among all sectors, MB Real Estate expects continual increases in occupancy. The ability to attract some of Chicago’s fastest-growing tenants due to its new, attractive inventory has elevated the submarket to a more favorable position than its peers. The borders of the River North submarket are defined as Division Street (North), Racine Avenue (West), State Street (East), and 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. A
B
C
Total
4,010,706
3,518,971
5,813,202
13,342,879
(46,845)
67,225
(5,681)
14,698
Direct Vacancy Rate
16.6%
8.9%
13.9%
13.4%
Total Vacancy Rate (Direct + Sublease)
20.1%
15.3%
16.0%
17.0%
Inventory (square feet) Year to Date Absorption (square feet)
SUBMARKET SNAPSHOTS
600 West Chicago is under contract to CommonWealth REIT for $390 million, or $249 per square foot. The sellers, a joint venture of David Werner, Jacob Gerstein & Victor Gerstein, paid just $290 million for the building at the height of the real estate bubble in 2007 when the building was 78 percent leased. Today, the building is more than 98 percent leased and has benefitted by attracting rapidly growing technology firms such as Groupon.
RIVER NORTH SUMMARY
CENTRAL BUSINESS DISTRICT
RIVER NORTH
Numbers in parentheses are negative
RIVER NORTH SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
5
Vacancy rate near record levels as firms shed unneeded space
The CBD’s smallest submarket experienced another quarter of negative absorption. Vacancy rates are just shy of the record levels reached at the end of 2003 and are significantly elevated since the end of 2009.
LARGEST BLOCKS Building Address
Size (sf)
Building Class
619 S LaSalle St
78,000
C
One Financial Place comprises nearly half of the total amount of office space in the South Loop and is the submarket’s only Class A building. Given such a small submarket, changes in occupancy within this building have the potential to drastically affect the performance of the submarket. The submarket’s vacancy rate is expected to continue its climb until the building secures new tenants or induces existing tenants to expand in the building.
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.
SOUTH LOOP SUMMARY
A
C
Total
1,019,325
1,310,113
2,329,438
(38,654)
(15,377)
(54,031)
Direct Vacancy Rate
13.2%
25.7%
20.2%
Total Vacancy Rate (Direct + Sublease)
13.2%
25.8%
20.3%
Inventory (square feet) Year to Date Absorption (square feet)
SUBMARKET SNAPSHOTS
Goldman Sachs has begun to give back space at One Financial Place as part of its consolidation. Midwest Generation also vacated a full floor, adding to the vacancy of the building and submarket. As Goldman continues to reduce its space in the building from eight floors to four, it is possible that a record high vacancy rate could be reached in 2011.
CENTRAL BUSINESS DISTRICT
SOUTH LOOP
Numbers in parentheses are negative
SOUTH LOOP SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
6
The CBD’s largest submarket outperforms the rest of the market
The West Loop, driven by several large leases in Class A buildings, was once again the top-performing submarket in the CBD. Each building class experienced positive absorption during the first quarter suggesting that the submarket is in recovery mode.
Size (sf)
Building Class
500 W Monroe St
369,207
A
233 S Wacker Dr
314,833
A
540 W Madison St
161,028
A
400 S Jefferson St
157,694
C
10 S Wacker Dr
156,134
A
30 S Wacker Dr
114,192
A
200 S Wacker Dr
112,929
A
500 W Monroe St *
106,475
A
101 N Wacker Dr
101,917
B
500 W Madison St
92,924
A
* Indicates future available space
After an active 2010, investment activity quieted down as no buildings were purchased or placed under contract. However, 200 South Wacker and 200 West Jackson are now actively being marketed for sale. It is expected that more owners will test the market throughout the year. 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
26,815,769
9,717,097
6,532,363
43,065,229
151,534
41,180
44,544
237,258
Direct Vacancy Rate
15.4%
13.2%
17.8%
15.3%
Total Vacancy Rate (Direct + Sublease)
17.9%
15.1%
18.3%
17.3%
Inventory (square feet) Year to Date Absorption (square feet)
SUBMARKET SNAPSHOTS
Large lease transactions resulting in increased demand include PNC Bank’s renewal and expansion at 1 North Franklin. The bank will increase its occupancy from 80,000 to 116,000 square feet over the next two years as the building will be renamed PNC Centre. University HealthSystem Consortium signed a 12-year lease at 155 North Wacker and will occupy 77,000 square feet next quarter as it vacates its former building in suburban Oak Brook. Humana Health Insurance of Chicago leased 28,000 square feet and expanded onto an additional floor at 550 West Adams. Tressler LLP renewed and expanded its requirement by 10 percent to 83,000 square feet at Willis Tower.
LARGEST BLOCKS Building Address
CENTRAL BUSINESS DISTRICT
WEST LOOP
Numbers in parentheses are negative
WEST LOOP SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
7
SUBURBAN CHICAGO
SUBURBAN MAP
SUBMARKET SNAPSHOTS FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
8
Demand recedes; Downers Grove trophies change hands
After posting positive net absorption the last two quarters, Suburban Chicago’s largest submarket experienced slightly negative demand across all building classes. Its direct vacancy rate for Class A properties is the highest of the four suburban submarkets.
LARGEST BLOCKS Building Address
City
Size (sf)
Building Class
1200 Warrenville Rd 700 Oakmont Ln
Naperville
329,770
B
Westmont
256,767
2400 Cabot Dr *
A
Lisle
211,596
B
Investment sales activity was highlighted by two separate transactions occurring in the same complex. Wells REIT II bought Lincoln Property Company’s minority stake in Highland Landmark III (3010 Highland Parkway) in Downers Grove for an estimated $236 per square foot. Next door, Cornerstone RE Advisors purchased the three-year-old, 251,000 square foot Highland Parkway V (3005 Highland Parkway) from Opus Development Corporation. This sale of the 100 percent-leased property exemplifies investors’ appetite for core, well-leased assets in major markets.
SUBMARKET SNAPSHOTS
28100 Torch Pky Warrenville 203,842 B Leasing activity was highlighted by several large deals. 1415 W Diehl Rd Naperville 168,000 A Armour-Eckrich Meats signed a long-term direct lease 4101 Winfield Rd Warrenville 167,216 A at Central Park of Lisle I at 4225 Naperville Road for 1011 Warrenville Rd Lisle 141,567 A 71,000 square feet. Consolidating its operations into the 1333 Butterfield Rd Downers Grove 111,493 A two-building complex, the company previously subleased 800 Jorie Blvd Oak Brook 88,886 B 49,696 square feet at Central Park I and directly leased 18W140 Butterfield Rd * Oakbrook Terrace 77,823 A 13,000 square feet at Central Park II. RSA Medical leased 51,000 square feet at 2135 CityGate Lane in * Indicates future available space Naperville and will become the largest tenant in the building when it takes occupancy this spring. Other notable deals include A.M. Castle & Co.’s 39,000 square foot lease at 1420 Kensington Road in Oak Brook and Principal Life Insurance’s 27,000 square foot lease at 2025 Highland Parkway in Downers Grove.
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
20,624,276
14,533,430
4,916,969
40,074,674
(43,817)
(65,434)
(1,999)
(111,250)
Direct Vacancy Rate
21.2%
23.5%
23.8%
22.3%
Total Vacancy Rate (Direct + Sublease)
24.8%
27.5%
23.9%
25.6%
Inventory (square feet) Year to Date Absorption (square feet)
Numbers in parentheses are negative
EAST-WEST SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
9
The suburb’s most occupied submarket sets record high in vacancy
The North submarket has historically been the bestperforming and most-desired submarket in Suburban Chicago. However, vacancies reached record highs as the submarket experienced yet another quarter of negative demand. The direct vacancy rate is close to surpassing the 20 percent mark for the first time since MB Real Estate began tracking the submarket.
LARGEST BLOCKS Building Address
City
1200 Lakeside Dr *
Bannockburn
257,190
A
555 Aptakisic Rd
Lincolnshire
160,000
A
1 Overlook Pt
Lincolnshire
148,686
B
544 Lakeview Pky
Vernon Hills
144,999
B
4 Corporate Dr *
Long Grove
133,421
A
Size (sf)
Building Class
Adding to the submarket’s oversupply are two large blocks of sublease space that are set to become direct, vacant space this year. RR Donnelley’s 63,328 square foot sublease at 1200 Lakeside Drive in Bannockburn will expire in August, while Washington Mutual’s 150,258 square foot sublease at 75 North Fairway Drive in Vernon Hills will expire in December. As occupancies have fallen to historical lows, landlords have lowered their rental rates to attract new tenants. Once significant job growth resumes, companies will be better suited to make real estate decisions. Until then, MB Real Estate expects stagnant demand.
SUBMARKET SNAPSHOTS
The submarket’s outlook for the rest of 2011 is uncertain. 75 Tri State International * Lincolnshire 104,580 A Omron Healthcare signed a new, long-term lease for 25 Tri State International Lincolnshire 103,742 A 23,404 square feet at 1925 West Field Court in Lake 1 Corporate Dr Long Grove 84,261 A 78,000 C 850-860 Technology Way Libertyville Forest. However, the transaction will result in net negative 2-4-6 Genesee St Waukegan 75,996 A absorption for the submarket as the company will vacate 42,000 square feet at 1200 Lakeside Drive in nearby * Indicates future available space Bannockburn. Coyote Logistics will vacate its office at 191 East Deerpath in Lake Forest later this year when it relocates to the Green Exchange building in Chicago. To balance that, two pharmaceutical companies – Astellas Pharma US and BioSante Pharmaceuticals – are expanding in the submarket.
SUBURBAN CHICAGO
NORTH
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
A
B
C
Total
16,871,546
7,443,059
2,586,800
26,901,404
(25,474)
(17,378)
11,468
(31,385)
Direct Vacancy Rate
19.1%
21.0%
19.9%
19.7%
Total Vacancy Rate (Direct + Sublease)
24.9%
22.2%
20.6%
23.7%
Inventory (square feet) Year to Date Absorption (square feet)
Numbers in parentheses are negative
NORTH SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
10
Occupancy losses continue as glut of large blocks remain
The Northwest was the worst-performing submarket in Suburban Chicago as the direct vacancy climbed nearly an entire percentage point since the end of last year. Once again, the direct vacancy rate has risen to its highest level in MB Real Estate’s tracked history.
City
Size (sf)
Building Class
51 W Higgins Rd * 1600 McConnor Pky *
South Barrington
504,000
A
Schaumburg
300,686
A
1701 Golf Rd
Rolling Meadows
281,651
A
21440 Lake Cook Rd
Deer Park
277,200
A
3501 Algonquin Rd
Rolling Meadows
208,900
C
1299 Algonquin Rd
Schaumburg
195,393
C
150 NW Point Blvd
Elk Grove Village
176,844
A
425 N Martingale Rd
Schaumburg
155,559
A
1 Salem Lake Dr
Long Grove
150,000
B
3333 Beverly Rd **
Hoffman Estates
129,000
A
* Indicates future available space ** indicates space available during the upcoming quarter Italicized addresses indicate new blocks this quarter
Adding to the submarket’s weakness is the glut of large blocks. The Northwest has 16 contiguous blocks of at least 100,000 square feet available for direct lease; more than any other submarket in Suburban Chicago. The 504,000 square foot, former Allstate Insurance campus at 51 West Higgins Road is the largest block available for lease in the Chicago MSA. With numerous options available, large tenants evaluating the Northwest submarket will continue to have the upper hand in lease negotiations for quite some time. 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
18,527,474
9,799,410
2,297,670
30,624,553
(112,921)
(138,315)
(30,636)
(281,872)
Direct Vacancy Rate
20.6%
33.0%
29.9%
25.3%
Total Vacancy Rate (Direct + Sublease)
23.7%
34.9%
31.4%
27.9%
Inventory (square feet) Year to Date Absorption (square feet)
SUBMARKET SNAPSHOTS
Distress was evident this quarter through a number of building transactions. The two-building, 712,000 square foot Woodfield Corporate center was foreclosed on, while the three-building, 168,000 square foot Parkway Corporate Center was acquired by Normura Credit & Capital in a deed in-lieu-of foreclosure transaction. Another distressed, but conventional, transaction occurred when Marc Realty purchased 5105 Tollview Drive in Rolling Meadows for $26 per square foot.
LARGEST BLOCKS Building Address
SUBURBAN CHICAGO
NORTHWEST
Numbers in parentheses are negative
NORTHWEST SUBMARKET HISTORICAL DIRECT VACANCY
FIRST QUARTER 2011 | CHICAGO SUBMARKET SNAPSHOTS
11
Vacancy rate improved since 2009, but still highest in Suburban Chicago
After three quarters of positive absorption, the O’Hare submarket witnessed negative demand. The quantity of vacant space grew as O’Hare continues to have the highest vacancy rate in Suburban Chicago. The direct vacancy rates for Class B and C properties are over 30 percent.
City
Size (sf)
Building Class B
2350-2360 E Devon Ave
Des Plaines
142,596
8700 W Bryn Mawr Ave *
Chicago
120,315
A
9700 W Higgins Rd
Rosemont
115,673
A
9525 W Bryn Mawr Ave
Rosemont
113,868
A
8700 W Bryn Mawr Ave
Chicago
97,801
A
4242 N Harlem Ave
Norridge
93,155
B
9801 W Higgins Rd
Rosemont
80,868
B A
9500 W Bryn Mawr Ave *
Rosemont
72,149
9500 W Bryn Mawr Ave *
Rosemont
56,554
A
6400 Shafer Ct
Rosemont
56,219
B
* Indicates future available space Italicized addresses indicate new blocks this quarter
Investment activity included two Class A building transactions indicative of O’Hare’s current distress. The 302,000 square foot, 58 percent-leased building at 8550 West Bryn Mawr Avenue was foreclosed on by Wells Fargo bank, while the 277,000 square foot, 48 percent-leased building at 9700 West Higgins Road sold in a sheriff’s sale for $76 per square foot. With vacancy as high or higher in other properties, it is expected that more foreclosures and other unconventional trades will take place. Tenants with large space requirements have considerable options with 12 direct blocks and one sublease block of space greater than 50,000 square feet available. Given the amount of options, tenants will continue to have the upper hand in lease negotiations until job growth accelerates and excess vacant space is absorbed.
SUBMARKET SNAPSHOTS
Leasing activity was tepid and the two largest transactions will not result in net absorption. Rexam Beverage Can Company renewed their lease of 31,654 square feet at 8770 West Bryn Mawr Avenue in Chicago, while TransNational signed a sublease for 27,976 square feet at 9600 West Bryn Mawr Avenue in Rosemont.
LARGEST BLOCKS Building Address
SUBURBAN CHICAGO
O’HARE
The O’Hare submarket is located in northwestern Cook County, with major cities including northwestern Chicago, Elk Grove Village, and Rosemont. O'HARE SUMMARY Inventory (square feet)
A
B
C
Total
7,823,143
4,350,742
2,550,312
14,724,197
Year to Date Absorption (square feet)
2,752
(43,244)
(20,962)
(61,454)
Direct Vacancy Rate
20.4%
31.8%
36.1%
26.5%
Total Vacancy Rate (Direct + Sublease)
22.4%
36.8%
36.3%
29.0%
* Numbers in parentheses are negative
O’HARE SUBMARKET HISTORICAL DIRECT VACANCY
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Our mission is to provide clients and investors with extraordinary real estate value and unlimited support
M B R E A L E S TAT E
ABOUT MB REAL ESTATE
At MB Real Estate, our corporate mission is to maximize the value of our clients’ real estate by creating timely and innovative solutions that meet their unique needs and objectives. We offer the highest level of real estate support with our team of committed, resultsdriven experts in asset and facilities management, leasing, tenant representation, development, project management, and investment services. Supported by dedicated accounting, marketing, human resources, and information technology teams, our unique full-service firm is an industry leader in local and national corporate real estate.
MB REAL ESTATE HEADQUARTERS
DEPARTMENT LEADERSHIP
181 West Madison, Suite 4700 Chicago, Illinois 60602 phone: 312.726.1700 fax: 312.807.3853
MARK A. BUTH
EAST COAST REGIONAL HEADQUARTERS
GARY A. DENENBERG
335 Madison Avenue, 14th Floor New York, New York 10017 phone: 212.350.2300 fax: 212.350.2301
Senior Vice President & Managing Director of Leasing Services
ANDREW J. DAVIDSON Executive Vice President & Managing Director of Corporate Services & Tenant Advisory
Executive Vice President & Managing Director of Leasing Services
DAVID R. GRAFF Senior Vice President of Project Services
MAUREEN G. GROVE Vice President & Managing Director of Accounting Services
COMPANY LEADERSHIP PETER E. RICKER Chairman & CEO
JOHN T. MURPHY
DANIEL J. NIKITAS Executive Vice President of Corporate Services & Tenant Advisory Services
KEVIN M. PURCELL Executive Vice President & Managing Director of Asset Management
President
EVE WEST Chief Administrative Officer & Managing Director, Support Services
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