SECOND Q U A R T E R
2 012
CHICAGO MARKET OVERVIEW
SECOND QUARTER
2 012 CHICAGO MARKET OVERVIEW
TABLE OF CONTENTS SE CT ION ONE
CHICAGO ECONOMY 01 Economic Analysis SE CT ION T WO
CHICAGO CENTRAL BUSINESS DISTRICT 02 Chicago CBD Executive Summary SUPPLY
03 New Development 04 Sublease Space 05 Large Blocks of Direct Availability DEMAND
06 Vacancy Rates 07 Large Deals 08 Absorption FEATURES
09 10 11 12 13
Lease Comparables Investment Sales Forecast Submarket Map Market Statistics
SE CT ION T H RE E
SUBURBAN CHICAGO 14 Suburban Chicago Executive Summary 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:
SUPPLY
15 New Developments 16 Sublease Space 17 Large Blocks of Direct Availability DEMAND
JAC K GAV IN Senior 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
18 Vacancy Rates 19 Large Deals 20 Absorption FEATURES
21 22 23 24 25
Gross Asking Rents Investment Sales Forecast Submarket Map Market Statistics
SE CT ION FOUR
ADDITIONAL INFORMATION 26 Glossary 27 About MB Real Estate
CHICAGO ECONOMY ECONOMIC ANALYSIS The local economy continues to show signs of improvement. Both the Chicago MSA’s and City of Chicago’s unemployment rate have dropped over the last year. While a definite improvement, both figures are above the national unemployment rate, indicative of a gap in hiring compared to the rest of the country. Despite this, the local hiring outlook continues to slowly improve. In a survey conducted by Manpower in June, a net figure of 19 percent of Chicagoland employers plan to increase their workforce during the third quarter. This is compared to 15 percent on a national level and nearly double the local sentiment from last quarter. Job prospects were found to be favorable in office-using industries such as information, financial activities, and professional & business services. However, the survey considers the mid20s percentile to be indicative of a healthy job market, suggesting that job creation is still sluggish.
C H I C A G O E C O N O M I C A N A LY S I S
SECTION ONE
As Chicago’s hiring outlook slowly improves, both risks and new opportunities can shape the economic recovery Despite a sustained decline in its unemployment rate, Chicago’s economy continues to be “at risk” according to Moody’s Economy.com. Chicago benefits from being the major business, distribution, and financial hub of the Midwest. It also has a large talent pool, strong educational institutions, and relatively high per capita income. However, Economy.com cites that the city suffers from high taxes, infrastructure in need of repair, below-average population growth, and poor local fiscal health. These concerns have prompted companies to consider relocating their operations. In response, state and local governments have offered lucrative incentive packages to retain such companies. However, recent events and announcements may lead to Chicago overcoming the aforementioned economic risks. Chicago successfully hosted this year’s NATO Summit, and several foreign leaders expressed interest in increasing business operations in Chicago. For example, the German foreign minister believes more German companies will consider moving North American headquarters to the city. More companies are announcing plans to create jobs downtown. DeVry opened a new downtown office of 200 employees and plans to hire an additional 400 employees over the next nine years. Google is expected to lease 500,000 square feet at the Merchandise Mart. Coinciding with the recent opening of the “1871” tech incubator, Mayor Rahm Emanuel is attempting to establish Chicago as a “start-up city.” Considering these factors, the outlook for the Chicago economy continues to be mixed. Total employment in the Chicago MSA fell 7.4 percent peak-to-trough and has only rebounded 2.1 percent since its low point in December 2009. Compared to the 2001 recession, total employment fell much further and has been noticeably slower to recover. If jobs continue to be created at their current pace, the Chicago office market is expected to experience a slow, drawn-out recovery. MB Real Estate’s baseline forecast expects intermittent quarters of positive and negative absorption, resulting in a slight decline in vacancy over the next two years. Sources: MBRE Research, BLS, Chicago Sun-Times, Crain’s Chicago Business, World Business Chicago, Moody’s Economy.com
CHICAGO EMPLOYMENT WELL BELOW PEAK AND RECOVERING SLOWLY
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
1
CENTRAL BUSINESS DISTRICT EXECUTIVE SUMMARY After occupancy fell by 276,000 square feet in the first quarter, the CBD experienced an occupancy increase of 105,000 square feet in the second quarter. Key Indicators: • Direct vacancy decreased slightly, by 10 basis points, to 15.7 percent. Positive absorption in Class A and B buildings was muted by occupancy losses in Class C buildings.
CENTRAL BUSINESS DISTRICT
SECTION TWO
• Despite no pre-leasing, Hines announced plans to break ground on a 45-story, 900,000 square feet tower at 444 West Lake. The tower is slated for completion in mid-2016. • The three largest leases on a square footage basis were renewals and did not generate substantial new occupancy. Tribeca Flashpoint Media Arts extended and expanded by 19,000 square feet for a total of 104,000 square feet at 111 West Washington. The U.S. Securities and Exchange Commission renewed 103,000 square feet. And Perkins Coie renewed and expanded by 14,000 square feet for a total of 101,000 square feet at 131 South Dearborn. • Sublease availability edged up once again and is now over 3.2 million square feet, largely due to United Airlines marketing a 240,000 square foot block at 77 West Wacker. However, total sublease availability is still 10 percent below its historical average. • The Central Loop, River North, and West Loop continue to be the best performing submarkets, with each experiencing positive absorption. Direct vacancy jumped by 3.7 percent in the South Loop. • Underutilized space remains the biggest concern to the outlook of the market. Other risks include: fear of another recession and residual effects of the Eurozone crisis; shrinking space requirement per employee; reduced storage and server space needs; increased use of telecommunication; and increased corporate tax rates in Illinois. • Potential upsides to the outlook include: businesses relocating to the CBD; rapidly expanding tech firms; no new supply expected until at least 2016; and increased corporate confidence. Despite demand drivers that led the CBD to outperform the forecast in 2011, slow job growth and tenants who will eliminate underutilized space are expected to mute a recovery.
CBD VACANCY AND YEAR-TO-DATE ABSORPTION SUMMARY Direct Vacancy 2Q2012 Central Loop East Loop N. Michigan Ave. River North South Loop West Loop CBD Chicago Total Net Absorption 2Q2012 Central Loop East Loop N. Michigan Ave. River North South Loop West Loop CBD Chicago Total
A 9.6% 18.3% 21.6% 12.7% 28.8% 14.5% 14.2%
Change from 1Q2012 -0.6% -0.2% -0.5% 0.0% 8.4% -0.2%
-0.2%
B
Change from 1Q2012
16.4% 23.8% 24.3% 7.9%
0.5% 0.5% -2.4% -1.9%
12.5% 17.5%
-0.2%
-0.1%
C 17.6% 15.8% 18.6% 9.1% 24.7% 16.3% 15.9%
Change from 1Q2012 -0.4% 0.8% 3.7% -1.5% 0.0% -0.5%
0.2%
Total
Change from 1Q2012
14.2% 19.9% 21.5% 9.9% 26.5% 14.3% 15.7%
0.0% 0.5% 0.2% -1.2% 3.7% -0.3% -0.1%
A
B
C
Total
73,072 9,860 19,547 (2,484) (84,969) 77,114 92,140
(45,909) (2,305) 120,896 95,635
29,173 (83,181) (178,510) 53,994 (14,852) 13,788 (179,589)
56,335 ( 75,626) ( 38,067) 147,144 ( 99,821) 114,963 104,928
24,061 192,377
Numbers in parentheses are negative
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
2
444 West Lake set to break ground later this year
• Despite no tenants in place, Hines surprised many by announcing plans to construct a 45-story, 900,000 square foot building at 444 West Lake. The developer obtained $300 million to construct the building from Montreal-based Ivanhoe Cambridge and an additional $29.5 million from the City of Chicago for a surrounding park. Groundbreaking is set for the fourth quarter of this year with completion slated for 2016.
• Just outside of the CBD’s official boundaries, Sterling Bay is redeveloping a 385,000 square foot former cold storage facility at 1000 West Fulton. SRAM is in advanced talks to be its first tenant and lease 77,000 square feet. • MB Real Estate has identified 11 proposed new development sites ranging from 350,000 to 1.3 million square feet. While 60 percent preleasing is a typical benchmark, Hines has demonstrated that construction can occur with nontraditional financing. • OUTLOOK: The amount of new construction will be fueled by the number of large tenants seeking space and the constraint of large blocks of Class A space. A smaller development has the potential to be delivered before 444 West Lake. By 2016, demand is expected to be great enough to warrant new supply.
2000 - 5 Properties 2001 - 2 Properties 2002 - 2 Properties 2003 - 0 Properties 2004 - 1 Property 2005 - 2 Properties 2006 - 2 Properties 2007 - 0 Properties 2008 - 2 Properties 2009 - 3 Properties 2010 - 1 Expansion 2011 - 0 Properties 2012 - 0 Properties Total - 20 Properties
2,870,576 904,436 2,236,364 0 1,300,000 2,500,143 1,320,498 0 728,254 3,652,913 933,710 0 0
sf sf sf sf sf sf sf sf sf sf sf sf sf
95.8% 86.9% 94.6% 0.0% 100.0% 97.4% 96.9% 0.0% 70.6% 81.4% 92.9% 0.0% 0.0%
16,446,894 sf
UNDER CONSTRUCTION/ANNOUNCED 444 West Lake
900,000 sf
Total
900,000 sf
S U P P LY
• Prompting the construction at 444 West Lake and a potential smaller development is the constraint on large, contiguous space. There are only eight contiguous blocks of Class A space greater than 100,000 square feet on the market. This is compared to sixteen tenants who are actively evaluating the CBD for at least 100,000 square feet.
% Leased (Avg)
2000 - 2012 INVENTORY ADDITIONS
CENTRAL BUSINESS DISTRICT
NEW DEVELOPMENT
% Leased 0.0%
2000-2012 INVENTORY ADDITIONS Delivered (2000-2011) Delivered (2012)
16,446,894 sf 0 sf
Total Under Construction/Announced Proposed Inventory
16,446,894 sf 900,000 sf 4,922,564 sf
Total
5,822,564 sf
NO NEW DELIVERIES EXPECTED UNTIL 2016
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
3
Sublease availability increases as two large blocks hit the market
• Total available sublease space increased by 8.6 percent to more than 3.25 million square feet. • United Airlines is now marketing the 8th through 19th floors at 77 West Wacker for sublease. The 240,000 square foot block has a term through February 2022 and is competitive with the largest direct blocks of Class A space. • Drinker Biddle & Reath is seeking a subtenant for the 32nd and 33rd floors of 191 North Wacker, totaling 52,000 square feet. • No large sublease blocks were leased this quarter. AT&T continues to market a total of 377,000 square feet between 225 West Randolph and 350 West Mart Plaza.
CENTRAL BUSINESS DISTRICT
SUBLEASE SPACE
• OUTLOOK: Despite the increase, available sublease space is still well below its historical average of 3.6 million square feet. Companies continue to reconsider employee headcount and space efficiency, causing sublease availability to fluctuate. S U P P LY
SUBLEASE AVAILABILTY UP FROM LAST YEAR, BUT BELOW LONG-TERM AVERAGE
LARGE BLOCKS (MORE THAN 50,000 SQUARE FEET) OF SUBLEASE SPACE CURRENTLY AVAILABLE CLASS A Building Address
Size (sf)
Occupancy
Expiration
Floor(s)
Sublandlord
77 W Wacker Dr 131 S Dearborn St 131 S Dearborn St 1 N Wacker Dr 100 N Riverside 191 N Wacker Dr
240,108 128,622 64,125 55,437 52,660 51,682
Negotiable Vacant Vacant Vacant 90 Days 120 Days
February 2022 October 2017 October 2017 March 2015 May 2023 December 2021
8-19 7-8 10 19-20 7-8 32-33
United Airlines Citadel Citadel Merrill Lynch Hostway Corporation Drinker Biddle & Reath
Total - 6 Spaces
592,634
CLASS B Building Address
Size (sf)
Occupancy
Expiration
Floor(s)
Sublandlord
225 W Randolph St 350 W Mart Ctr 600 W Chicago Ave 222 N LaSalle St 180 N LaSalle St
238,778 138,225 117,101 78,974 61,011
Vacant Vacant Vacant Vacant Vacant
December 2022 January 2016 November 2015 May 2014 July 2015
22-30 3-5 2 17-18 5-7
AT&T AT&T Level 3 Communications Merrill Lynch Accenture
Total - 5 Spaces
634,089
Italicized addresses indicate space is new on the market
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
4
65 large blocks available, but supply of Class A blocks for largest users is constrained
• The number of direct contiguous blocks of available space greater than 50,000 square feet decreased by three to 65. • The largest block removed this quarter was 97,000 square feet at 111 West Jackson, due to Harris & Harris leasing 75,000 square feet. The debt collecting agency is vacating 222 West Merchandise Mart, whose landlord is buying out leases in order to accommodate Google’s pending lease that is upwards of 500,000 square feet.
• MB Real Estate has identified 34 tenants actively seeking 50,000 square feet or more in the CBD. However, with 65 blocks available, a glut of space exists in the market. When considering blocks of 200,000 square feet or more, there are eight spaces compared to six tenants of such size. While these tenants usually have the option to renew, this segment of the market remains the most constrained.
CLASS B Building Address 130 E Randolph St * 303 E Wacker Dr ** 222 N LaSalle St 55 E Monroe St 200 N LaSalle St 300 S Riverside Plz * 130 E Randolph St * 333 S Wabash Ave 303 E Wacker Dr ** 130 E Randolph St 410 N Michigan Ave * 205|225 N Michigan Ave 401 N Michigan Ave * 1 N Dearborn St 120 S LaSalle St 175 W Jackson Blvd 175 W Jackson Blvd 233 N Michigan Ave * 111 E Wacker Dr ** 222 Merchandise Mart Plz 303 E Wacker Dr * 55 W Monroe St 303 E Wacker Dr ** 222 Merchandise Mart Plz 24 Blocks
500 W Monroe St 515 N State St * 200 E Randolph St 233 S Wacker Dr 111 W Illinois St 227 W Monroe St * 10 S Dearborn St * 161 N Clark St 233 S Wacker Dr 455 N Cityfront Plaza Dr 30 S Wacker Dr 333 W Wacker Dr 1 S Wacker Dr * 1 S Wacker Dr 77 W Wacker Dr 440 S LaSalle St * 440 S LaSalle St * 980 N Michigan Ave 321 N Clark St 233 S Wacker Dr 222 W Adams St 1 S Wacker Dr 200 E Randolph St 440 S LaSalle St * 233 S Wacker Dr 440 S LaSalle St * 525 W Van Buren St * 27 Blocks
Size (sf)
Submarket
392,063 350,906 340,959 310,273 141,503 139,883 139,165 116,964 91,807 87,700 85,831 80,736 76,202 74,363 67,342 67,332 64,642 62,384 61,431 60,817 59,436 56,669 54,708 53,143 52,450 51,894 51,538 3,192,141
West Loop North Michigan Avenue East Loop West Loop River North West Loop Central Loop Central Loop West Loop North Michigan Avenue West Loop West Loop West Loop West Loop Central Loop Central Loop Central Loop North Michigan Avenue River North West Loop West Loop West Loop East Loop Central Loop West Loop Central Loop West Loop
Size (sf)
Submarket
214,484 210,000 150,166 129,947 110,898 101,505 89,000 85,000 76,855 70,107 67,678 63,006 57,800 56,352 1,426,446
West Loop North Michigan Avenue Central Loop North Michigan Avenue East Loop North Michigan Avenue South Loop River North East Loop East Loop East Loop East Loop West Loop East Loop
S U P P LY
• The largest new block this quarter is 156,000 square feet at 130 East Randolph Street; the former Integrys space is not available until June 2014. Also, four large blocks ranging from 52,000 to 67,000 square feet at 440 South LaSalle are also new to the market as the building looks to diversify its tenant base.
CLASS A Building Address
CENTRAL BUSINESS DISTRICT
LARGE BLOCKS OF DIRECT AVAILABILITY
CLASS C Size (sf)
Submarket
256,720 217,831 199,132 175,263 164,586 161,708 155,829 147,500 135,111 128,948 125,817 120,446 104,726 97,261 94,995 68,539 67,725 67,028 65,804 63,193 59,704 55,064 52,553 50,000 2,835,483
East Loop East Loop Central Loop East Loop Central Loop West Loop East Loop East Loop East Loop East Loop North Michigan Avenue East Loop North Michigan Avenue Central Loop Central Loop Central Loop Central Loop East Loop East Loop River North East Loop Central Loop East Loop River North
Building Address 309-311 W Monroe St * 401-465 E Illinois St 11 S LaSalle St 435-445 N Michigan Ave 401 S State St 730-740 N Rush St 619 S LaSalle St 350 W Mart Ctr 360 N Michigan Ave 33 S State St 33 S State St 104 S Michigan Ave 111 N Canal St 104 S Michigan Ave 14 Blocks
Italicized addresses indicate space is new on the market * Block of space is for future occupancy **Block of space will be vacated in the upcoming quarter
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
5
Direct vacancy rate dips slightly due to increased demand in Class A and B buildings
• The direct vacancy rate in the CBD fell 0.1 percent during the quarter to 15.7 percent. The total vacancy rate (which includes sublease space) increased by 0.1 percent to 18.2 percent due to the addition of two large blocks available for sublease. • Class A direct vacancy fell 20 basis points to 14.2 percent, while Class B direct vacancy fell 10 basis points to 17.5 percent. • Direct vacancy in Class C buildings rose to 15.9 percent as tenants continue to upgrade to higher quality buildings. • OUTLOOK: MB Real Estate expects direct vacancy to be volatile through the intermediate term, oscillating between slightly positive and negative changes.
DEMAND
HISTORIC DIRECT VACANCY: ELEVATED SLIGHTLY FROM 2011
CENTRAL BUSINESS DISTRICT
VACANCY RATES
HISTORIC YEAR-END VACANCY MARKET STATISTICS BY BUILDING CLASS: CLASS B STILL HIGHEST
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
6
Several firms bring new offices downtown
• Multiple expansions and relocations to the CBD led to new demand for the CBD. Salesforce brought a new requirement downtown, leasing 50,000 square feet at 111 West Illinois, with plans to lease an additional 50-60,000 square feet in the next couple of years. Trisect Marketing, Braintree Payment Solutions, and commonground all moved from outside the CBD and into the West Loop. Sterling Partners and W.W. Grainger are relocating offices from the suburbs. • Harris & Harris signed the largest new lease by taking three floors, or 75,000 square feet, at 111 West Jackson. They will vacate 222 Merchandise Mart, where Google is close to leasing 500,000 square feet. • Tribeca Flashpoint Media Arts Academy renewed and expanded their requirement to 104,000 square feet at 111 West Washington. The school may increase their footprint to as much as 150,000 square feet.
CENTRAL BUSINESS DISTRICT
LARGE DEALS
• OUTLOOK: Tenants have shown increased confidence in real estate decision-making as economic fears slowly ease. Large deal activity should continue to be robust, but several companies evaluating the market are expected to shed space from their current footprint.
NEW Tenant
Type
Submarket
Building Address
Size (sf)
Harris & Harris Salesforce Navteq BDO USA Trisect Marketing Kelly, Scott, & Madison Braintree Payment Solutions Motorola Solutions commonground Sterling Partners Intouch Solutions W.W. Grainger Total - 12 Deals
New New New New New Relo New New New New New New
Central Loop River North West Loop North Michigan Ave West Loop East Loop West Loop East Loop West Loop North Michigan Ave East Loop West Loop
111 W Jackson 111 W Illinois 500 W Madison 330 N Wabash 130 S Jefferson 303 E Wacker 111 N Canal 224 S Michigan 600 W Fulton 401 N Michigan 205 N Michigan 500 W Madison
75,000 50,000 37,414 33,267 30,490 29,852 26,350 24,000 23,597 22,358 22,015 21,136 395,479
Tenant
Type
Submarket
Building Address
Size (sf)
Tribeca Flashpoint Media Arts Academy U.S. Securities and Exchange Commission Perkins Coie GSA Secret Service AECOM Sears Holdings Compass Lexecon Gannett/Shop Local Susquehanna International Group Ocean Tomo American Health Information Assocation Ulmer & Berne Red Frog Events SXC Health Solutions Legacy Marketing Patton & Ryan Wiedner & McAuliffe Coleman Law Navteq Nisen & Elliot Pierce & Associates Total - 21 Deals
Ren/Exp Ren Ren/Exp Ren Ren Ren/Exp Ren Ren/Exp Ren Ren Ren Ren/Exp Ren Sub Ren Ren/Exp Ren Ren Exp Ren Exp
Central Loop Central Loop Central Loop West Loop East Loop East Loop East Loop East Loop Central Loop West Loop East Loop West Loop River North River North River North North Michigan Ave West Loop Central Loop West Loop West Loop Central Loop
111 W Washington 175 W Jackson 131 S Dearborn 525 W Van Buren 303 E Wacker 1 N State 332 S Michigan 225 N Michigan 175 W Jackson 200 W Madison 233 N Michigan 500 W Madison 320 W Ohio 300 N LaSalle 640 N LaSalle 330 N Wabash 1 N Franklin 77 W Wacker 100 N Riverside 200 W Adams 1 N Dearborn
DEMAND
LARGE LEASE TRANSACTIONS
RENEWAL/EXPANSION/SUBLEASE
Abbreviations: Cont - Contraction
Exp - Expansion
Relo - Relocation
Ren - Renewal
104,000 102,613 101,305 76,200 58,424 51,000 47,114 45,297 35,777 36,000 34,780 26,473 25,000 24,544 24,000 23,252 23,178 22,906 22,000 21,728 21,434 927,025
Sub - Sublease
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
7
Class A and B experience modest positive absorption as Class C again sees negative absorption
• After experiencing 276,000 square feet of negative absorption last quarter, the CBD absorbed a modest 105,000 square feet. • Absorption was slightly positive in Class A and B buildings. However, Class C buildings experienced 180,000 square feet of negative absorption. • Absorption was positive in the Central Loop, River North, and West Loop submarkets. Accordingly, these submarkets have the lowest vacancy rates in the CBD. • OUTLOOK: Modest positive absorption is reflective of tepid hiring and shrinking workspaces combating new demand brought to the CBD. MB Real Estate expects intermittent quarters of positive and negative absorption throughout 2012.
CENTRAL BUSINESS DISTRICT
ABSORPTION
HISTORIC ABSORPTION: MODEST NEGATIVE ABSORPTION SEEN YEAR-TO-DATE DEMAND
HISTORIC ABSORPTION BY SUBMARKET: RIVER NORTH LEADING THE WAY THUS FAR IN 2012
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
8
Mixed metrics across building classes suggest varying deal structures
• Lease metrics are compared on a four-quarter basis instead of calendar year, allowing full years of data comparison. • Average rental rates for Class A buildings fell 5.9 percent for new transactions and 1.5 percent for renewals from the previous year. However, gross rent abatement has fallen from 1.03 months per lease year to 0.85 months for new deals. This signals that net effective rents may grow in the near term as concessions taper off. • Class B initial rates for new transactions are up 4.1 percent and down 3.5 percent for renewals. Average abatement and tenant improvement allowances have decreased slightly.
CENTRAL BUSINESS DISTRICT
LEASE COMPARABLES
• Initial rates for Class C increased greatly for both new and renewal transactions, which is at odds with its occupancy losses this quarter. Average abatement also decreased, suggesting that effective rates have increased.
AVERAGE LEASE TERMS ON NEW AND RENEWAL DEALS NEW DEALS
AVERAGE NET INITIAL RATE A
B
3Q2011 - 2Q2012
$19.47
3Q2010 - 2Q2011
$20.69
3Q2009 - 2Q2010
AVERAGE TENANT IMPROVEMENT
C
A
B
$15.19
$13.25
$38.66
$14.58
$11.28
$47.86
$19.57
$15.31
$11.74
3Q2008 - 2Q2009
$21.76
$16.45
3Q2007 - 2Q2008
$20.66
3Q2006 - 2Q2007
$18.63
3Q2005 - 2Q2006 3Q2004 - 2Q2005
AVERAGE ABATEMENT (MONTHS)
AVERAGE TERM (YEARS)
C
A
B
C
A
B
C
$31.00
$24.16
6.0
6.1
5.6
7.1
6.7
6.0
$27.95
$20.03
8.9
7.4
6.2
8.6
7.1
5.9
$38.42
$28.25
$18.90
8.3
6.8
5.3
7.9
6.6
5.8
$13.38
$42.61
$35.15
$33.84
6.0
4.4
4.4
8.6
7.0
7.9
$16.71
$14.40
$42.65
$36.95
$25.37
4.7
3.7
3.7
7.9
6.6
6.9
$14.22
$14.10
$50.16
$41.59
$17.83
5.8
5.6
2.8
8.7
7.3
5.1
$17.85
$13.18
$12.72
$46.60
$36.29
$20.77
6.7
5.0
2.5
8.4
7.1
5.8
$16.86
$12.76
$9.68
$42.68
$44.48
$25.75
7.1
7.3
4.4
10.0
8.8
6.4
3Q2003 - 2Q2004
$17.16
$12.45
$8.88
$42.32
$37.40
$17.71
5.2
5.8
3.9
8.9
8.3
6.7
3Q2002 - 2Q2003
$20.75
$15.12
$11.92
$36.88
$36.22
$22.46
1.3
4.3
1.7
8.0
9.2
6.0
3Q2001 - 2Q2002
$22.92
$16.19
$15.16
$26.31
$26.50
$28.49
1.1
0.7
1.4
7.0
8.4
7.6
3Q2000 - 2Q2001
$21.94
$16.12
$15.37
$28.21
$25.20
$29.10
0.8
0.1
0.0
7.6
7.3
5.8
3Q1999 - 2Q2000
$20.77
$15.82
$12.66
$25.76
$26.78
$22.75
0.1
0.0
0.1
8.3
7.3
6.7
RENEWAL DEALS
AVERAGE NET INITIAL RATE
AVERAGE TENANT IMPROVEMENT
F E AT U R E S
• OUTLOOK: The Class A segment experienced significant positive absorption in 2011. Also, concession packages have begun to trend downward in this segment. Thus, Class A net effective rents should slowly increase throughout the year. Despite rent growth in Class C buildings, occupancy continues to fall, which could prompt future rent reduction.
AVERAGE ABATEMENT (MONTHS)
AVERAGE TERM (YEARS)
A
B
C
A
B
C
A
B
C
A
B
C
3Q2011 - 2Q2012
$19.33
$14.10
$13.90
$11.99
$8.83
$13.90
4.6
3.6
3.7
5.0
4.2
4.5
3Q2010 - 2Q2011
$19.63
$14.62
$11.36
$20.00
$10.80
$8.32
5.8
4.2
4.2
6.4
4.5
5.3
3Q2009 - 2Q2010
$18.46
$15.56
$11.01
$13.92
$9.61
$5.49
4.4
3.3
4.3
5.4
4.7
4.8
3Q2008 - 2Q2009
$20.23
$17.15
$15.33
$19.21
$16.69
$15.69
3.0
2.9
3.1
5.9
5.6
7.0
3Q2007 - 2Q2008
$22.72
$15.73
$14.77
$22.75
$15.42
$16.69
3.6
2.7
2.6
7.2
5.4
6.7
3Q2006 - 2Q2007
$16.26
$14.02
$15.42
$16.19
$16.94
$9.22
4.5
3.6
0.8
6.2
6.5
5.4
3Q2005 - 2Q2006
$16.64
$13.33
$15.76
$25.84
$16.58
$8.99
5.2
2.0
0.0
7.8
6.5
5.2
3Q2004 - 2Q2005
$15.97
$12.47
$11.57
$21.54
$22.76
$5.31
3.5
3.8
0.5
7.5
7.9
5.0
3Q2003 - 2Q2004
$18.28
$13.43
$9.71
$23.96
$17.21
$10.78
2.0
3.1
1.5
8.9
6.9
6.7
3Q2002 - 2Q2003
$20.76
$14.26
$10.68
$14.49
$13.31
$7.78
0.9
1.5
0.4
6.8
7.1
6.6
3Q2001 - 2Q2002
$22.68
$16.32
$13.10
$16.94
$13.68
$7.38
0.2
0.1
0.0
7.1
6.6
4.6
3Q2000 - 2Q2001
$22.58
$16.47
$14.11
$8.42
$8.94
$4.75
0.0
0.0
0.0
4.6
7.3
3.3
3Q1999 - 2Q2000
$20.72
$15.03
$13.77
$13.78
$14.19
$10.38
0.1
0.0
0.0
6.1
6.9
6.6
All rates are shown as net and do not include tax and operating costs for building. Numbers will be revised as new data are reported in subsequent quarters
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
9
Three Central Loop buildings trade as a flurry of listings hit the market
• Five buildings sold and three were placed under contract during the second quarter. For the first quarter in over two years no Class A buildings traded. • The highest price paid on a per square foot basis was Onni Group’s purchase of 200 North LaSalle for $157 per square foot. The new owner will look to fill the building, which is currently 66 percent leased, and capitalize on a lower basis. • A joint venture of GlenStar Properties and USAA Real Estate Company purchased the North and South buildings at 141 West Jackson (Chicago Board of Trade Building) for just over $151 million, equating to $111 per square foot. The CME Group, which previously owned the buildings, plans to lease back 150,000 square feet for the next 15 years.
CENTRAL BUSINESS DISTRICT
INVESTMENT SALES
• After being placed on the market during the first quarter, three buildings located in the West Loop on Monroe Street are under contract. • KBS REIT 2 is selling up to a 49 percent stake in 300 North LaSalle. After purchasing the building in 2010 for a record $504 per square foot, KBS hopes to fetch as much as $600 per square foot for a minority stake.
Size (sf)
Price per sf * Class Seller
Building Address
Sale Date
Price
300 N LaSalle (Up to 49% Stake)
New On Market
1,302,901
- $600
A
KBS REIT 2
Marketing (Holiday Fenoglio Fowler)
181 W Madison
New On Market
936,683
$300,000,000 $320
A
GE Pension Trust
Marketing (Eastdil Secured)
122 S Michigan
New On Market
512,369
C
Ivor Braka
Marketing (Jones Lang LaSalle)
550 W Washington New On Market
372,000
A
Beacon Capital Partners Marketing (Eastdil Secured)
332 S Michigan
New On Market
319,401
C
Ivor Braka
Marketing (Jones Lang LaSalle)
300 W Adams
New On Market
252,847
$57,000,000 $225
C
Sterling Bay Cos.
Marketing (CBRE)
540 N LaSalle
New On Market
65,100
$10,000,000 $154
C
Joseph Lagoa
Marketing (CBRE)
BentleyForbes
Marketing (CBRE)
$112,000,000 $301 -
1,192,357
Status (Buyer or Listing Agent)
130 E Randolph 180 N Stetson (Partial Stake)
On Market
32 W Randolph
On Market
226,666
$13,250,000
$58
C
David & Barbara Kalish
Marketing (CB Richard Ellis)
230 W Monroe
Under Contract
623,524
$93,500,000 $150
B
GE Pension Trust
Lincon Property JV PIMCO (HFF)
200 W Monroe
Under Contract
538,890
$75,000,000 $139
B
311 W Monroe
Under Contract
384,885
$45,000,000 $117
C
141 W Jackson
2nd Qtr 2012
1,365,182
$151,500,000 $111
B
150 N Michigan
2nd Qtr 2012
661,477
$102,000,000 $154
B
200 N LaSalle
2nd Qtr 2012
645,170
$101,000,000 $157
B
Younan Properties
Onni Group / Eastdil Secured
100 W Monroe
2nd Qtr 2012
130,976
$12,500,000
$95
C
Thomas Horwich
Integrated Clark Monroe
900-920 N Franklin
2nd Qtr 2012
116,984
$6,500,000
$56
C
Franklin Square
South Street Capital
976,137
F E AT U R E S
INVESTMENT SALES: APPETITE EXPANDS TO ALL ASSET CLASSES
B $500,000,000 $231
A
Farbman Group JV LubertAdler Funds (HFF) Archon Group JV Golub & Co. (Eastdil AREA Partners Secured) GlenStar Properties JV USAA Real CME Group Estate Co. / JLL & Holly Duran R.E. John Hancock Real Estate / Jones SEB Asset Management Lang LaSalle GE Pension Trust
*Price per square foot - based off estimated selling price for new to market buildings
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
10
An uneven, slow recovery is expected
As expected, the CBD has experienced one quarter of negative and one quarter of positive absorption in 2012. Jobs are slowly growing and new demand has been building in the CBD. However, companies continue to ‘right-size’ upon lease expirations. Occupancy is currently 0.5 percent below its 2007 peak, while employment is 5.5 percent below peak. During past recessions, there was a strong correlation between the two metrics. Thus, MB Real Estate continues to forecast a slow rebound.
Total Historic and Forecasted Inventory (sf)
Total Historic & Forecasted Occupancy (sf)
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
120,244,884 120,434,748 119,972,770 118,691,577 121,440,276 122,776,164 124,713,268 125,037,423 126,452,643 128,385,650 126,478,575 125,626,639 125,269,078 130,038,076 130,539,796 130,649,210 131,038,774 131,038,774
101,285,488 104,939,294 106,058,995 106,744,585 109,533,759 108,743,284 107,598,500 106,754,119 106,568,104 105,737,728 108,402,912 110,969,808 110,833,045 110,112,891 109,602,891 110,516,410 110,841,929 111,004,688
Direct Vacancy % 15.8% 12.9% 11.6% 10.1% 9.8% 11.4% 13.7% 14.6% 15.7% 17.6% 14.3% 11.7% 11.5% 15.3% 16.0% 15.4% 15.4% 15.3%
F E AT U R E S
The CBD has strong demand drivers, which prompted several companies to expand or relocate operations downtown to take advantage of public transportation and the growing pool of young talent. Tech companies have and will continue to expand their presence. Google is expected to lease 500,000 square feet at the Merchandise Mart, while Salesforce will open a new 50,000 square foot sales office at 111 West Illinois, with plans to expand over the next two years.
Year
CENTRAL BUSINESS DISTRICT
FORECAST
In spite of the new demand generated in the CBD, multiple obstacles are likely to mute the recovery. Many tenants 1996-2011 Absorption Avg: 624,814 are reducing their square footage upon lease expirations. YTD 2012 Absorption: (171,571) Such firms seek to be more efficient with workspaces and Total projected inventory based on addition of projects currently under construction have adopted alternative workplace strategies such as hotelling, which refers to employees sharing unassigned Occupancy is forecast based on proprietary assumptions regarding the Chicago MSA’s total employment change and the office industry’s historical performance which trails the overall economy. workstations as they alternate working from the office, at home, or at other locations. Also archives are going digital, and server rooms are being replaced by cloud technology. Chicago’s (city) unemployment rate has fallen from 11.3 percent a year ago to 9.6 percent, but remains elevated compared to state and national figures. Collectively, these factors will mute the effects of new demand.
HISTORIC & PROJECTED VACANCY: OCCUPANCY WILL FLATTEN OVER THE NEXT TWO YEARS
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
11
CENTRAL BUSINESS DISTRICT
SUBMARKET MAP
F E AT U R E S SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
12
CENTRAL LOOP
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Direct Vacancy (sf)
Direct Vacancy %
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Direct + Sublease) % 14.7%
Class A
13,569,153
2,596
73,072
1,307,797
9.6%
12,261,356
680,585
Class B
14,182,005
(10,845)
(45,909)
2,325,749
16.4%
11,856,256
370,893
19.0%
Class C
8,625,080
(63,221)
29,173
1,521,616
17.6%
7,103,464
78,591
18.6%
Total
36,376,238
(71,470)
56,335
5,155,162
14.2%
31,221,076
1,130,069
17.3%
EAST LOOP
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Direct Vacancy (sf)
Direct Vacancy %
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Direct + Sublease) %
4,040,431
95,494
9,860
738,987
18.3%
3,301,444
143,337
21.8%
Class B
10,444,188
79,236
(2,305)
2,489,812
23.8%
7,954,376
124,746
25.0%
Class C
8,457,866
(183,354)
(83,181)
1,336,950
15.8%
7,120,917
65,573
16.6%
Total
22,942,485
(8,625)
(75,626)
4,565,749
19.9%
18,376,736
333,656
21.4%
N. MICHIGAN AVE.
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Direct Vacancy (sf)
Direct Vacancy %
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Direct + Sublease) %
Class A
3,952,669
(16,614)
19,547
853,123
21.6%
3,099,546
124,991
24.7%
Class B
4,675,545
3,646
120,896
1,135,852
24.3%
3,539,693
46,192
25.3%
Class C
4,359,098
(263,116)
(178,510)
809,586
18.6%
3,549,512
43,042
19.6%
Total
12,987,312
(276,084)
(38,067)
2,798,561
21.5%
10,188,751
214,225
23.2%
RIVER NORTH
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Direct Vacancy (sf)
Direct Vacancy %
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Direct + Sublease) % 14.5%
Class A
4,001,836
116,232
(2,484)
509,640
12.7%
3,492,196
70,926
Class B
3,654,431
43,368
95,635
287,885
7.9%
3,366,547
239,039
14.4%
Class C
5,631,354
73,512
53,994
514,616
9.1%
5,116,738
192,726
12.6%
Total
13,287,622
233,112
147,144
1,312,141
9.9%
11,975,481
502,691
13.7%
SOUTH LOOP
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Direct Vacancy (sf)
Direct Vacancy %
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Direct + Sublease) %
Class A
1,019,325
(82,288)
(84,969)
293,200
28.8%
726,125
10,830
29.8%
Class C
1,212,404
(26,404)
(14,852)
299,243
24.7%
913,162
2,005
24.8%
Total
2,231,729
(108,692)
(99,821)
592,443
26.5%
1,639,287
12,835
27.1%
WEST LOOP
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Direct Vacancy (sf)
Direct Vacancy %
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Direct + Sublease) %
Class A
27,085,397
(52,053)
77,114
3,923,137
14.5%
23,162,261
819,289
17.5%
Class B
9,725,602
132,292
24,061
1,212,697
12.5%
8,512,906
156,985
14.1%
Class C
6,402,388
(20,051)
13,788
1,046,135
16.3%
5,356,253
96,256
17.8%
Total
43,213,388
60,188
114,963
6,181,968
14.3%
37,031,420
1,072,530
16.8%
TOTALS
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Direct Vacancy (sf)
Direct Vacancy %
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Direct + Sublease) %
Class A
53,668,812
63,367
92,140
7,625,884
14.2%
46,042,928
1,849,958
17.7%
Class B
42,681,771
247,696
192,377
7,451,994
17.5%
35,229,777
937,855
19.7%
Class C
34,688,191
(482,634)
(179,589)
5,528,145
15.9%
29,160,046
478,193
17.3%
Total CBD
131,038,774
(171,571)
104,928
20,606,023
15.7%
110,432,751
3,266,006
18.2%
F E AT U R E S
Class A
CENTRAL BUSINESS DISTRICT
MARKET STATISTICS
Numbers in parentheses are negative
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
13
SUBURBAN CHICAGO EXECUTIVE SUMMARY From 2008 to 2011, Suburban Chicago lost more than 6 million square feet of occupancy. As a result, its direct vacancy rate reached a record high of 23.6 percent. Thus far, 2012 has been a different story. Demand has accelerated in Class A and B buildings and has pushed direct vacancy back down to 23.0 percent. Despite this occupancy increase, vacancy is still extremely high and numerous factors weigh against a sustainable recovery.
SUBURBAN CHICAGO
SECTION THREE
Key Indicators: • Every submarket saw an uptick in demand. The East-West was the best performing submarket, experiencing 282,000 square feet of positive absorption. Class A buildings in the East-West submarket have the lowest direct vacancy rate of any segment. • Occupancy increased across each building class. Direct vacancy rates fell 40 basis points in Class A, 60 basis points in Class B, and 30 basis points in Class C. • AT&T continues to bog down the sublease market with its 1.2 million square foot corporate campus and a separate 239,000 square foot building listed as available. The potential for formerly single-tenant corporate campuses to enter the multi-tenant market weighs on Suburban Chicago. Kraft is now listing its 488,000 square foot building in Glenview. • Leasing activity improved, but most large transactions are not generating new demand. This “musical chairs” trend is evidenced by companies leasing blocks in their current submarkets while creating new vacant blocks by leaving behind their former spaces. • Class A asking rental rates are down 3.1 percent year-over-year, which likely has contributed to recent positive absorption. However, disparity exists among the submarkets: Class A asking rental rates are up 5.1 percent in the O’Hare submarket, but are down 7.2 percent in the North submarket. • While the CBD earns enough demand from its labor pool to counteract an increased tax burden, Suburban Chicago lacks similar drivers. • Outdated product plagues the suburbs and fuels the glut of vacant space. Allstate is considering tearing down its former headquarters building in South Barrington. However, other obsolete buildings are still listing space and driving down market economics. • Speculative construction is, and will remain, at a standstill. Construction was completed on the build-to-suit headquarters for Astellas Pharma US in Glenview, and The Hub Group is set to break ground on its 130,000 square foot headquarters in August. Occupancy is 6.7 percent below peak in Suburban Chicago compared to a 5.5 percent peak-to-current total employment loss. Corporate relocations, as well as underutilized space, remain the biggest risks to the market; companies have leased more space than they need and will reduce square footage upon lease expirations.
SUBURBAN VACANCY AND YEAR-TO-DATE ABSORPTION SUMMARY Direct Vacancy 2Q2012 East-West North Northwest O'Hare Suburban Chicago Total Net Absorption 2Q2012 East-West North Northwest O'Hare Suburban Chicago Total
A
Change from 1Q2012
B
Change from 1Q2012
C
Change from 1Q2012
Total
Change from 1Q2012
18.8% 19.4% 23.2% 19.1% 20.3%
-0.9% -0.3% -0.1% -0.6% -0.4%
23.8% 19.6% 33.7% 30.6% 26.4%
-0.3% -0.6% -0.9% -0.7% -0.6%
21.5% 23.7% 31.3% 37.6% 27.1%
-1.1% 0.4% 0.0% 0.3% -0.3%
21.0% 19.8% 27.1% 25.7% 23.0%
-0.6% -0.3% -0.4% -0.5% -0.5%
A
B
C
Total
179,930 41,614 10,128 52,948 284,619
48,657 41,511 69,944 30,324 190,435
53,683 (15,422) 5,707 (10,496) 33,472
282,269 67,702 85,779 72,775 508,526 Numbers in parentheses are negative
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
14
Build-to-suits, medical office account for all new development
• Of the 112 million square feet of suburban inventory that MB Real Estate tracks, over 25 million square feet is currently vacant. This does not include former owner-occupied facilities, such as Allstate’s former corporate headquarters, a vacant 516,000 square foot building in South Barrington. United Airlines’ 1 million square foot campus in Elk Grove Village and Kraft’s 488,000 square foot building in Glenview are available for sale.
SUBURBAN CHICAGO
NEW DEVELOPMENT
• With so much available space, speculative construction is not feasible. Even the largest tenants in the Suburban market have multiple options to choose from in each submarket and class. It is extremely unlikely that any lender would fund a speculative development until millions of square feet are absorbed. • The Hub Group announced plans to construct a new 130,000 square foot headquarters at the site located at 2000 Clearwater Drive in Oak Brook. The Hub Group purchased the former 200,000 square foot Reed Elsevier headquarters building and plans to demolish the existing building and break ground on their build-to-suit in August. Construction is expected be completed by November 2013.
• OUTLOOK: Suburban Chicago has an overabundance of vacant space. Numerous proposed developments are ready to break ground once demand warrants it, which will always cap rent growth at inflationary levels. Between historically high market vacancy and constrained financing, speculative development is unlikely for several years.
S U P P LY
• The only office construction underway is limited to noncompetitive medical office developments. The build-to-suit North American headquarters for Astellas Pharma US in Glenview, for which MB Real Estate managed the construction, officially opened in June.
NEW DEVELOPMENT PIPELINE 2012 Deliveries Building Address 1 Astellas Pky, Glenview
Size (sf)
% Leased
Submarket
Comments
440,000
100.0%
North
Broke ground April 2010 with construction completed June 2012. Build-to-suit North American Headquarters for Astellas Pharma US. Construction managed by MB Real Estate.
Size (sf) % Pre-leased
Due Date
Comments
Size (sf) % Pre-leased
Due Date
Comments
November 2013
Ground breaking set for August 2012. Build-to-suit headquarters for The Hub Group. Replaces 200,000 square foot building formerly owned by Reed Elsevier. Elsevier
Total - 1 Proppertyy
Under Construction Building Address Total - 0 Properties Properties
Proposed Building Address 2000 Clearwater Drive, Oak Brook
130,000
100.0%
Total - 1 Property
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
15
Sublease availability increasing, remaining elevated on a historical basis
• The amount of available sublease space increased by 1.5 percent and is now more than 3.6 million square feet. Over 2.6 million square feet is available for sublease in Class A buildings, which equates to 4.2 percent of the total Suburban inventory. Sublease availability increased in each submarket except for O’Hare. The glut of sublease space weighs heavily on a market that already suffers from high direct vacancy.
SUBURBAN CHICAGO
SUBLEASE SPACE
• The number of available sublease blocks greater than 50,000 square feet remained unchanged at 13. Kaufman Hall signed a lease to reduce the size of National Lewis University’s block at 5202 Old Orchard Road in Skokie by 50,000 square feet. • OUTLOOK: The amount of available sublease space is well above its historical average of 3.4 million square feet. This figure is expected to decline next quarter when Telcordia Technologies’ 360,000 square foot lease at 5200 South Route 53 in Lisle will expire. As a result, a large influx of space will hit the direct market.
S U P P LY
HISTORIC YEAR-END SUBLEASE AVAILABILITY: CLASS A SPACE SPIKES AGAIN
LARGE BLOCKS (MORE THAN 50,000 SQUARE FEET) OF SUBLEASE SPACE CURRENTLY AVAILABLE Class A Size (sf)
Occupancy
Expiration
Submarket
Sublandlord
1,207,245 290,143 249,996 232,836 130,403 60,434 56,554 52,079 50,766 2,330,456
Vacant Vacant Vacant Vacant Vacant Vacant Vacant Vacant Negotiable
August 2016 February 2017 January 2016 December 2014 April 2017 May 2013 August 2014 June 2013 June 2021
Northwest North East-West North North East-West O'Hare East-West North
AT&T Hewitt Associates Navistar Astellas Pharma US AON Warranty Group IKON Office Solutions Matria Healthcare The Marketing Store National Lewis University
Building Address 2000 W AT&T Dr, Hoffman Estates 3 Overlook Pt, Lincolnshire 4201 Winfield Rd, Warrenville 3 Parkway Blvd N, Deerfield 1000 Milwaukee Ave, Glenview 410 Warrenville Rd, Lisle 9500 W Bryn Mawr Ave, Rosemont 701 E 22nd St, Lombard 5202 Old Orchard Rd, Skokie Total - 9 Spaces
Class B Size (sf)
Occupancy
Expiration
Submarket
Sublandlord
6200 S Route 53, Lisle 2001 Lakewood Blvd, Hoffman Estates 750 N Commons Dr, Aurora 850-950 Warrenville Rd, Lisle
360,000 239,250 115,000 85,530
Vacant Negotiable Negotiable Negotiable
July 2012 August 2016 September 2017 January 2019
East-West Northwest East-West East-West
Telcordia Technologies AT&T Westell Technologies National Lewis University
Total - 4 Spaces
799,780
Building Address
Italicized addresses indicate space is new on the market
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
16
78 contiguous blocks greater than 50,000 square feet remain directly available
• The total number of large blocks held steady at 78, while total square footage within large blocks was reduced by 3.3 percent, or 284,000 square feet. • The largest block removed during the quarter was a 200,000 square foot contiguous block at 75 North Fairway Drive in Vernon Hills. CareFusion leased 151,000 square feet, reducing the block to below the 50,000 square foot large block threshold. • The largest new block is an 81,000 square foot contiguous block at 4343 Commerce Court in Lisle. Porsche is set to vacate the third floor by July 2013, creating a contiguous block from the second through fourth floors.
City
747 E 22nd St 1 Salem Lake Dr 544 Lakeview Pky 2350-2360 E Devon Ave 700 N Wood Dale Rd 2850 W Golf Rd * 1000 E Woodfield Rd 703-709 W Algonquin Rd 4242 N Harlem Ave 500 Joliet Rd ** 2000 S Finley Rd * 814 Commerce Dr 1245 Corporate Blvd 333 E Butterfield Rd 27545 Diehl Rd 999 E Touhy Ave 244 Knollwood Dr 2211 Butterfield Rd 2400 E Devon Ave 19 Blocks of Space
Lombard Long Grove Vernon Hills Des Plaines Wood Dale Rolling Meadows Schaumburg Arlington Heights Norridge Willowbrook Lombard Oak Brook Aurora Lombard Warrenville Des Plaines Bloomingdale Downers Grove Des Plaines
Size (sf)
Submarket
209,557 150,000 144,999 142,596 125,328 110,941 99,453 96,213 93,155 78,400 78,300 66,882 64,960 64,809 62,440 59,710 55,000 52,891 51,000 1,806,634
East-West Northwest North O'Hare Northwest Northwest Northwest Northwest O'Hare East-West East-West East-West East-West East-West East-West O'Hare Northwest East-West O'Hare
Size (sf)
Submarket
195,393 186,432 75,996 51,845 509,666
Northwest Northwest North East-West
CLASS C Building Address
City
1299 Algonquin Rd 3501 Algonquin Rd 2-4-6 Genesee St 1950 S Batavia Ave 4 Blocks of Space
Schaumburg Rolling Meadows Waukegan Geneva
City
21440 Lake Cook Rd 1600 McConnor Pky 700 Oakmont Ln 1701 Golf Rd 3075 Highland Pky * 2400 Cabot Dr 28100 Torch Pky 5550 Prairie Stone Pky * 425 N Martingale Rd 1 Overlook Pt 3500 Lacey Rd * 3333 Beverly Rd 2895 Greenspoint Pky 1701 Golf Rd 200 N Martingale Rd 1707 N Randall Rd 2355 Waukegan Rd 1 Corporate Dr 8420 W Bryn Mawr Ave 1333 Butterfield Rd 1 Pierce Pl 6 Parkway Blvd N ** 1707 N Randall Rd 200 N Martingale Rd 3800 N Wilke Rd 2550 W Golf Rd 4343 Commerce Ct * 75 Tri State International * 1 Corporate Dr 2655 Warrenville Rd 2245 Sequoia Dr * 333 Knightsbridge Pky 2100 Sanders Rd 150 E Pierce Rd 2333 Waukegan Rd 1000 Royce Blvd 9500 W Bryn Mawr Ave 10255 W Higgins Rd 535 E Diehl Rd 300 Park Blvd 701 Warrenville Rd 4201 Lake Cook Rd 2 Corporate Dr 1200 Lakeside Dr 540 Lake Cook Rd * 1001 Warrenville Rd 2 Pierce Pl 18W140 Butterfield Rd 2100 Enterprise Ave 9525 W Bryn Mawr Ave 25 Tri State International * 7400 N Caldwell Ave 3000 Lakeside Dr 701 E 22nd St * 3500 Lacey Rd 55 Blocks of Space
Deer Park Schaumburg Westmont Rolling Meadows Downers Grove Lisle Warrenville Hoffman Estates Schaumburg Lincolnshire Downers Grove Hoffman Estates Hoffman Estates Rolling Meadows Schaumburg Elgin Bannockburn Long Grove Chicago Downers Grove Itasca Deerfield Elgin Schaumburg Arlington Heights Rolling Meadows Lisle Lincolnshire Long Grove Downers Grove Aurora Lincolnshire Northbrook Itasca Bannockburn Oakbrook Terrace Rosemont Rosemont Naperville Itasca Lisle Northbrook Long Grove Bannockburn Deerfield Lisle Itasca Oakbrook Terrace Geneva Rosemont Lincolnshire Niles Bannockburn Lombard Downers Grove
Size (sf)
Submarket
351,425 300,686 256,767 234,164 228,764 217,718 203,842 193,601 156,560 148,686 132,045 129,000 127,941 125,993 109,716 109,076 106,495 104,637 104,164 98,520 97,517 95,854 87,076 86,310 81,243 81,222 81,097 79,449 77,628 76,691 76,126 74,728 72,565 70,590 70,000 70,000 69,701 69,695 67,731 67,307 67,233 66,000 64,871 63,738 63,298 61,350 60,904 60,401 55,584 55,040 54,974 54,000 53,316 52,079 51,601 5,876,719
Northwest Northwest East-West Northwest East-West East-West East-West Northwest Northwest North East-West Northwest Northwest Northwest Northwest Northwest North North O'Hare East-West Northwest North Northwest Northwest Northwest Northwest East-West North North East-West East-West North North Northwest North East-West O'Hare O'Hare East-West Northwest East-West North North North North East-West Northwest East-West East-West O'Hare North North North East-West East-West
S U P P LY
CLASS B Building Address
CLASS A Building Address
SUBURBAN CHICAGO
LARGE BLOCKS OF DIRECT AVAILABILITY
Italicized addresses indicate space is new on the market * Block of space is for future occupancy ** Block of space will be vacated during the upcoming quarter
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
17
Vacancy rates fall, but are still extremely high
• After two relatively flat quarters, the direct vacancy rate fell 50 basis points to 23.0 percent. Including sublease space, the total vacancy rate dropped 40 basis points to 26.2 percent. Class A direct vacancy fell by 0.4 percent, while Class B saw a 0.6 percent decrease and Class C experienced a 0.3 percent vacancy decrease. • Class B buildings in the Northwest submarket experienced the largest vacancy decrease of any segment. However, its direct vacancy rate remains at an elevated 33.7 percent. Only O’Hare’s Class C segment is more distressed, as direct vacancy increased to 37.6 percent.
SUBURBAN CHICAGO
VACANCY RATES
• Class A buildings in the East-West and O’Hare submarkets are outperforming the rest of the market, with direct vacancy rates of 18.8 percent and 19.1 percent, respectively. • OUTLOOK: Despite the relatively strong quarter, pervasive weakness continues in Suburban Chicago. Major corporate relocations and downsizing continue to threaten a recovery, as vacancy rates continue to be near historically high levels. DEMAND
HISTORIC YEAR-END VACANCY RATES BY SUBMARKET: NORTHWEST AND O’HARE LAG
HISTORIC YEAR-END VACANCY RATES BY CLASS: B AND C PROPERTIES MORE THAN 1/4 VACANT
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
18
Large renewal activity increases
• The number of large deals tracked increased to 18. This was due to more large tenants renewing compared to last quarter. • CareFusion signed the largest new transaction and will occupy 151,000 square feet at 75 North Fairway Drive in Vernon Hills. Aetna also signed a new 150,000 square foot lease and will occupy three floors at 3800 Golf Road in Rolling Meadows.
SUBURBAN CHICAGO
LARGE DEALS
• World Kitchen signed the largest lease in the O’Hare submarket, taking 55,000 square feet at 9525 West Bryn Mawr in Rosemont. The nearby building at 8700 West Bryn Mawr completed two large deals: Property Casualty Insurers Association of America signed for 40,000 square feet while Lafarge S.A. will lease 31,000 square feet. • Allstate signed the largest renewal of the quarter, extending its lease of 94,000 square feet at 9022 Heritage Parkway in Woodridge.
• OUTLOOK: For sustained occupancy increases, large deal activity must pick up in order to offset companies like Sara Lee who are exiting the market. Unfortunately, the market has not displayed the new demand necessary for this to happen quickly.
DEMAND
• Reyes Holdings will expand their requirement at 6250 North River Road in Rosemont by 38,000 square feet, which represents new demand for the O’Hare submarket.
LARGE LEASE TRANSACTIONS: MOST NEW LARGE DEALS ARE NOT GENERATING NEW DEMAND NEW Tenant
Type
Submarket
Building Address
CareFusion Aetna World Kitchen Bright Star Property Casualty Insurers Association of America Reed Elsevier Lafarge S.A. Mueller & Co. Benefit Express Services Total - 9 Deals
Relo New Relo Relo Relo Relo/Cont New Relo Relo
North Northwest O'Hare North O'Hare East-West O'Hare Northwest Northwest
75 N Fairway Dr, Vernon Hills 3800 Golf Rd, Rolling Meadows 9525 W Bryn Mawr, Rosemont 850-860 Technology Way, Libertyville 8700 W Bryn Mawr, Rosemont 333 E Butterfield Rd, Lombard 8700 W Bryn Mawr, Rosemont 1707 N Randal Rd, Elgin 1700 E Golf Rd, Schaumburg
Tenant
Type
Submarket
Building Address
Allstate Crowe Horwath United HealthCare Kaufman Hall Reyes Holdings The University of Chicago Medical Center HDR Inc. Automated Health Systems Cosi Total - 9 Deals
Ren Ren Ren Ren/Exp Exp Ren Ren Ren Ren
East-West East-West Northwest North O'Hare East-West O'Hare Northwest North
9022 Heritage Pky, Woodridge 1 Mid America Plaza, Oakbrook Terrace 1900 E Golf Rd, Schaumburg 5202 Old Orchard Rd, Skokie 6250 N River Rd, Rosemont 180 Harvestor Dr, Burr Ridge 8550 W Bryn Mawr, Chicago 1375 E Woodfield Rd, Schaumburg 1751 Lake Cook Rd, Deerfield
Size (sf) 150,258 149,595 55,000 47,543 40,000 37,000 31,000 22,000 21,295 553,691
RENEWAL/EXPANSION/SUBLEASE
Abbreviations: Cont - Contraction
Exp - Expansion
Relo - Relocation
Size (sf) 94,233 82,759 60,572 50,653 38,000 27,789 27,484 25,000 22,514 429,004
Ren - Renewal
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
19
Largest quarterly absorption since 2005
• The suburban market saw 509,000 square feet of net positive absorption, marking the largest quarterly absorption since the fourth quarter of 2005. However, negative absorption totaled more than 6.1 million square feet from 2008 to 2011. • OUTLOOK: Despite the relatively strong quarter, there are few significant demand drivers in Suburban Chicago. Companies have mulled relocation to other states to avoid increased corporate income taxes; others, like Sara Lee, are relocating to the CBD. Without significant job creation, the future of the market is weak.
SUBURBAN CHICAGO
ABSORPTION
SUBURBAN CHICAGO ABSORPTION BY CLASS: CLASS A AND B POSITIVE THUS FAR
DEMAND
EAST-WEST
2004
2005
2006
2007
2008
2009
2010
2011
YTTD 2012
Class A
1,080,332
102,299
366,688
542,281
(259,973)
(595,372)
(219,164)
299,247
118,619
Class B
(25,541)
389,014
484,869
(203,072)
(2,062)
(259,196)
67,827
(152,069)
84,524
Class C
76,936
85,269
(125,850)
(108,813)
(87,441)
(179,177)
7,017
55,114
47,748
1,131,727
576,582
725,707
230,396
(349,476)
(1,033,744)
(144,319)
202,292
250,891
NORTH
2004
2005
2006
2007
2008
2009
2010
2011
YTD 2012
Class A
(10,452)
196,403
(100,049)
615,115
(240,617)
(207,914)
(312,238)
(261,008)
164,375
Class B
62,026
164,357
316,207
355,510
(60,982)
(38,575)
(319,078)
33,814
58,168
Class C
(39,173)
12,697
(39,440)
26,935
(2,048)
(104,195)
(40,044)
(90,151)
(37,080)
Total
12,401
373,457
176,718
997,560
(303,647)
(350,684)
(671,360)
(317,345)
185,464
NORTHWEST
2004
2005
2006
2007
2008
2009
2010
2011
YTD 2012
Class A
902,901
225,865
(488,651)
10,333
(302,930)
(388,945)
(21,262)
(632,282)
25,886
Class B
233,613
(234,681)
12,266
(164,112)
(261,498)
(310,263)
(295,928)
(383,730)
114,875
Total
Class C
(13,282)
(216,898)
(15,371)
(51,429)
(28,362)
(35,167)
(192,091)
(48,617)
10,432
1,123,232
(225,714)
(491,756)
(205,208)
(592,790)
(734,375)
(509,280)
(1,064,629)
151,193
2004
2005
2006
2007
2008
2009
2010
2011
YTD 2012
Class A
402,561
(55,786)
189,235
11,636
(256,325)
(134,526)
209,180
40,666
89,022
Class B
(306,424)
53,945
7,915
(81,167)
(51,601)
(80,925)
70,376
14,041
(16,366)
Class C
(15,002)
(204,597)
90,170
(50,022)
(35,696)
62,815
(10,855)
(14,567)
(38,303)
Total
81,135
(206,438)
287,320
(119,553)
(343,622)
(152,637)
268,701
40,140
34,353
TOTALS
2004
2005
2006
2007
2008
2009
2010
2011
YTD 2012
Total
O'HARE
Class A
2,375,342
468,781
(32,777)
1,179,365
(1,059,845)
(1,326,757)
(343,484)
(553,378)
397,902
Class B
(36,326)
372,635
821,257
(92,841)
(376,143)
(688,960)
(476,802)
(487,944)
241,202
9,479
(323,529)
(90,491)
(183,329)
(153,547)
(255,724)
(235,972)
(98,221)
(17,202)
2,348,495
517,887
697,989
903,195
(1,589,535)
(2,271,441)
(1,056,259)
(1,139,542)
621,901
Class C Total
Numbers in parentheses are negative
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
20
Asking rental rates down across all submarkets, building classes
• Over the last four quarters, gross asking rents have fallen across all building classes. Class A rents are down 3.1 percent, Class B rents are down 1.5 percent, and Class C rents are down 0.3 percent on a year-over-year basis. • Class A buildings in the O’Hare submarket were the best performing segment, posting 5.1 percent growth in asking rents over the past 12 months.
SUBURBAN CHICAGO
GROSS ASKING RENTS
• Asking rental rates in the North submarket’s Class A buildings have fallen 7.2 percent on a year-over-year basis. This has led to positive absorption during the last two quarters. • O’Hare is the lone submarket to post growth in asking rental rates. At 3.9 percent year-over-year growth, the submarket is beginning to show signs of recovery. • Class C gross asking rental rates are at their lowest historical levels in the East-West and Northwest submarkets.
• OUTLOOK: As asking rental rates have continued to decline, the Suburban market is starting to experience positive absorption. With direct vacancy at 23.0 percent, rents will have to continue to decline to reach pre-recession occupancy.
F E AT U R E S
• Compared to peak levels, overall gross asking rents have fallen 15.3 percent.
AVERAGE GROSS ASKING RATES BY CLASS AND SUBMARKET Average Direct Gross Asking Rent East-West North Northwest O'Hare Suburban Chicago Total
A $22.24 $19.89 $21.82 $23.76 $21.68
Change over last year -2.4% -7.2% -3.7% 5.1%
-3.1%
B $18.08 $19.64 $16.88 $19.93 $18.30
Change over last year -2.7% -0.7% -0.6% -0.1%
-1.5%
C $15.46 $15.63 $13.04 $16.19 $15.17
Change over last year -0.6% -0.6% -3.8% 6.9%
-0.3%
Total
Change over last year
$19.92 $19.43 $19.55 $21.34 $19.89
-2.2% -5.2% -3.1% 3.9% -2.4%
ASKING RATES REMAIN DOWN FROM ONE YEAR AGO
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
21
Investors capitalize on distressed properties
• The largest property sold was the 179,000 square foot building at 6400 Shafer Court in Rosemont. Crossroads Development Partners paid just over $10.7 million or $60 per square foot for the 68 percent leased building. The same asset was purchased for $21.5 million in 2007, demonstrating a major loss of value from the height of the market. • Cole Capital is under contract to purchase 555 Aptakisic Road in Lincolnshire for $50.0 million, or $307 per square foot. The property is fully leased to Sysmex through November 2026.
SUBURBAN CHICAGO
INVESTMENT SALES
• Two Class A buildings were placed on the market. The John Buck Company is looking to sell the 207,000 square foot building at 25 Northwest Point Boulevard in Elk Grove Village. R.R. Donnelley & Sons is marketing 4101 Winfield Road in Warrenville. • OUTLOOK: Suburban Chicago has not generated the premier investor interest that characterizes the CBD. However, certain core assets have generated investor attention in previous quarters.
On the Market/Under Contract: 2nd Quarter 2012 Building Address
Submarket
Size (sf)
Price
PSF *
Class Seller
Status (Buyer or Listing Agent)
500-540 Lake Cook Rd, Deerfield, 1 Parkway North / Blvd N, Deerfield, 9550 W Higgins Rd, Rosemont Northwest (6 Properties)
1,214,470
-
-
A
General Electric Capital Corporation
On Market (JLL)
9811-9977 Woods Dr, Skokie (8 Properties)
North
356,958
-
-
B
Development Resources, Inc.
On Market (Colliers)
6250 N River Rd, Rosemont
O'Hare
380,360
-
-
A
GLL Real Estate Partners
On Market (Colliers)
Central Park of Lisle II, 3333 Warrenville Rd, Lisle East-West
311,912
-
-
A
White Oak Realty Partners
On Market (CBRE)
Central Park of Lisle I, 4225 Naperville Rd, Lisle
East-West
310,375
-
-
A
White Oak Realty Partners
On Market (CBRE)
747 E 22nd St, Lombard
East-West
209,557
$12,000,000
$57
A
Vectren Utility Holdings
On Market (Jones Lang LaSalle)
25 NW Point Blvd, Elk Grove Village
Northwest
207,136
A
The John Buck Company
New on Market (Transwestern)
75 N Fairway Dr, Vernon Hills
North
189,686
-
-
A
Janko Group
On Market (CBRE)
4101 Winfield Rd, Warrenville
East-West
167,215
-
-
A
RR Donnelley & Sons Company
New on Market (CBRE)
555 Aptakisic Rd, Lincolnshire
North
162,739
$50,000,000
$307
A
Bridge Development Partners
Under Contract (Cole Capital)
F E AT U R E S
INVESTMENT SALES: INVESTORS CAPITALIZE ON SOFT MARKET CONDITIONS
Investment Sales: 2nd Quarter 2012 Building Address
Submarket
Size (sf)
Price
PSF *
Class Seller
Buyer
6400 Shafer Ct, Rosemont
O'Hare
179,000
$10,770,000
$60
A
Ruben Ybarra
Crossroads Development Partners
150 NW Point Blvd, Elk Grove Village
Northwest
176,844
$13,975,000
$79
A
Atlas Financial Holdings
Topco Associates
850 E Algonquin Rd (4 Properties), Schaumburg
Northwest
156,040
$1,600,000
$10
B
AEGON USA Realty Advisors RMS Properties
1155 W Dundee Rd (3 Properties), Arlington Heights
Northwest
130,673
$6,400,000
$49
B
Ronald Benach
North American Real Estate Management
2220-2240 Hicks Rd (4 Properties), Rolling Meadows
Northwest
68,500
$2,500,000
$36
B
North Star Trust Company, T# 7218
FCBT Holdings
* Price per square foot - based off estimated selling price for new to market buildings
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
22
Vacancy is expected to remain elevated
Suburban Chicago has experienced severe occupancy losses to match the jobs lost since the economic downturn. Since reaching its peak in 2007, occupancy is down 6.7 percent. Total employment declined 7.4 percent peak-to-trough but has rebounded to now stand at 5.5 percent below its peak.
For the factors mentioned above, total occupancy loss is expected to be greater than the employment loss on a percentage basis. No speculative construction and, therefore, no new inventory will help aid the market, but the demand to sustain a recovery simply does not exist at this time. MB Real Estate expects a slight decline in occupancy for the remainder of 2012. The large losses from 2009 are not expected again, but tenants still need to shed excess space when their leases expire. Positive absorption will occur in 2013 but will be due to incremental growth within existing companies.
Total Historic and Forecasted Inventory (sf)
Total Historic & Forecasted Occupancy (sf)
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
90,601,193 91,989,948 95,078,215 98,744,696 103,270,399 108,254,000 109,769,838 110,090,266 110,423,452 111,030,084 110,806,221 111,175,875 112,080,944 112,218,212 112,374,614 112,250,112 112,176,835 112,176,835
82,039,636 85,388,879 88,016,285 90,321,332 93,033,912 92,247,968 91,258,173 88,104,389 90,452,884 90,970,771 91,668,760 92,571,955 90,982,420 87,973,132 86,916,873 85,761,730 86,028,513 86,295,297
1997-2011 Absorption Avg:
327,603
YTD 2012 Absorption:
621,901
Direct Vacancy % 9.4% 7.2% 7.4% 8.5% 9.9% 14.8% 16.9% 20.0% 18.1% 18.1% 17.3% 16.7% 18.8% 21.6% 22.7% 23.6% 23.3% 23.1%
F E AT U R E S
Occupancy is still reduced more from its peak than total employment, and this quarter’s positive absorption may suggest that 2012 will be a year of recovery. However, Suburban Chicago lacks the dynamic demand drivers of the CBD. With a waning ability to attract top workers to the suburbs, the market is seeing long-time tenants seek relocation options. Also, large sublease blocks continue to weigh heavily on the direct market.
Year
SUBURBAN CHICAGO
FORECAST
Total projected inventory based on addition of projects currently under construction Occupancy is forecast based on proprietary assumptions regarding the Chicago MSA’s total employment change and the office industry’s historical performance which trails the overall economy.
HISTORIC & PROJECTED VACANCY: OVERALL VACANCY RATE WILL HOVER NEAR 23 PERCENT
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
23
SUBURBAN CHICAGO
SUBMARKET MAP
F E AT U R E S SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
24
Direct Direct Vacancy Vacancy (sf) %
EAST-WEST
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Class A
20,602,774
118,619
179,930
3,880,034
Class B
14,578,629
84,524
48,657
3,468,159
Total Vacancy Rate (Vacancy + Sublease) %
Occupancy (sf)
Sublease Vacancy (sf)
18.8%
16,722,740
995,445
23.7%
23.8%
11,110,469
575,139
27.7%
Class C
4,909,603
47,748
53,683
1,056,136
21.5%
3,853,467
12,491
21.8%
Total
40,091,005
250,891
282,269
8,404,329
21.0%
31,686,676
1,583,075
24.9%
NORTH
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Vacancy + Sublease) % 26.1%
Direct Direct Vacancy Vacancy (sf) %
16,843,609
164,375
41,614
3,259,827
19.4%
13,583,782
1,137,805
7,447,313
58,168
41,511
1,460,485
19.6%
5,986,828
100,822
21.0%
Class C
2,533,832
(37,080)
(15,422)
600,545
23.7%
1,933,287
24,018
24.6%
Total
26,824,754
185,464
67,702
5,320,857
19.8%
21,503,897
1,262,645
24.5%
NORTHWEST
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Vacancy + Sublease) % 25.3%
Direct Direct Vacancy Vacancy (sf) %
Class A
18,507,257
25,886
10,128
4,291,570
23.2%
14,215,687
382,158
Class B
9,706,427
114,875
69,944
3,270,290
33.7%
6,436,137
172,760
35.5%
Class C
2,331,858
10,432
5,707
729,399
31.3%
1,602,459
20,764
32.2%
Total
30,545,543
151,193
85,779
8,291,259
27.1%
22,254,283
575,682
29.0%
O'HARE
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Vacancy + Sublease) %
Direct Direct Vacancy Vacancy (sf) %
Class A
7,850,738
89,022
52,948
1,500,406
19.1%
6,350,332
154,617
21.1%
Class B
4,328,714
(16,366)
30,324
1,322,578
30.6%
3,006,136
36,485
31.4%
Class C
2,536,081
(38,303)
(10,496)
953,774
37.6%
1,582,307
0
37.6%
Total
14,715,533
34,353
72,775
3,776,758
25.7%
10,938,775
191,102
27.0%
TOTALS
RBA (sf)
YTD Absorption (sf)
2nd Quarter Absorption (sf)
Occupancy (sf)
Sublease Vacancy (sf)
Total Vacancy Rate (Vacancy + Sublease) %
Direct Direct Vacancy Vacancy (sf) %
Class A
63,804,379
397,902
284,619
12,931,837
20.3%
50,872,541
2,670,025
24.5%
Class B
36,061,083
241,202
190,435
9,521,512
26.4%
26,539,571
885,206
28.9%
Class C
12,311,373
(17,202)
33,472
3,339,854
27.1%
8,971,519
57,273
27.6%
Total Suburban
112,176,835
621,901
508,526
25,793,203
23.0%
86,383,631
3,612,504
26.2%
F E AT U R E S
Class A Class B
SUBURBAN CHICAGO
MARKET STATISTICS
Numbers in parentheses are negative
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
25
ADDITIONAL INFORMATION GLOSSARY Absorption: The net change in occupied space over a given period of time. Unless otherwise noted, Net Absorption includes direct and sublease space.
Rental Rates: The annual costs of occupancy for a particular space quoted on a per square foot basis.
Asking Rent: The published rental rate for a space in a building, which may vary from the rent which is negotiated upon by the tenant and landlord.
Sales Price: The total dollar amount paid for a particular property at a particular point in time.
Central Business District: The designations of Central Business District (CBD) and Suburban refer to a particular geographic area within a metropolitan statistical area (MSA) describing the level of real estate development found there. The CBD is characterized by a high density, well organized core within the largest city of a given MSA.
SF: Abbreviation for Square Feet.
Class: A classification used to describe buildings, with Class A reflecting the highest quality and Class C reflecting the lowest quality.
Submarkets: Specific geographic boundaries that serve to delineate a core group of buildings that are competitive with each other and constitute a generally accepted primary competitive set, or peer group. Submarkets are building type specific (office, industrial, retail, etc.), with distinct boundaries dependent on different factors relevant to each building type. Submarkets are non-overlapping, contiguous geographic designations having a cumulative sum that matches the boundaries of the Market they are located within.
Direct Vacant Space: Space that is being offered for lease directly from the landlord or owner of a building, as opposed to space being offered in a building by another tenant (or broker of a tenant) trying to sublet a space that has already been leased.
CHICAGO MARKET OVERVIEW
SECTION FOUR
Sublease Space: Space that has been leased by a tenant and is being offered for lease back to the market by the tenant with the lease obligation. Sublease space is sometimes referred to as sublet space.
Initial Rate: The contracted starting rental rate for the first term of a lease. Inventory: The square footage of buildings that have received a certificate of occupancy and are able to be occupied by tenants. Calculated by adding the Rentable Building Area (RBA) of all properties in a market or submarket. Large Block: The amount of contiguous space available in a building in terms of square footage. Contiguous spaces over 50,000 square feet are considered large by MB Real Estate. Lease Comparable: Comparables are properties with characteristics that are similar in nature. Their signing lease rates and other contracted elements are aggregated to analyze contracted market conditions as opposed to asking market conditions. Market: Geographic boundaries that serve to delineate core areas that are competitive with each other and constitute a generally accepted primary competitive set of areas. Markets are building type specific and are nonoverlapping contiguous geographic designations. Markets can be further subdivided into Submarkets. Net Rental Rate: A rental rate that excludes certain expenses that a tenant could incur in occupying office space. Such expenses are expected to be paid directly by the tenant and may include janitorial costs, electricity, utilities, taxes, insurance and other related costs. Preleased Space: The amount of space in a building that has been leased prior to its construction completion date, or certificate of occupancy date. Price/SF: Calculated by dividing the price of a building (either sales price or asking sales price) by the Rentable Building Area (RBA). Rentable Building Area (RBA): The total building square footage that can be occupied by or assigned to a tenant for the purpose of determining a tenant’s rental obligation. Generally, RBA includes a percentage of common areas including all hallways, main lobbies, bathrooms, and telephone closets.
Suburban: The Suburban and Central Business District (CBD) designations refer to a particular geographic area within a metropolitan statistical area (MSA). Suburban is defined as including all office inventory not located in the CBD. Tenant Improvement: Those changes to property to accommodate specific needs of a tenant. TIs include installation or relocation of interior walls or partitions, carpeting or other floor covering, shelves, windows, toilets, etc. The cost of these is negotiated in the lease. Total Vacant Space: Direct plus sublease vacant space. Under Construction: The status of a building that is in the process of being developed, assembled, built or constructed. A building is considered to be under construction after it has begun construction and until it receives a certificate of occupancy. Vacancy Rate: A measurement expressed as a percentage of the total amount of physically vacant space divided by the total amount of existing inventory. Under construction space generally is not included in vacancy calculations. Vacancy rate can be based on direct, sublease, or total vacant space. Vacant Space: Space that is not currently occupied by a tenant, regardless of any lease obligation that may be on the space. Vacant space could be space that is either available or not available. For example, sublease space that is currently being paid for by a tenant but not occupied by that tenant, would be considered vacant space. Likewise, space that has been leased but not yet occupied because of finish work being done, would also be considered vacant space. YTD: Abbreviation for Year-to-Date. Describes statistics that are cumulative from the beginning of a calendar year through whatever time period is being studied.
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
26
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MB REAL ESTATE HEADQUARTERS
DEPARTMENT LEADERSHIP
181 West Madison, Suite 4700 Chicago, Illinois 60602 phone: 312.726.1700 fax: 312.807.3853
PATRICIA ALUISI
EAST COAST REGIONAL HEADQUARTERS
ANDREW J. DAVIDSON
335 Madison Avenue, 14th Floor New York, New York 10017 phone: 212.350.2300 fax: 212.350.2301
Chief Administrative Officer
MARK A. BUTH Executive Vice President & Managing Director of Leasing Services
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
MAUREEN G. GROVE Vice President & Managing Director of Accounting Services
DANIEL J. NIKITAS Executive Vice President of Corporate Services & Tenant Advisory Services
President
KEVIN M. PURCELL Executive Vice President & Chief Operating Officer
PETER J. WESTMEYER Senior Vice President & Managing Director of Investment Services
SECOND QUARTER 2012 | CHICAGO MARKET OVERVIEW
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