Downtown Rental Market Update

 

Today we’re going to be discussing the Olde Town Rental market update. Click here to download the Rental Study.   

 

Overall, we’ve seen the rental rates in Olde Town (Downtown Augusta’s primary residential neighborhood) climb from an average of $.67/SF to just under a dollar per SF over the past four years.  That’s a 32% increase, about 8% per year. What’s going on?

 

Well, as we’ve already mentioned, Cyber and Medical young professionals are choosing to live downtown.  That’s driving up rents and housing prices.  Also, investors are renovating properties, and so we are seeing more available rental properties that are in in decent condition.  

 

A decent case study is 107/105 Fourth Street.  We recently helped a buyer from Virginia acquire those apartments.  The previous owner had owned them for over 15 years, and they were in pretty rough condition with low rents. The new owner is going to make an investment into renovating the units, and with the help of professional property management, they will lease them at market rates.  The location of the property is great–the condition was terrible.  Now that complex (surrounded by young, professional homeowners) will probably target young professional or medical tenants, and we’ll see it on our rent study next year, my guess is on the higher end of our graphs.  

 

You’ll also see in the graph a strong correlation between the “Score” and the price per foot.  Our scoring system is a somewhat arbitrary numbering of properties by both location and condition from 1 to 5, and then averaging these two numbers together.  Thus, a property with location of 4 and condition of 5 scores a 4.5 in this measure.  The number again is somewhat arbitrary, but the correlation is quite strong.  So I would assign a property in rough condition and poor location an estimated rental rate of .65/ft, while a property with a good location and great condition an estimated rental rate of .95/ft.  Note that this measure doesn’t take into consideration size, which the first graph makes clear is highly correlated with the rental rate.  

 

I think this is great news for our Downtown rental market.  Augusta is changing, and I believe that the rising tide will lift all ships.  

 

What are your thoughts?  What has your experience been in the rental market?  

SharedSpace closes Coworking facilities at 901 Greene Street

SharedSpace announced last week that they were closing their 15,000 SF facility on Greene Street.  The Atlanta-Based co-working company still has two facilities in Atlanta.  The property is located on the corner of Greene Street at ninth, and has been listed for sale at 3.975M, or roughly $260/SF, and advertised for lease at $23.95/SF/Yr.  This is a beautiful facility, fully renovated, with 63 parking spaces.  

 

I think the situation is instructive about the true cost of occupancy downtown.  The number many use to calculate historic renovations is ~$150/SF.  If you purchase shell space at $50/SF, and have to find parking, you could end up with $250/SF invested in a space very quickly.  

 

For more information, see Damon Cline’s Article: https://www.augustachronicle.com/business/20191230/sharedspace-closes-augusta-office

 

What are your thoughts about the Downtown Market?  Or Co-working in general?

 

Martinez Multifamily Market Report

This is Jonathan Aceves with a 2019 C-Class Multifamily Market Report  and a Martinez Multifamily Rent Study.  Click here to Download our Asking Rent Analysis. We studied 30907 multifamily, particularly around the Steven’s Creek Corridor.   What we found overall is that Class A Space commands about a 50% premium over class B space. 

 

The primary Class A Complex in our study was Nine Two Six West, at 926 Stevens Creek Road.  Nine Two Six averaged $1.26/foot/month asking rent.  Rocky Creek and Iron Horse we considered Class B, which averaged at .84 cents.  Fountainhead we considered Class C, and averaged $.69. 

 

 Takeaways: It does make a difference who the management company  is, where it is advertised, and having good photos and floor plans.  

 

If you are a multifamily investor with north of 20 units, you should sit down with the guys at Doorpost Management.  They can give you the same economy of scale as the as the 200+ unit complexes with their integrated maintenance.  Also the quality of their financial reporting is critical for owners that may be considering sales in the next few years. It’s hard to get a professional investor to take a serious look at your property when your manager can’t provide clean financials and rent rolls.  

 

Overall Multifamily Market Notable Recent Sales:

Crossroads Apartments (B Class-74 Units, sold at 6.91 Cap/$64K per door) 

Baywood Townhomes (C Class-14 Units, Sold at 9.3 Cap/$43K per Door)

2000-2006 Central Avenue (C Class-16 Units, sold at 6.3 CAP/49K per door)

Central Residents Corner (D Class-28 Units–Not yet recorded, sold at 30K per door)

 

We would love to hear your feedback!  What is your opinion of the multifamily market?  As always thanks for watching!  Please Like and share with a friend!

 

 

 

 

Augusta Medical Office Building Market Report

 

This is Jonathan Aceves wth Meybohm Commerical here with a brief update on the Medical office market. Click here to download the Report.  

 

Overall, well-located and in good condition, medical office space in Augusta is leasing for around $18/SF, and selling for around $150/SF.  As expected, offices in Evans commanded a premium (around $200/SF), and offices around Trinity sold at a discount ($120/SF).  This is slightly higher than standard office space, and tends to be clustered around hospital facilities:  University, Doctors, AU Health, and Trinity(University Hospital Summerville)

 

One outlier that we see is with the rise of Urgent and Prompt Care clinics, which tend to lease in line with NNN leased retail space.  We are seeing them leasing at around $30/SF NNN and trading at corporately-guaranteed retail cap rates. There has definitely been a rise in Medical/Dental/Physical Therapy providers taking space in shopping centers and even developing practices on retail out-parcels.  The impact is that these lease rates fall in line with their competitors for these spaces.  

 

POB Buildings.  The POB buildings are a good milestone–what would it cost a physician to locate inside the hospital complex, with a full-service lease?  Asking rates there tend to be around $25/SF Full Service, potentially you could lease space there between $20-21/SF.  If we back out the full-service items, it’s a helpful comparison.  That might get us to a rate around 18/SF. 

 

Renovation of office buildings.  Another helpful number is what would it cost a physician or dentist to purchase a 4000 SF building and convert it to a medical practice?  Our guess is that in good condition, it would cost around $25/SF. so in theory an office building could be purchased and 100-150K invested in it to make the conversion.  Alternatively, an office could be leased, and the improvements amortized into the rent, which would equate to 4-5/SF/YR on the rate.  At those numbers, it is slightly more cost-efficient to lease or purchase an existing medical office than to convert an office building into a  practice (which makes sense).  

 

On a related note, we are seeing a large demand for purchase of NNN leased medical office space.  If you own a practice and the real estate, it may be a great retirement planning tool to investigate the value of leasing back the building and selling the real estate.   Also if you are selling your practice or looking towards retirement, it might be a good idea to sell the practice along with a  lease on the building, and then sell the leased building. That may be a great way to cash out of your investment and give your new partners a fixed and budgetable cost.

 

Notable Sale:

Augusta GYN sold their building earlier this year to University Hospital.  

 

Notable Lease:  

Pruitt Health.  12.60/FT, Modified Gross.  1220 Augusta West Parkway.  

 

Thanks for reading!  Please let us know your thoughts on the market for medical office buildings.  What are you seeing?  What’s your experience been?

 

Columbia County Apartment Development Rezoning Moves Forward

 

Columbia County Apartments
Blackstone Camp Apartments Elevation
Blackstone Camp Site
Aerial View of Apartment Site

 

Southeastern Development received a recommendation for approval on zoning revision to modify the shape of the site on Blackstone Camp Road.  The property is near the upscale River Island Subdivision in Columbia County.  The project would be limited to 274 units, and would follow the River Island PUD narrative design standards.  Southeastern Development has already started the site work.  The project was technically approved in 2002. It recently has received a lot of criticism from neighbors, including a petition for the Columbia County Commission to reconsider.  

 

I think this is a good project and will ultimately be good for this community.  I think it’s important to have a healthy mix of housing, and new Class-A apartments force older complexes to lower their prices, and create a cycle which helps create a diverse offering of housing products.  Also, A-Class housing becomes B-Class housing, B-Class housing becomes C-Class, and so forth.   

 

It seems that lower-income neighborhoods that don’t want to see change and diversification fight against gentrification, while higher-income neighborhoods that don’t want to see change fight against “higher crime rates” and “overcrowding of schools”.  

 

Hare are a few additional resources, the Augusta Chronicle Article, the recent rezoning application on this project, and a 2010 Study by Columbia County on Multifamily development.  

 

This looks like a great project that should be great for Columbia County.  Augusta is continuing to grow!  What are your thoughts? 

 

 

Multifamily 2-8 Unit Market Update

This is Jonathan Aceves with an update on Multifamily Transactions in the 2-8 Unit Space for 2019.  Here’s the Spreadsheet: 4th Quarter Market Report.   

 

Overall, the market was steady in small multifamily for the year.   The average price per door was $58,256, with an average Gross Rent Multiplier of 7.56.  Anecdotally, we have seen overall interest in Downtown multifamily increase significantly.  

Downtown, we’re seeing rents increasing, and I think this is helping to drive investors to renovate buildings and put make new product available.  The 8-unit complex we sold on Fourth Street I don’t think would have sold two years ago, but rising rents made the property compelling for an investor willing to upgrade the units and reposition the property to students and young professionals.  

 

We reviewed 36 transactions from 2-8 Units, with an average of $58,256 per door, and an average GRM of 7.56.  Average price per foot was 64.07. We did find that GRM went down slightly over the year.  There was one outlier, and when removed the Average GRM was 7.77. 

 

We’ve shown Days on Market by this box and whisker graph, and it shows that 50% of all transactions closed betwen 50-150 days.  There were some transactions that closed over a much longer period, one over 300 days and one at over 700 days.  The overall average was 116 Days.  I think what this shows is that if priced correctly and adequately marketed a multifamily property should close within 4-5 months.  

 

My experience has been that if priced correctly, a multifamily property in this category should go under contract relatively quickly.  We tend to suggest pricing a property with a fair margin to an investor, using market financing assumptions.  Here’s a simple spreadsheet you can use to help think through a multifamily deal: Basic Multifamily Underwriting Worksheet.  

Thanks for reading!  What do you make of the numbers?  What’s your opinion of the market?  

 

 

 

155-Unit Downtown Opportunity Zone Apartment Project Moving Forward–Continued Growth Downtown

 

Artist Rendering of Millhouse Station
Artist Rendering of Millhouse Station

 

Downtown Augusta continues to announce new projects and developments! Developer Ivey Development announced Friday they had closed on the land for a new downtown apartment complex.  This new development is in the immediate vicinity of two other ongoing development projects on Telfair Street, and three blocks from the newly completed Georgia Cyber Center.  

 

Ivey Development, developer for the 155-Unit Apartment Complex at 11th and Fenwick in Downtown Augusta, announced on Friday December 6th that they had closed on he land and were moving forward with the project. McKnight Construction has been selected as the General Contractor.  The land was purchased by Ivey Development from Jeff and Joey Hadden, who also own Phoenix Printing across the street.    

 

1024 Telfair Street – Augusta Office Solutions

This project is 500 feet from Augusta Office Solutions’ new building at 1024 Telfair,and a block from the city’s new fire station at 928 Telfair Street.   RD Brown is the general contractor on 1024 Telfair Project, which appears to be moving along nicely. 

 

This is great news for the City of Augusta!  155 high-end apartments will help fill in the housing gap created by continuing downtown developments, and will continue to press demand for retail and office space in the Central Business District.  

 

Congrats to Beman Group and Ivey Homes on what looks to be an incredible project! McKnight Construction Company, Inc. will serve as the general contractor. Trotter-Jordan represented the seller.  

 

What is your opinion of the downtown momentum?  What do you think we will see in 2020?

 

Augusta Chronicle Article: https://www.augustachronicle.com/business/20191206/ivey-development-acquires-downtown-land-to-build-155-unit-apartment-community

 

MKnight Construction Website: https://www.mcknightconstructionco.com/#1

 

Ivey Development Website: https://www.iveyhomes.com/

 

Article about the new fire station: https://www.augustachronicle.com/news/20190109/new-fire-station-slated-for-telfair-street

 

Update from RD Brown on construction of Augusta Office Supplies’ Telfair Street Building: https://www.browntrusted.com/overview/awards-accolades/

132-Unit Student Multifamily Housing Development given Preliminary Approval

2715 N Davidson
Photo is of the 2715 N Davidson Apartment Development, another project that College Acres was involved with.  –Charlotte Business Journal

 

 

132-Unit Student Multifamily Housing Development on Druid Park Ave given preliminary approval. Myrtle Beach Developer College Acres has proposed to build a four-story #apartment development aimed at Paine & AU students. David Despain, the developer, has developed a number of similar properties, and was also involved in working with Coastal Carolina University for the development of the HTC Center in Conway, SC.

 

It is great to see developers take notice of what’s happening in Augusta. This looks like a great project and should have a big positive impact in that neighborhood!

 

Augusta Chronicle Article: https://www.augustachronicle.com/news/20191202/developer-proposes-student-housing-complex-on-druid-park-ave

 

Info on Charlotte Project: https://www.bizjournals.com/charlotte/blog/real_estate/2015/07/developers-planning-147-unit-apartment-complex-in.html

 

Info on Wilmington Project: https://www.starnewsonline.com/news/20190103/more-student-housing-proposed-near-uncw

Wilmington Project Approved in October: https://www.wect.com/2018/10/18/wilmington-planning-commission-approves-college-acres-townhome-development/

 

Horry City Council Minutes RE: Tiff Bonds for HTC Center:

https://www.horrycounty.org/Portals/0/Docs/council/archives/min04-0518.pdf

Huge Economic Impact of Topgolf and Dave & Busters for Augusta

 

What are the economic implications of Topgolf and Dave & Buster’s coming to Village at Riverwatch?  According to projections from Augusta Economic Development Authority reported by Damon Cline, these two projects are expected to add $15 million to the local tax base, and add 200 jobs and generate $1M in sales tax revenue.  Hats off to the Economic Development Authority, who was able to help attract these developments without tax incentives, and the only expense is a $250K commitment  to construct the public road that will give these sites access.  

 

What do you think will be the impact of these new developments?  Comment below:

 

Additional Resources:

More Details in Great Article by Damon Cline on this Subject

Village @ Riverwatch website & contact for Jordan Trotter Real Estate who handles leasing

Topgolf Website

Dave & Buster’s Website

 

 

September Industrial Market Report

 

Hi!  Today we’re going to be discussing the Industrial Market Update.  There’s been a few notable sales, the Keebler building sold on 7/28 for 7.4M, $16 per foot, and 1431 Marvin Griffin sold on 6/27 for 2.7M (Jay Willingham handled that one).   On the leasing side a few large leases have been done, the largest is at 4301 Evans To Locks, leased over 400K SF to start in Feb, Acoustic Insulation Techniques leased 75,000 SF in Augusta Forward Drive in June of 2019,and 48KSF leased in April at 1595 Columbia Hwy N in Aiken.  Overall demand for flex is strong, and with the Hock family putting some of their portfolio on the market there is availability of good multi-tenant industrial buildings.  See below for more resources, including details on notable sales and leases, and a link to an overall industrial market report.  

 

Recent Notable Industrial Transactions:

Sales:

  • 2.7M, $32.58/SF, 75,200 SF, sold on 6/27/19 — Electrical Equipment Bldg–1431 Marvin Griffing Rd Marvin Griffin Comp
  • 3M, $47/SF, 64,256 SF, Sold on 5/14/19, Advanced building Advanced Autoparts
  • 7.4M, $16/SF, 453,708SF, Sold on 7/28/19, Keebler Facility – Marvin Griffin rd: 1550 Marvin Griffin Comp
  • 650K, 11,800SF, $55/SF, Sold on 8/1/2019, 3715 Benchmark Warehouse  Benchmark

Leases:

 

Additional Resources: 

Industrial Market Report 9.20.19