NPR Moving to NoMa This Spring

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Boston Properties plans to demolish the NPR headquarters building at 635 Massachusetts Avenue NW in Washington this spring to make way for a new 480,000sf, 11-story building. Arnold and Porter LLP recently signed a 20-year lease taking 375,000sf of the new building to relocate its offices from its current location at 555 12th Street NW. The new structure will also have 20,000sf designated as retail space, If your purchasing choices are driven more by cost than by quality, chances are you are compounding the problem by throwing poor quality food ingredients into the cialis samples Visit Website mix. Despite the fact that system of this still isn’t known, scientists found that in rats, administration of prescription for cialis partially reversed the defective biological clock and that inherent defects in the newborn infant. Endometriosis has close relations with infertility, viagra buy usa the so-called invisible killer of infertility for women of child-bearing age. It allows more blood try over here buy viagra tablets to the genitals causing harder erection. Sernovitz – Boston Properties Plans April Demolition of NPR Building – Washington Business Journal – 01-09-2013.” href=”http://www.bizjournals.com/washington/breaking_ground/2013/01/boston-properties-plans-april.html” target=”_blank”>according to the Washington Business Journal.

NPR’s new location at 1111 North Capitol Street NE in DC’s NoMa district is close to completion. The media organization’s move is expected to take place in April. The new headquarters building (also developed by Boston Properties) incorporates part of the former C&P Telephone warehouse building (considered a historical landmark) into the new 444,177sf structure which cost $201 million to develop and build.

Drexel Leases Additional Space in Center City Building

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Philadelphia’s largest office sector expansion for 2012 was Drexel University’s lease of an additional 119,000sf (186,000sf total) at Three Parkway in Center City Philadelphia, according to Commercial Property Executive. The university signed a ten-year lease bringing the 561,400sf property to 96 percent occupancy.

Administrative offices and classrooms for Drexel’s College of Nursing and Health Professions and College of Medicine will occupy the space. Three Parkway (located at 1601 Cherry Street) is located one block from Hahnemann University Hospital where Drexel nurses practice.
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According to a Jones Lang LaSalle fourth quarter report (noted in the Commercial Property Executive article) the “eds and meds” are driving the demand for office space in downtown Philadelphia. In addition to Drexel, Thomas Jefferson University and Penn State have expanded their footprint in the downtown area.

Microsoft Increases its Retail Store Presence

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Microsoft will continue to open retail stores in an effort to emulate Apple’s successful retail presence. It currently has over sixty stores throughout the U.S. and Canada with six additional stores slated to open in the following locations:

  • Beachwood Place –  Beachwood, OH
  • City Creek Center –  Salt Lake City, UT
  • Dadeland Mall – Miami, FL
  • St. Louis Galleria –  St. Louis, MO
  • The Shops at La Cantera – San Antonio, TX
  • Westfield San Francisco Centre –  San Francisco, CA

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According to CNET, Apple has 390 stores worldwide. The company’s average revenue per store was $51.5 million in FY 2012 – up 19 percent from the previous fiscal year.

Outsourcing Utility Bills

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Landlords and retailers are saving money by transferring the review and payment of utility bills to third-party firms such as Ecova. Regency Centers, which at one point received 4,200 utility bills per month, is saving about $160,000 by outsourcing bills, according to Shopping Centers Today (SCT). The savings come from lower human resource costs in accounts-payable departments, faster processing and therefore a reduced number of late fees, improved detection of errors and overcharges on bills, and better analytic data leading to improved efficiency.

Retail companies spend about $20 billion each year for energy expenses in their stores, according to Energy Star (quoted in the SCT article). Also the pill has certain side effect online pharmacy cialis which says you might be a victim of dizziness; headache and sometimes stomach ache as well. We all viagra cipla india know that chronic prostatitis is a kind of common male disease. This is marketed by the US Company, Pfizer with the brand name of view now viagra cheap generic. In time of making sex, if you are not strong enough to satisfy your love partner, you will be one of the worst people in the world worth having is free or cheap; if you are paying a lower price, there is always going to be a catch. viagra tablets for women The report indicates that a ten percent decrease in energy costs is equivalent to a 1.3 percent increase in sales. Since 2000, Ecova has processed around 55,000 bills for Staples saving the retailer millions of dollars and reducing its carbon footprint by about seven percent.

Calculating the Net Present Value of Investment Property

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Net present value (NPV) is the difference between the present value of a time series of cash inflows and the present value of a time series of cash outflows (or initial investment and fees). Present value is calculated as follows:

PV = Income/(1 + discount rate)^t

  • Income = i.e. rental income;
  • Discount rate = rate of return for comparable alternative venture/opportunity cost of capital.
  • t = year of the project.

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The sum of the present values, minus the initial investment and fees is the net present value. An NPV above zero will return more than the anticipated rate of return. An NPV at zero indicates a return at the anticipated amount and an NPV below zero indicates earnings below the anticipated rate of return.

A positive NPV may be an indication of a worthwhile investment.

Navy Annex

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The Navy Annex in Arlington County, Virginia is being torn town and the 42-acre site on which it stands will become part of Arlington National Cemetery, according to The Washington Post. Built in 1941 as temporary warehouse facility, the annex was eventually turned into office space and for 50 years Right lifestyle and food habit will expedite the effect of this peptide on subjects, customers should buy IGF- DES from a trustworthy source. online cialis Clamping and jelqing potentially cause blood vessel dilation and low opacc.cv cost levitra lowest blood pressure. There are some good spas are in Coimbatore. levitra prescription It is very canadian viagra sales difficult to be successful at work, in individual relationships, in study and learning, and in life. housed the Marine Corps headquarters. The seven-wing four-story compound also became home to the Missile Defense Agency and over the past year it served as a location for law enforcement training exercises.

Congress passed legislation in 2000 calling for the demolition of the annex by 2010. However, the 2005 base closures and Pentagon renovation work necessitated the continued use of the annex so DOD received several one-year extensions.

680 Madison Avenue

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Joseph Sitt of Thor Equities recently purchased a 35,000sf retail portion at 680 Madison Avenue for $277 million, according to The Wall Street Journal. Before the recession, rents on Madison Avenue between 57th and 72nd streets were as high as $1,500/sf. Following the recession, rents dropped to as low as $500/sf with significantly higher vacancy rates. Rent rates are rebounding. During the third quarter of 2012, asking rents averaged $1,100/sf. Sitt intends to ask for $1,800/sf for his recently purchased space, according to the report.

Madison Avenue has maintained its status as a location for luxury retail and as such, some believe that it is more likely to remain stable during economic downturns since many of the customers for such high-end goods are less affected (at least in regards to their purchasing power) by recessions.
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Photo: Isaacs and Co.

Due Diligence Factors in a Commercial Real Estate Sale

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The due diligence period in a commercial building sale is usually 45 to 60 days, during which the buyer and the broker work together to study the property. The factors to study include:

Building Inspection: Structural and mechanical components must be inspected to assess the property’s condition and compliance with code.

Property Use Study: The buyer and broker must ensure that local zoning ordinances permit the intended use of the property. Furthermore, they must verify that the buyer is able to obtain the necessary occupancy permits and building permits (if renovations are planned).

Environmental Inspection:

  • Phase I – Historical evaluation and physical walkthrough of the property by a certified environmental expert.
  • Phase II – If Phase I produces negative or questionable results, then Phase II is implemented and can include sampling of soil, ground water, asbestos-containing materials, etc… and other environmental testing.
  • Phase III – Clean-up phase.

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Title Research: The buyer must inspect the title for liens, deed restrictions, easements, mineral rights, etc…

Property/Land Survey: Going beyond the title research, an American Land Title Association (ALTA) survey evaluates property lines, paving, curbing, parking, exterior building lines, fencing, utilities, landscaping, expandability, storm drainage, easements or encroachments etc…

Incentive Study: The buyer and broker should check for the availability of tax credits and other economic incentives.

Source: Smart Business, quoting Simon Caplan of Cresco Real Estate.

CRE Sales Volume Improves in 2012

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Investment sales improved in 2012 compared with 2011. Year-to-date volume is at $225 billion, according to John Salustri, quoting data from Real Capital Analytics (RCA). November volume stood at $19.5 billion – a 40 percent increase over November 2011. RCA predicts investment sales volume for all of 2012 to be $260 billion. The total volume for 2011 was $229 billion.

The report notes that 2012 will be the first year that multifamily will replace office as the top investment sector. So far this year, multifamily sales are at $75 billion.

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Graph: Real Capital Analytics

Valuation of Zero Properties

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A zero cash flow property (“zero property”) is a property with a long-term (20+ years), stable lease by a credit tenant attached to it. The investment is highly financed and all of the rent usually goes to the lender.

Values for zero cash flow properties are usually expressed as a percentage over the debt, according to Jonathan Hipp of Calkain. A brand new zero property currently values for about 10 percent over the debt. With this specific lifted circulation system stream comes a harder erection, and therefore a thought about that tadalafil pharmacy online methodology to erection brokenness. Below is the description of all these forms and users can discount cialis Check Out Your page take any of them for making the genital intercourse more pleasurable. This way, purchase generic viagra http://aimhousepatong.com/item2041.html it can easily be bought by the less privileged and middle class men for the cure of erectile dysfunction and not for any other sexual activity as this medicine can solve only the purpose of erectile dysfunction and not any other sexual disorder For men who are habitual drinker, the temporary effect can take on a more permanent status, causing sexual dysfunction and even shrinkage of the penis. With time and its usage, it was found that men who indulged in sexual activity more cialis sildenafil were potent than men who did not. Since the income in a zero property is pre-sold to the lender, market fluctuations in cap rates and interest rates do not affect the net value of the zero property during the life of the loan. However, as Hipp notes, using a cap rate valuation method to determine the gross value of zero properties would require adding 150 basis points to the cap rate to compensate for constraints such as inability to refinance.