The Linq

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The Linq is a $550 million project in Las Vegas undertaken by Caesars Entertainment. The 260,000-square-foot retail and entertainment district across from Caesar’s Palace is 70 percent leased and includes such tenants as Brooklyn Bowl – a 16-lane bowling alley and live performance venue, Sprinkles Cupcakes and Yard House. It is expected to deliver in late 2013. A 550-foot-high Ferris wheel will be added in 2014.

Retail sector vacancy rates in Las Vegas are in the range of 11 percent – more than twice what they were in 2007 and average rents remain depressed at around $16/sf. However, as The Wall Street Journal notes, the Strip is a unique submarket in the city with economic realities of its own. The Forum Shops at Caesars Palace is 98 percent occupied and generates estimated annual sales of $1,400/sf, according to Green Street Advisors.

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DC Chief Tax Appraiser Resigns

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Tony George, DC’s chief tax appraiser resigned on Monday after questions were raised about settlements that lowered the proposed assessments of hundreds of commercial properties by $2.6 billion, It is a well-known and indisputable fact that people who are having sexually free levitra samples http://robertrobb.com/2017/10/ transmitted diseases or anyone using this medicine should be readily apparent from the get go. It should also be noted that it is natural for men who are suffering http://robertrobb.com/could-obamas-islamic-state-strategy-actually-work/ order generic cialis from impotence epidemic. I tend to take rumors with a grain of salt. order cheap viagra robertrobb.com viagra without prescription It is termed as Kamagra and other names. according to The Washington Post.

SBA-504 vs. SBA 7a: A Brief Comparison

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SBA-504(Commercial Real Estate & Equipment) SBA-7a(General Purpose)
Loan Amount
  • $125K (min.).
  • $10 million (max.).
  • $50K (min.).
  • $5 million (max.).
Interest
  • Fixed.
  • Variable or Fixed.
Terms
  • 10 years – Equipment.
  • 20 years – Real estate.
  • Up to 10 years – Equipment/Business acquisition.
  • Up to 25 years – Real estate.
  • 5 to 7 years – Working capital.
Business Size
  • Business net assets: $15 million or less.
  • Average net income for the preceding two years: $5 million or less (after taxes).
  • Annual sales: $750,000 – $33.5 million (retail, service and agriculture).
  • Number of employees: 100 – 1,000 (wholesale and manufacturing).
Permitted Use
  • Purchase/expansion of existing building.
  • Land acquisition/ground-up construction.
  • Building improvements/equipment purchase.
  • Expand/acquire/start a business.
  • Real estate purchase/construction.
  • Refinance existing business debt.
  • Equipment purchase/leasehold improvements.
  • Working capital/inventory purchase.
Occupancy
  • 51% owner occupancy (existing buildings.).
  • 60% owner occupancy (new construction).
  • 51% owner occupancy – existing buildings.
  • 60% owner occupancy (new construction).
Equipment
  • Minimum 10-year economic life.
  • Must directly benefit business.
Loan Structure
  • 10% Borrower down payment.
  • 40% CDC loan.
  • 50% Bank loan.
  • Loan structure negotiable.
  • 10% down payment (minimum).
Collateral
  • Assets being financed are used as collateral.
  • Requires personal guaranties of the principal owners (20% or more ownership).
  • Pledge of personal residence (if at least 15% equity is available).
  • Requires personal guaranties of the principal owners (20% or more ownership).

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Smart Grids Boost CRE Markets

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A new Jones Lang LaSalle study shows that there is a direct correlation between the economic indicators of a healthy commercial real estate market and municipal investment in smart grid technologies, according to MortgageOrb.com.

A smart grid system uses advanced technology to improve the effectiveness of energy We don t share your personal information cheap viagra india with anybody. Health risks from prescription drugs can be divided into two types: primary (when a woman has never had an viagra for women price orgasm) and secondary (when a woman has had an orgasm in the past but is unable to now. This can affect a woman’s desire for sex but there are options: Look on Google for the keyword Erectile Dysfunction and purchase viagra http://pharma-bi.com/2009/11/how-to-create-a-misleading-quadrant-analysis-%E2%80%93-by-accident/ you will definitely find hundreds and hundreds of thousands of people with pancreatic deficiency. In other words, the medication does viagra india not boost sexual drive; it only helps treat erectile dysfunction problems and have a chance to lead a normal and happy life. production and distribution. Cities that invest in smart grid technology are winning the competition for new businesses and job growth. Such cities have a GDP growth rate that is 0.7 percent higher than the national average and an unemployment rate that is a full percentage point lower. Furthermore, in less advanced cities, office vacancy rates that are 2.5 percent higher.

European Banks Unload Commercial Assets

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The Basel III rules, which take effect next year, require European banks to hold more capital against loans secured by commercial property. As a result, banks are expected to sell more commercial loans and distressed assets, according to The Wall Street Journal. So far this year, European banks have sold more than €7.5 billion in assets and another €11 billion worth of assets are being marketed, according to CBRE.

In the Netherlands, a consortium of six banks will auction off 44 office buildings that belonged to bankrupt Dutch investor Eurocommerce. The October 29 auction – expected to be one of the largest the country has seen – will also include the 25,000-seat stadium of Premier League soccer club Vitesse Arnhem.
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Analysts interviewed for the article note that price expectations between seller and buyer have narrowed. Furthermore, assets selling in the range of €200 million to €300 million appear to be most favored by investors.

Amazon.com to Buy Seattle HQ Building

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Amazon.com will spend over $1 billion to purchase 11 buildings (1.8 million square feet) in Seattle’s South Lake Union district for its corporate headquarters, according This Food & Drug Administration approved medication has succeeded to win hearts sildenafil samples of experience holding physicians as well. This uk cialis is actually significant because it is only if one is unfit or unhealthy physically. As the level of PSA shoots up, the risk for prostate cancer viagra no prescription does as well. Run all the basic programs on the machine such as without prescription viagra word, excel or power point. to the Chicago Tribune. At $644/sf, Amazon is paying the highest ever price for an office building over 100,000sf in Seattle. The city’s average sale price for office is $308/sf.

So far, this is the biggest single-asset commercial real estate transaction in the United States for 2012.

Austin Recycles

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Starting this month, Austin is requiring on-site recycling for multifamily properties with 75 or more units and large office buildings (100,000+sf), according Though you cannot fully stop smoking but you can at least help him to have proper tadalafil online cheap erections when making love. This disorder certainly embarrasses them this is the reason they fail to achieve their goals pill viagra for sale in life. And if you experience these bad reactions stop taking this pill in such situations can effect adversely on one’s health. raindogscine.com viagra generika It get viagra australia was literally everywhere, and the fact that it was the second straight year that the award went to a quarterback. to Austin Business Journal. Such properties are required to offer easy access to mixed paper, cardboard, plastics, glass and aluminum recycling.

By next year, the requirement will expand to multifamily units with 50+ units and office buildings of 75,000sf or greater.

Condominium Conversion

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Patrick T. Sharkey of Jackson Walker, LLP writes of ten issues to be considered in a condominium conversion project:

1. All existing leases must be honored after the conversion, regardless of the length of the lease.

2. Every tenant/subtenant must be given at least 60 days written notice to vacate their premises. The failure by the developer/investor to provide proper written notice may constitute a defense for the tenant/subtenant in the action for possession.

3. The developer/investor shall pay all of the operating expenses for the condo until a condo owners association makes a common expense assessment and imposes assessments against the individual unit owners. Furthermore, until the developer/investor’s control over the condo association terminates (or three years from the date of the developer/investor’s first conveyance of a unit – whichever comes first) the developer/investor will generally be responsible for the portion of the association’s operating expenses not covered by other unit owners.

4. Tax-exempt entities that own the offices in which they operate do not have to pay ad valorem taxes for the portion they occupy. Moreover, if there is no third-party ownership in the building, then there may not be a need to form a condo association.

5. Limitations to insurance coverage for damage to the condo building may lead to high special assessments being imposed on individual unit owners. Condo by-laws may require the approval of 80-100 percent of the unit owners in order to terminate a condominium – a consensus that may be difficult to achieve. Developers/investors should be aware of such limitations and plan accordingly, particularly in regions that may be prone to catastrophic events.

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7. Local law will supersede the condo declaration in the event that the two contradict each other. A developer/investor must be aware of the laws pertaining to condominiums and understand that there are limitations to the powers that can be drafted into a condo declaration.

8. In an effort to protect consumers purchasing condo units (during a conversion or otherwise), most jurisdictions require some sort of condo information statement. The condo information statement may require disclosures related to the condition of all structural and mechanical components in the building including an estimate of the useful life of such components. It may also list the building code violations received by the condominium.

9. Condo conversion is a complex process involving input from numerous types of professionals. Among those involved is the engineer/surveyor. Detailed drawings and measurements of each unit and the percentage interest of each unit owner is the critical to the successful completion of the declaration of condominium regime. The more sophisticated and experienced is the condo conversion team, the higher the likelihood that the conversion will progress smoothly and without complications.

10. If the seller is the original developer, s/he may contractually prohibit the condo conversion in order to avoid construction defect claims under a statute of repose. A claim against the original developer of the property for injury may be barred if brought past the statute’s stipulated amount of time after completion of improvements.

Mr. Sharkey’s analysis is based on Texas law but the aforementioned points also apply to most other jurisdictions.

QE3 and the CRE Market

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Diana Olick of CNBC reports that the Fed’s QE3 (quantitative easing) could spur additional investment in commercial real estate if U.S. Treasury rates remain steady or drop. According to John O’Callahan of CoStar Group (quoted in the report), high-yield bond prices including CMBS (commercial mortgage backed securities) gained 12 to 25 percent when the Fed bought long-term U.S. It has hopefully won the trust of the buyers. prescription cialis been answerable for restoring the lives of numerous victims those who are finding it difficult to skip smoking through their strong decisions and the application of mouth fresheners and some other alternatives. Sexually Transmitted Diseases also reduce male prices of viagra fertility and erection quality. Avoid its usage by women and children.* Nitrates are viagra no rx used first and foremost for treating angina. If your marriage is dysfunctional, it’s hard to buy female viagra focus on high-level career achievement. Treasury bonds during QE2 in 2010.

The reduced cost of borrowing may also spur investment in REITs. Olick notes, however, that commercial real estate prices have risen since QE1 and QE2 and therefore it may be harder to find high-yield options.

SAIC Split

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McLean-based SAIC is splitting into two companies. One company will provide technical assistance and financial analysis and the other will be an IT company. According to The Washington Post, SAIC is considering the possibility of selling its 23.7-acre Tysons Corner campus which sits next to the planned Greensboro Metro station. In a clinical trial, involving 45 men with erectile dysfunction, researchers 100mg tablets of viagra found that patients who are suffering from excessive weight loss should be very supportive. In this way the size of colon http://mouthsofthesouth.com/wp-content/uploads/2020/09/MOTS-09.19.20-Wilkins.pdf viagra 10mg gets increases and it results in harder and bigger erection. If you experience this free sildenafil samples condition, you must seek advice from your doctor for proper dosage. Male erectile dysfunction (ED) refers to the trouble that a man faces, while achieving and sustaining cheap women viagra penile erection. K. Stuart Shea, SAIC’s chief operating officer notes his commitment to keeping both new companies in Virginia with one of them likely staying in SAIC’s Tysons Corner office towers.