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1st Quarter 2019 | 1
Real Estate Market Review
Reno Office
1st Quarter
2019
The office real estate market in the greater Reno/Sparks area had a
slower than usual first quarter with a reported 134,251 square feet in
leasing activity, and 214,790 square feet in building sales. However,
both direct and overall vacancy have shown an uninterrupted decline
quarter over quarter, continuing the upward push of lease rates
market-wide.
Weighted by 155,496 square feet of positive net
absorption, overall vacancy fell to 9.0% (8.4% direct), a
decrease of 6.67% in direct vacancy from the previous
quarter. The Downtown and Meadowood submarkets
hold the bulk of absorption with a combined 123,361
square feet. The most notable lease transactions that
transpired in the first quarter are: Reno Experiences leasing
10,557 square feet at 100 N. Sierra Street, Dennis Banks
Construction renewing their 6,611 square foot lease at 835
Maestro Drive, and Greater Nevada Commercial Lending
leasing 5,751 square feet at 5190 Neil Road, Suite 205.
While the notable lease transactions were in the 5,000 to
10,000 square foot range, tenant demand for office space
in the 1,000 to 3,000 square foot range remains solid.
An expected result of declining vacancy in the office real
estate market is the increase in lease rates. The office real
estate market in the greater Reno/Sparks area closed the
Continued, page 4
Market Forecast TrendsNet Absorption A reported 349,041 SF of combined lease & sale transactions prove for a slower first quarter than in previous years. We are expecting activity to increase in the second quarter with deals that were in the pipeline during the first.
Vacancy Vacancy for office real estate in the Reno/Sparks area continues to decline with minimal additions to the market.
Rental Rates Lease rates are increasing as the tenant demand for quality office space increases.
Construction Deliveries Six buildings totaling 80,491 SF were delivered to the office real estate market in the first quarter of which only 10,606 SF is currently available.
1Q 2019 Market Highlights
YEAR-TO-YEAR BASIS
ABSORPTION
RENTAL RATE
CONSTRUCTION DELIVERIES
VACANCY
2 | Reno Office Real Estate Market Review
Market Breakdown
1Q19 4Q18 1Q18 Annual % Change
Vacancy Rate 8.40% 9.00% 9.20% -8.70%
Availability Rate 10.30% 10.60% 12.10% -14.88%
Asking Lease Rate $1.64 $1.60 $1.54 6.49%
Leased SF 134,251 209,011 279,639 -51.99%
Sold SF 214,790 476,692 480,984 -55.34%
Net Absorption 155,496 -80,829 -52,261 N/A
Reno Office Charts
VACANCY, AVAILABILITY & LEASE RATE AVERAGE SALES PRICE & CAPITALIZATION RATES
NET ABSORPTION & NEW DELIVERIES SALES VOLUME VS. LEASE VOLUME
Direct Vacancy Total Available Direct Lease Rate
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 YTD
$0.00
$0.50
$1.00
$1.50
$2.00
5%
10%
15%
20%
25%
Average Sales Price (PSF) Cap Rate
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 YTD$50
$100
$150
$200
$250
2%
4%
6%
8%
10%
Net Absorption (SF) New Deliveries (SF)
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 YTD
-200K
-150K
-100K
-50K
0
50K
100K
150K
200K
250K
300K
350K
400K
Sales Volume (SF) Lease Volume (SF)
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 YTD0
500K
1.0M
1.5M
2.0M
1st Quarter 2019 | 3kiddermathews.com
Submarket Statistics
SubmarketTotal
InventorySF Under
Construction
Direct Vacancy
Rate
Total Vacancy
Rate
Total Available
Rate
1Q19 Total Net
Absorption
4Q18 Total Net
Absorption
1Q19 Leasing Activity
4Q18 Leasing Activity
Direct Rental Rate
Central/Airport 2,769,650 - 11.9% 12.0% 11.5% 19,332 -87,323 30,385 37,974 $1.24
Downtown 5,032,384 - 7.3% 7.4% 7.3% 72,689 -32,620 18,741 62,322 $1.73
Meadowood 3,540,182 75,491 9.5% 10.8% 9.9% 50,672 29,754 53,306 59,686 $1.83
South Meadows 2,368,199 - 5.9% 6.5% 5.1% 3,001 415 24,277 35,016 $1.77
Sparks 1,279,050 5,000 6.0% 6.8% 6.8% -2,331 9,651 3,684 8,653 $1.30
West Reno 364,699 - 12.6% 12.6% 12.3% 16,209 2,635 3,858 5,360 $1.32
Reno Total 15,354,164 80,491 8.4% 9.0% 10.3% 159,572 -77,488 134,251 209,011 $1.64
Class A 1,994,548 40,785 11.2% 13.7% 13.7% 151 -10,270 - 18,845 $2.11
Class B 8,222,597 39,706 9.4% 9.6% 8.7% 40,135 -66,023 116,591 136,339 $1.63
Class C 5,137,019 - 5.8% 6.0% 5.9% 119,286 -1,195 17,660 53,827 $1.37
Notable Lease Transactions
RENO EXPERIENCES
100 N Sierra Street Reno
10,557 s.f.
GREATER NEVADA COMMERCIAL LENDING
5190 Neil Road, Ste 205 Reno
5,751 s.f.
Notable Sale Transactions
WATCH HILL CAPITAL
555 Hammill Lane Reno
65,000 s.f. $13.6M or $209/s.f.
THE CARLE & ANN CONWAY FAMILY TRUST
140 Washington Street Reno
12,792 s.f. $3.25M or $169/s.f.
JOHN BOCCHI
5465 Kietzke Lane Reno
4,190 s.f. $1.7M or $406/s.f.
DENNIS BANKS CONSTRUCTION
835 Maestro Drive Reno
6,611 s.f.
4 | Reno Office Real Estate Market Review
Kidder Mathews is the largest, independent commercial real estate firm on the West Coast, with more than 750+ real estate professionals and staff in 21 offices in Washington, Oregon, California, Nevada, and Arizona. We offer a complete range of brokerage, appraisal, property management, consulting, project and construction management, and debt equity finance services for all property types.
ASSIGNMENTS ANNUALLY
TOTAL # APPRAISERS/MAI’S
MANAGEMENT PORTFOLIO
51M+ 1,600+
PROPERTY MANAGEMENT VALUATION ADVISORY
36/23
ANNUAL TRANSACTION
VOLUME
$9B
ANNUAL LEASING SF
40M
ANNUAL SALES SF
20M
COMMERCIAL BROKERAGE
# BROKERS
380+
Contact
The information in this report was composed by the Kidder Mathews Research Group.
Jerry Holdner
Director of Research 949.557.5050 [email protected]
Eric Luhrs
Regional President, Brokerage Northern California/Nevada 775.301.1300 [email protected]
Designated Broker
Mark Read | LIC # 00572743
kiddermathews.com
This information supplied herein is from sources we deem reliable. It is provided without any representation, warranty or guarantee, expressed or implied as to its accuracy. Prospective Buyer or Tenant should conduct an independent investigation and verification of all matters deemed to be material, including, but not limited to, statements of income and expenses. CONSULT YOUR ATTORNEY, ACCOUNTANT, OR OTHER PROFESSIONAL ADVISOR.
quarter at 8.40% in direct vacancy, nudging overall base
rates up to $1.64/square foot (Class A $2.11/square foot,
Class B $1.63/square foot, and Class C $1.37/square
foot). Carried by 53,306 square feet of leasing activity, the
Meadowood submarket leads the market in highest lease
rate at $1.83/square foot. South Meadows is not far behind
at $1.77/square foot.
In the first quarter, Reno/Sparks saw a reported 214,790
square feet in sales combining both owner/user and
investment office buildings. Although not an all-time high,
the average price per building square foot closed the
quarter at $202.89/square foot (a $41.28 increase from
the fourth quarter of 2018). Watch Hill Capital purchased
65,000 square feet at 555 Hammill Lane for $209.23/
square foot, The Carle & Ann Conway Family Trust
acquired 12,792 square feet at 140 Washington Street for
$169.08/square foot and John Bocchi purchased 4,190
square feet for $405.73/square foot at 5465 Kietzke Lane.
There was a reported 80,491 square feet of new office
building deliveries in the first quarter of this year. The
majority of new construction is in the Meadowood
submarket. Two medical office buildings totaling 10,271
square feet (of which only 7,285 square feet is available)
are also currently under construction in Meadowood and
are expected to be delivered this May.
In the new quarter, we expect the leasing sales activity to
increase resulting in net absorption increases, declines in
vacancies and continued increases in lease rates for the
greater Reno/Sparks area.
Source: CoStar