Chicago Office Market Overview May 2017
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- Sylvia Long
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1 Overview May 07
2 CBD Submarkets OVERALL CBD Profile: Highly Skilled Workforce, World Class Transit, Diverse Local Economy Major Tenants: Blue Cross & Blue Shield of Illinois, JPMorgan Chase, United Continental Holdings Vacancy:.% YTD Absorption: 86,7 SF Avg Rental Rate: $8.7/SF RIVER NORTH FULTON MARKET WEST LOOP CENTRAL LOOP EAST LOOP NORTH MICHIGAN AVENUE Profile: Professional Services & Technology Major Tenants: Kirkland & Ellis, Groupon, Jenner & Block Vacancy: 0.0% Profile: Emerging Technology Major Tenants: Google, McDonalds Corporate HQ, Glassdoor, Dyson Vacancy:.0% Profile: Largest and most transport oriented submarket Major Tenants: AT&T, United Continental Holdings, Bank of America Vacancy:.% Profile: Core Financial District Major Tenants JPMorgan Chase & Co, Northern Trust, Sidley Austin Vacancy:.% Profile: Non-Profit Organizations & Advertising Firms Major Tenants: Blue Cross & Blue Shield, Sargent & Lundy, Aon Corporation Vacancy:.% Profile: Medical Office, Advertising & Media Agencies Major Tenants: Northwestern, Tribune Media, Draftfcb Inc. Vacancy: 8.% YTD Absorption: -6,08 SF YTD Absorption:, SF YTD Absorption: 9,6 SF YTD Absorption: -7,69 SF YTD Absorption: 7,98 SF YTD Absorption:,686 SF Avg Rental Rate: $0.9/SF Avg Rental Rate: $.9/SF Avg Rental Rate: $./SF Avg Rental Rate: $7./SF Avg Rental Rate: $./SF Avg Rental Rate: $./SF
3 Market Statistics By Building Class Q 07 Building Class Inventory YTD Net Absorption Vacancy Avg Gross Asking Rate Class A 6,800,9 SF 9,6 SF.% $.79 Class B 6,067,9 SF -7,79 SF.% $.7 Class C 6,88,69 SF,099 SF 9.7% $8.9 CBD Total,,0 SF 86,7 SF.% $8.7 Increasing Vacancy Rates Looming Vacancy reached its low-point during the third quarter of 06, increasing from.% to.0% during the fourth quarter. The increase in vacancy was caused by the delivery of approximately. million square feet during the quarter. As another office tower delivered in the first quarter of 07, the CBD s vacancy rate rose further to.%. In the coming months, several of the new towers largest tenants will vacate their longtime residences as they relocate to their new buildings, which will cause the vacancy rate to move a bit higher as many will be occupying spaces smaller than those they are vacating. Peaking Rental Rates Rent is reaching near record heights across all asset classes, increasing 6.0% over the past three years. Rent is expected to increase through the second quarter of 07, at which point it is expected to flatten for the remainder of the year. The delivery of approximately. million square feet of inventory over the past four months has relieved upward pressure on rental rates. Technology Sector Leading the Way Chicago s technology sector continues to fuel positive net absorption (e.g. Outcome Health, PowerReviews, ActiveCampaign, Cars.com, Sprout Social, Motorola Solutions, Glassdoor). As Chicago s local technology sector has continued to succeed, companies operating in other markets are beginning to view Chicago as a technology hub. Therefore, demand for technology-centric office space in downtown Chicago is expected to remain strong for the foreseeable future. Corporate Migration into the CBD Since the beginning of 0, at least 7 large corporations have relocated their headquarters from the suburbs into the CBD, including McDonalds Corporation, Kraft Heinz, Motorola Solutions, Wilson Sporting Goods and Nielsen. These corporate relocations have stimulated demand in Chicago s downtown office market and the trend s ability to continue will prove pivotal for Chicago s market. Competition for talent has been a driving factor in attracting companies to the CBD.
4 Vacancy (%) CHICAGO Submarket Vacancy Rates %.0%.0%.0%.00%.70%.0%.0%.80%.0%.00%.60%.80%.70% 0.0% 0.0% 0.00% 0.00% 8.0% 8.00% 6.00%.00%.00% 0.00% West Loop Central Loop East Loop North Michigan Ave. River North West Loop
5 Net Absorption SF CHICAGO Supply Versus Demand,000, %,000,000 Dot Com Bubble Burst.9%.7% 6.9% Financial Crisis.9%.% 6.00%.8%,000,000.98%.%.97%.9%.66%.80%.6%.00%.%.79%.78%.00%.00%,000, % Vacancy Rate,000, % % (,000,000).00% (,000,000) Net Absorption Supply Delivered to Market (SF) Vacancy Rate.00% (,000,000) 0.00%
6 Average Asking Rental Rate vs. Vacancy Rate 8.00% Asking Gross Direct Rent Per SF Total Vacancy Rate $ % Strong Landlord s Market $6.9 $8.00 $8.7 $ % $.8 $. $. $.7 $.6 $.98 $.7 $. $.00 $0. $0.6.00% $ % $ % $ % $.00.00% $ % $ % $-
7 07 Largest Lease Transactions Location Central & Strategic Company Address Size (SF) Bank of America 0 N. Wacker 0,000 Outcome Health N. State 9,000 Nielsen 00 W. Jackson,000 PPM America W. Wacker 0,000 Barack Ferrazzano Kirschbaum & Nagelberg 00 W. Madison 99,76 6 Expedia 00 W. Madison 96,89 7 Allstate Insurance Merchandise Mart 7, Snapsheet N. Dearborn,000 9 ActiveCampaign N. Dearborn,000 0 Strata Decision Technology 00 E. Randolph,68 6 The National Restaurant Association S. Wacker,000 The American Academy of Art S. Michigan,000 Dyson 0 W. Fulton Market 0,686 Nitel 0 N. Orleans, Intersport 0 E. Wacker 0,76 6
8 Suburban Migration To Downtown COMPANY MOVED TO SIZE (SF) 07 Nielsen 00 W. Jackson,000 EXP 0 N. Michigan TBD GE Healthcare 00 W. Monroe TBD Hickory Farms S. Wacker 7,00 06 Allstate Merchandise Mart*,000 Beam Suntory Merchandise Mart 0,000 EN Engineering 80 N. LaSalle* 0,77 Echo Global Logistics 600 W. Chicago,000 McDonald s Corporation 0 W. Randolph 8,000 6 Wilson Sporting Goods 0 E. Randolph 80,000 0 Baxalta 0 W. Madison* 8,000 ConAgra Merchandise Mart 70,000 Kraft Heinz 00 E. Randolph 70,000 McDonald s N. Orleans*,000 Mead Johnson W. Lake 7,000 6 Motorola Solutions 00 W. Monroe 0, 7 SAC Wireless 0 W. Madison 8,000 8 STATS 0 N. LaSalle 70,000 9 Textura 0 E. Randolph* 0, 0 Blue Chip Marketing 70 N. Franklin 7,000 0 Gogo N. Canal,000 Medix S. Riverside,00 Mueller & Co. 00 W. Adams*,000 Newark Corp. 00 S. Riverside 6,000 Peapod 0 N. Wacker* 7,000 0 AT&T W. Randolph,000 BayRu 60 N. LaSalle*,000 Cappex 0 W. Monroe,000 John Crane 7 W. Monroe,000 Kraft 0 N. Michigan* 0,000 6 Legal & Gen. Invest. Mgmt. 7 S. Wacker 6,000 7 Marketing Store Worldwide W. Monroe,000 8 Medline 00 S. Wacker*,000 While suburban locations may provide a more cost-effective base of operations, companies have increasingly relocated to the Central Business District in search of talent. With a growing workforce of Millennials who prefer to live downtown, many companies view a CBD presence as an essential recruitment tool. The most progressive have transplanted their entire workforces while others have opened outposts to provide flexibility for workers who are reluctant to commute to the suburbs. * Satellite Office
9 CHICAGO Chicago Loop New Construction OVERALL CBD W. LAKE (River Point),08,70 SF Completed December 06 DEVELOPER: Ivanhoe Cambridge/Hines/Levy Joint Venture STORIES: ASKING NET RENTS: $.00-$6.00/SF.% 86,7 86,7 $8.7 ANCHOR TENANTS: McDermott Will & Emery: 06,000 SF (7/0); DLA Piper:,000 SF (/0); Mead Johnson: 78,000 SF (/0); Morton Salt:,000 SF (6/0) 0 N. RIVERSIDE,8,0 SF Q 07 RIVER NORTH Completed February 07 DEVELOPER: Riverside Investments (J. O Donnell) STORIES: ANCHOR TENANTS: William Blair: 7,000 SF (/0); Hyatt Hotels Corp: 7,000 SF (/0); Polsinelli Law Firm:,000 SF (/0); Navigant:,000 SF (/0) 807,000 SF 0.0% --6,08 Q 08 Delivery Q 07.% 9,6 9,6 $. DEVELOPER: John Buck Company Q 07 8.%,686-6,08,686 $0.9 $. WEST LOOP ASKING NET RENTS: $.00-$0.00/SF N. FRANKLIN (CNA Center) NORTH MICHIGAN AVENUE Q 07 STORIES: ASKING NET RENTS: $.00-$0.00/SF ANCHOR TENANTS: CNA Insurance: 7,000 SF (/06); Hinshaw & Culbertson: 9,000 SF (/0) 6 W. ADAMS,6 SF EAST LOOP Q 08 Delivery DEVELOPER: White Oak Realty & CA Ventures STORIES: 0 ANCHOR TENANTS: None (Building Spec),0,000 SF.% -,08 00,868 $.6 CENTRAL LOOP ASKING NET RENTS: $.00-$.00/SF 0 N. Wacker Q Delivery DEVELOPER: Riverside Investments (J. O Donnell) & Howard Hughes Corp. Q 07 0.%, 9, $6.8 STORIES: ASKING NET RENTS: $8.0-$7.00/SF ANCHOR TENANTS: Bank of America:,000 SF (/07) 8
10 MOST RECENT STATISTICS Colliers Chicago $.0B TOTAL TRANSACTION VALUE,09 TOTAL TRANSACTIONS 76M SQUARE FEET LEASED 7/8 EMPLOYEES / BROKERS Awards and Honors > Represented of every 7 tenant rep transactions in the Chicago CBD > Completed of the 68 largest suburban office transactions > Colliers Chicago was responsible for nearly 0% of Colliers USA s total production among owned offices > As of December 0, 6 of top 0 Colliers professionals nationally are Chicago-based 00 S. Wacker Drive Chicago, IL Our Chicago Office Services Include: > Strategic planning and design > Portfolio and lease administration > Workplace strategy 60 N. River Road Rosemont, IL > Transaction management: acquisitions, dispositions, financial analysis > Site selection, location analysis and employee mapping > Project and construction management > Standards development and procurement > Lease and operating cost audits > Structured capital solutions > Appraisal and valuation > Sustainability/LEED consulting > Data center consulting NAIOP Chicago awards: Downtown Office Transaction of the Year (Hillshire Brands) Suburban Office Transaction of the Year (ACCO Brands) Industrial Transaction of the Year (Home Depot) Industrial Investment Transaction of the Year (Panattoni Portfolio) Commercial Real Estate Awards: Innovative Deal of the Year (Hillshire Brands) Investment Broker of the Year > A Real Estate Forum National Transaction of the Year
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