An entity tied to an Orlando commercial bakery looks to build new commercial space near the airport.
Donut Holedings LLC — which shares an address with Orlando-based Bakery Express of Central Florida Inc. — seeks approvals for 195,000 square feet of warehouse buildings on 13.5 vacant acres northwest of Landstar Boulevard and Wetherbee Road, according to Orange County records. A company representative wasn't available for comment.
The project team so far includes Orlando-based Florida Engineering Group Inc. Donut Holedings purchased the land for $3.7 million, or roughly $274,074 an acre, in January 2017, according to Orange County records. Jetport Industrial Park Of Orlando Ltd. was the seller. The property's market value is $3.3 million.
The project may cost $12.7 million to build, based on industry standards.
It's not known how this warehouse will be used, but the race is on for more land to build space to meet e-commerce needs locally.
Online shopping has risen due to Covid-19 as more people order goods from home instead of venturing out to stores. In fact, for every $1 billion increase in e-commerce spending, there's a need for 1.25 million square feet of additional distribution space, according to a CBRE "U.S. Industrial & Logistics" second-quarter 2020 report.
"It's like a time machine and you come out 10 years later," David Murphy, senior vice president of CBRE Group Inc. (NYSE: CBRE), said of the growth in e-commerce. "That's what industrial looks like today. It's an accelerant to fast forward an impact that was already going to happen."
New construction is an important regional economic driver. It creates jobs, while also providing more space for companies involved in e-commerce, logistics, housing and other industries.
The airport/Lake Nona industrial submarket has a 13.2% vacancy rate compared with the Orlando-area average of 8.2%, Cushman & Wakefield PLC (NYSE: CWK) reported. That's likely due to the high amount of space under construction — 1.1 million square feet — which is tops among Central Florida submarkets. The large amount of space under construction shows demand for industrial product there.
In addition, the submarket has average asking warehouse/distribution rates of $5.89 per square foot, which is near the Orlando-area average of $5.97 per square foot.
The owners of this 36.5-acre assemblage on Boggy Creek Road are surrounded by new and planned developments, like Medical City, Tyson Ranch and D.R. Horton's development on the 115-acre AdventHealth property. (Daly Design Group)
For the second time in as many weeks, a group of property owners on the outskirts of Lake Nona have formed an assemblage to seek city annexation for a mixed-use project.
Five individual owners of six parcels in the Orlando-Kissimmee Farms rural enclave east of Boggy Creek Road applied for a Comprehensive Plan Amendment to change the future land use from Rural to Neighborhood Center, with Planned Development/Neighborhood Center zoning and inclusion in the city’s southeast sector plan. The assemblage known as the Beth Road annexation adds up to 36.5 acres. It’s contiguous to the Lake Nona’s Medical City property on the north and a half-mile north of the Osceola County line.
The land owners engaged Daly Design Group to create a Framework Master Plan that would create three separate zones within the development for commercial, multifamily and residential nodes. The 8.2 acres fronting on Boggy Creek Road would be slated 78,700 square feet of mixed-use non residential development.
The framework master plan for the Beth Road properties show three separate nodes for non-residential (red), mulitfamily (yellow) and townhouse development (blue).
Just east of the mixed-use pod would be a 19-acre lot entitled for a 380-unit apartment community. The third zone is a 9-acre lot north of New Hope Road and contiguous to Medical City, which would be entitled for 92 fee-simple townhomes.
Daly declined an interview request. In the application package, he wrote that the project would create an internal street network with pedestrian connectivity. The project would provide needed housing and services to the employment centers, like Medical City and Orlando International Airport, which is two miles away.
He also pointed out that Boggy Creek Road is scheduled to be reconstructed next year from a 2-lane rural road to a 4-lane urban roadway, and that OUC is extending utilities to the county line. The current and pending permitted projects along the Boggy Creek corridor are trending along the same lines as the Narcoossee Road corridor.
“This area of the City is undergoing rapid change to the existing rural character of the area,” Daly wrote. “The approvals of the Poitras property is located ¾ of a mile to the east of the subject site and Lake Nona Medical City located to the north of the site are bringing urban character development to the Southeast area of Orlando.”
Directly across the street from the Beth Road assemblage lies the 115-acre AdventHealth property, which now under contract to D.R. Horton. Pending permits would allow for 660 multi-family units, 166 townhomes, 160 senior housing units, 150,000 square feet of retail use and 150,000 square feet of office uses.
Just south of that project, the mixed-use Tyson Ranch master-planned community is already underway with new apartments by The Bainbridge Companies and M/I Homes.
“The proposed development on the subject parcel is consistent with the emerging development pattern that is changing from rural to urban in nature in this area of the City,” Daly wrote. “This change in character is being driven by the entitlements granted to the multiple properties along the west side of the corridor. The planned reconstruction of the Boggy Creek corridor which will bring urban infrastructure to the site and improved roadway connectivity supports the increase of development intensity and will provide the southern gateway into the City of Orlando.”
The consulting development team also includes GTC Engineering as civil engineer, Bio-Tech Consulting as environmental engineer and Traffic & Mobility Consultants.
Earlier this month a group of homeowners on Narcoossee Road – some of the last homeowners on Lake Whippoorwill – also petitioned for annexation and Urban Village land designation. Both cases are scheduled to go to the Municipal Planning Board on Oct. 20.
Institutional Property Advisors (IPA), a division of Marcus & Millichap, announced the sale of North Lake Business Park in Altamonte Springs.
The property sold for $28.5 million.
“North Lake Business Park’s diverse mixture of regional and national tenants provides new ownership with long-term cash-flow security and the variety of building types, units and loading options offer considerable flexibility and excellent potential upside,” said Douglas K. Mandel, IPA executive managing director.
Mandel represented the seller, Real Capital Solutions, and procured the buyer, Taurus Investment Holdings, LLC, a global real estate private equity firm headquartered in Boston, Massachusetts.
“Taurus has been investing in the Orlando office market for over 25 years and maintains strong confidence in its resiliency and future growth potential,” said Peter A. Merrigan, CEO of Taurus Investment Holdings. “We found the Northlake acquisition particularly attractive due to its location and the tenants’ ability to completely control their employee and client environments.”
A 10-minute drive from Downtown Orlando, the property has a half-mile of frontage on Orlando’s most-traveled thoroughfare, Interstate 4. The Altamonte Springs SunRail station is three miles from the property, State Road 436/Altamonte Drive is less than a mile away, and the area’s largest retail complex, the Altamonte Mall, is close by. Constructed between 1982 and 1987 on 29 acres, the 15-building, 270,000-square-foot business park is approximately 75% office space and 25% air-conditioned warehousing. The average unit size is 5,000 square feet. At the time of the sale, the property was 90% leased to a mix of technology, real estate and healthcare tenants.
Founding Principal Amy Calandrino, CCIM of Beyond Commercial, a commercial real estate firm headquartered in Maitland, represented the buyer, Lemetra Investments, LLC, in a $2.75 million purchase of a 47,468 square feet warehouse facility. The seller, United Partners Investments, Inc., was represented by David Murphy, MAI, SIOR, CCIM of CBRE.
The buyer’s principal, Adrian Little, certified minority-owned fabrication company – JETechnology Solutions, Inc. – will occupy the property. JETechnology Solutions is a trusted partner of some of the most recognizable names in the industry such as the United States armed forces and Lockheed Martin. The new facility will allow them to expand considerably.
“JETechnology Solutions is just one great example of the manufacturing sector’s growth. One post-COVID change driving record manufacturing growth is supply chain optimization increasing opportunities for manufacturers to utilize stateside based suppliers,” said Calandrino.
“When I’m asked about the state of the commercial market, most people have no idea that the industrial market especially with manufacturing facilities is thriving in part because of the supply chain innovation,” she added.
Chere Roane, a member of the Orlando Regional Realtor Association (ORRA) and the Central Florida Commercial Association of REALTORS (CFCAR), received the 2020 Commercial Realtor Achievement Award at the 2020 Florida Realtors Awards.
The Commercial Realtor Achievement Award honors a Realtor’s lifetime of contributions to commercial activities at the local, state, national and community levels.
Honored by ORRA as its 2017 Realtor of the Year and as its 2018 Presidential Award recipient, Roane has worked tirelessly with the ORRA Realtors Commercial Council from its beginning to its current member base of more than 400 Realtors. She is a mentor to many members, encouraging those interested to earn their CCIM (Certified Commercial Investment Member) designation. Roan helped the transition team that made the Central Florida Commercial Association of REALTORS a reality, serving first as a member of the Board of Directors, then as president in 2011.
At the state level, she has served on numerous Florida Realtors committees, including Commercial Alliance, Legislative Task Force, RPAC and the Building Fund, to name a few over the years. Roane is a 2010 graduate of Florida Realtors Leadership Academy and a 15-year member of its Honor Society. She also has served the National Association of Realtors (NAR) on many committees, including Consumer Communications, Governmental Affairs, and Leading Edge Advisory Board. Currently, she is a member of NAR’s Commercial and Commercial Legislative committees. Roane also is a graduate of its JW Levin Leadership Academy.
In the community, she is a past president of the Orlando Evening Rotary Club; is part of the Golden Eagle Boy Scouts event that works closely with Boy Scout Troop 24 (her grandson is now an Eagle Scout); a member of the American Legion Post 19; and an auxiliary member with the Veterans of Foreign Wars (VFW) post 2093. Roane works closely with veterans’ groups and is a strong advocate for organizations that assist the elderly in the Orlando area.
Source: Florida Realtors
A land sale has been completed for e-commerce giant Amazon's latest Central Florida facility.
New York-based Nuveen and Atlanta-based Seefried Industrial Properties' related SIF Apopka Distribution Center LLC on Aug. 5 bought roughly 43.6 vacant acres for $14.4 million, or roughly $330,275 per acre, according to Orange County records and sources familiar with the deal. The seller was BPG Apopka Properties 1 LLC, an entity related to Kansas City, Missouri-based BlueScope Properties Group, developer of the 180-acre, 2.4 million-square-foot Mid-Florida Logistics Park — the complex where the Amazon facility will be built.
Site work already started on Seattle-based Amazon.com Inc.'s (Nadaq: AMZN) future 201,475-square-foot warehouse called "DFL5 Apopka Last Mile." The project adds to new construction in Central Florida, an important regional economic driver. It creates jobs, while also providing more space for companies involved in e-commerce, logistics, housing and other industries.
Nuveen and Bluescope representatives were unavailable for comment. Owen Torres, a spokesman for Amazon, said the company is "excited to increase our investment in Florida with a new delivery station to provide fast and efficient delivery for customers, and provide hundreds of job opportunities for the talented local workforce."
In addition, the market's dynamics are "fantastic," previously said BlueScope Properties Group President Scott Alexander. "Population growth has driven a lot of things."
Other companies that have invested in the rising industrial park include Atlanta-based Coca-Cola Co. (NYSE: KO), New Jersey-based Goya Foods Inc. and Universal Orlando Resort.
In recent months, developers have been lining up to secure land for projects in the fast-growing Apopka submarket.
In the second quarter alone, the Apopka/Silver Star industrial market featured 656,500 square feet of industrial construction — or a quarter of Central Florida's total industrial construction, Cushman & Wakefield reported. The submarket also saw 713,916 square feet of industrial space completed in the second quarter. Both of those stats show how bullish investors and companies are on the submarket.
Additionally, some of the latest projects in the works include:
The projects are timely, as the expansion of State Road 429 and new companies adding jobs have made Apopka a hot spot for housing and other development, said Andy Slowik, director of land brokerage at Chicago-based Cushman & Wakefield PLC (NYSE: CWK), who isn't involved with these Apopka projects or deals.
The market is expected to continue to see developers vying for land as more people move there and as SR 429 construction work is completed in 2023, Slowik said.
"There are a lot of eyes on Apopka."
Beyond that, the Apopka/Silver Star industrial market features a 15.2% average vacancy rate, well above the Orlando-area's overall average of 8.2% — likely due to all the new product being built but not yet leased. The submarket's average asking monthly rent for warehouse/distribution space is $7.15 per square foot, higher than the Orlando-area average of $5.97 per square foot. The higher prices in the Apopka submarket may demonstrate that users are willing to pay more for this space.
A national dermatology company headquartered in Central Florida is putting more skin in the office real estate game.
Maitland-based Advanced Dermatology & Cosmetic Surgery is growing its headquarters from roughly 25,000 square feet to 35,000 square feet at Southpoint Executive Center at 151 Southhall Lane, Orlando Business Journal has learned.
The company signed a 10-year lease, and Shipley Hall (pictured above), executive vice president at Orlando-based real estate firm Tower Realty Partners, represented the building owner, which is also Tower Realty.
Advanced Dermatology & Cosmetic Surgery didn't use a broker.
The new office space will accommodate more job growth, but specific numbers or what positions will be hired weren't immediately known. Neither Hall nor Advanced Dermatology & Cosmetic Surgery were available for comment.
Dr. Matt Leavitt founded Advanced Dermatology & Cosmetic Surgery in 1989 and has grown it to more than 150 locations in the U.S., according to its website. And the company has seen more growth in recent years. In 2016, it grew its corporate headquarters space by 7,500 square feet and 100 employees. At the time, the company was valued at $750 million-$800 million and had more than 2,000 employees nationwide.
"Suspense builds" in Orlando's office submarket, which has started to feel the effects of Covid-19, according to a second-quarter Chicago-based JLL (NYSE: JLL) report.
And the long-term Maitland headquarters deal is seldom seen right now in the Central Florida office market where many companies are signing shorter leases in response to Covid-19, which moved more office employees to working from home. Meanwhile, office vacancies were trending higher and average asking rents were trending lower in the second quarter, showing a softening of demand for office space.
Most notably, sublease vacancies have more than doubled in 2020 when compared to 2019 — and are at the highest since 2010.
"Sublease availabilities are springing up across the market as tenants are either downsizing their workforce, shutting down, or transitioning to a more work-from-home-friendly structure," according to the report.
But these new vacancies are met with little demand as "virtually all" new-to-market and expansion deals are on hold, per the report.
That said, it’s too soon to determine the pandemic’s impact on future space needs, experts say. A recent JLL survey showed only 4.9% of office workers want to work from home exclusively going forward; roughly 60.6% of workers plan to return part of the week; and about 34.5% aim to come back full time.
“Although social distancing requires increased individual space allocation, companies across Florida are not using this as a planning metric for long-term individual space allocation,” said Eva Garza, JLL’s statewide workplace consultant.
A booming economy and robust job growth, particularly in professional and business services, continue to propel Orlando’s office market. The vacancy rate is significantly below both the national average and Orlando’s long-term average of about 10%, despite loosening in recent years as more than 3.6 million square feet of new office space has been added since 2017.
Click here to download the Office Report.
Booming population and job growth in Orlando have supported high demand for industrial units and vacancy has stayed below the long-term average for more than five years. Vacancy remains tight despite an increase in development and Winn-Dixie vacating more than 1 million square feet in Q2019. The rate could compress by as much as 60 basis points alone with Amazon's upcoming occupation of that space.
Click here to download the Industrial Report.
The market is already seeing limited new retail construction, which could keep vacancies low. The rate has so far only slightly risen from historical lows. Many new retail groundbreakings are unlikely to move forward in the coming months, which should at least slightly cushion the coronavirus’s below to the market’s retail vacancy rate. However, store closures are likely to ramp up due to the pandemic.
Click here to download the Retail Report.
Central Florida Commercial Association of REALTORS® active members are called upon to vote on proposed changes to the CFCAR bylaws. Active members will be sent a digital invitation to vote via an online form. Voting will open on August 24 and close on August 31.
Active CFCAR members are encouraged to click here to view the proposed bylaw changes. Bylaws are secured behind a member-only page and require a login to view.
Click here to view the bylaws.
January 2020 rolled in and every commercial broker in Central Florida was optimistic that 2020 was going to be a fantastic year for our respective businesses. The economy was cranking at a hefty +/- 3% growth rate, lenders were continuing to push money out to commercial borrowers, and interest rates were at all time lows. While Interest rates are still low, loan underwriting is tough and businesses are slowly reopening. While the virus has affected virtually everything we do in some way, commercial real estate brokers could see a substantial increase in transactions in the coming months and years.
Real estate prices will be affected. Hospitality, retail, and office have felt the biggest blow to date. Industrial and multifamily have so far remained relatively unscathed. What does this mean for the commercial brokerage business? While certain property classes will undoubtedly feel a hit in values, the next twelve to eighteen months will determine how we, as brokers, will be affected. There is still a great deal of liquidity out in the market. There is no shortage of buyers. The price they are willing to pay and the perceived motivation of seller’s are the factors yet to be reconciled. Surely, lenders will see an increase in defaults and at some point, will see their owned properties (REOs) increase in numbers. Seller’s motivation increases as we see more distressed properties in the market.
It is too early to tell, to what extent values in certain sectors may continue to decline. As commercial real estate brokers, we have an obligation to keep the best interests of our clients at the forefront in our dealings. Real-time pricing advice to property owners is the best thing we can do to protect them. As we move into the next phase of these crazy economic times, it is not unrealistic to expect that commercial real estate professionals may very well experience substantial increases in transaction volume over the next couple of years.
Article by Bob Rand, CCIM, 2020 CFCAR President-elect
Coldwell Banker Commercial Benchmark
Ormond Beach, FL
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