Vacancy in Chicago-area retail properties declined for the second straight quarter during the first three months of 2017.

The rate fell to 9.5 percent, down from 10.1 percent in the fourth quarter—but an increase from the year-earlier period's 8.9 percent.

Vacancy is expected to remain more or less steady in the near term as supply of new space is pinched.

"I don't see anything on the horizon that's going to goose the vacancy," said Kim McGuire, a senior vice president of CBRE, which conducted the survey. Not that much new construction is hitting the market, he said, and what does is significantly pre-leased.

 

Moreover, the unemployment rate fell to a 10-year low of 4.5 percent in March, and consumer confidence rose to its highest level since 2000, spurring demand, CBRE said. Asking rents climbed to $18.65 a square foot from $18.54 in the fourth quarter. Asking rents were $18.75 a year ago.

But any optimism on the retail front is tempered by prospects for a record year of bankruptcies in 2017, as the industry adjusts to more online shopping and fewer visits to the mall. Already this year, bankruptcy filers include the Limited, RadioShack, hhgregg and Gander Mountain. Other retailers, like Sears Holdings and Macy's, are closing stores by the score.

The picture for retail landlords has improved since the third quarter, when vacancy hit a recent peak of 10.2 percent. A major factor was more than 1.3 million square feet flooding the market after Sports Authority's liquidation.

Although the biggest first-quarter leases were for a Mariano's supermarket in Crystal Lake and a Dick's Sporting Goods store in Gurnee, fitness facilities—whether big (LA Fitness) or small (Orangetheory Fitness)—are the hungriest space eaters, CBRE said.

Another bright sector was "power/community" developments, where first-quarter vacancy was 7.2 percent.

Mellody Farm, a  270,000-square-foot mixed-use development  in Vernon Hills announced this month, is due for completion by the end of next year. Anchors include a Whole Foods Market, Nordstrom Rack and REI.

Also in the category is Kildeer Village Square under development in north suburban Kildeer.

The lowest vacancy was in the city north of the Eisenhower Expressway, at 3 percent, while the west suburbs clocked in at 5.8 percent. Far west suburbs had the highest submarket vacancy (12.9 percent), while neighborhood vacancy overall was 13.5 percent.

"Anything that has 'far' in front of it has high vacancy," said McGuire, a result of overly optimistic developer projections for housing growth. (The far southwest suburbs were an exception, with 5 percent vacancy.)

Although fast-casual restaurants have propelled leasing, the category is not immune to competition. Two pizza chains retrenched: Toppers closed all five Chicago-area locations, and Pie Five shut eight of nine local restaurants.

On the South Side, Binny's Beverage Depot moved its Hyde Park location to 47th Street in the Kenwood neighborhood, increasing its store size to 11,000 square feet from 3,500.

Retail For Sale

Parkview Plaza
519-535 S Bartlett Rd
Streamwood, IL 60107


Property Type Retail-Strip
SF 9050
Built 1978
Floors 1
Acres .78
Zoning C-2
Parking 52
Signage Monument
Occupancy 78%
Price $499000

Highlights


  • High Visibility at Intersections S Bartlett Rd & Streamwood Blvd
  • Multi-Unit Retail Strip Center with Complimentary Neighborhood Tenant Mix
  • Upside Potential in a Recovering Retail Market (Service Oriented)
  • Good Visibility along busy 127th St

Description


High visibility multi-unit Retail Strip Center For Sale at the intersection of S Bartlett Rd and Streamwood Blvd. Over 9000 SF of property on 3/4 of an acre offering a complimentary mix of tenants including a Hair Salon, Dry Cleaner, Staffing Business, Pet Grooming, and Chiropractor. High population densities of almost 100,000 people within 3-miles of the site. Upside potential with improved occupancy and facade renovations. Competitively priced at a little over $55/SF.

Demographics


1 Mi 3 Mi 5 Mi
Pop 16842 95910 236857
HH 5718 32397 80097
Ave HH Inc $92750 $92253 $94446

 

Map Overview


 

Retail Strip Center For Sale 521 S Bartlett Rd Streamwood IL 60107

Multi-Unit Retail Strip Center For Sale 521 S Bartlett Rd Streamwood IL 60107

Property Details


Parkview Plaza
519-535 S Bartlett Rd
Streamwood, IL 60107

For Sale
$499,000

Property Type  Retail-Strip
SF  9050
Built  1978
Floors  1
Acres .78
Zoning  C-2
Parking 52
Signage Monument
Occupancy 78%
Price $499000


Description


High visibility multi-unit Retail Strip Center For Sale at the intersection of S Bartlett Rd and Streamwood Blvd. Over 9000 SF of property on 3/4 of an acre offering a complimentary mix of tenants including a Hair Salon, Dry Cleaner, Staffing Business, Pet Grooming, and Chiropractor. High population densities of almost 100,000 people within 3-miles of the site. Upside potential with improved occupancy and facade renovations. Competitively priced at a little over $55/SF.


Highlights


  • High Visibility at Intersections S Bartlett Rd & Streamwood Blvd
  • Multi-Unit Retail Strip Center with Complimentary Neighborhood Tenant Mix
  • Upside Potential in a Recovering Retail Market (Service Oriented)
  • Good Visibility along busy 127th St

Demographics

1 Mi 3 Mi 5 Mi
Pop 16842 95910 236857
HH 5718 32397 80097
Ave HH Inc $92750 $92253 $94446

Download Full Demographic Report

[pw_map address="521 S Bartlett Rd Streamwood, IL 60107"]

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reis-apartments

Armageddon on Hold for Four Quarters

  • The national vacancy rate for multifamily remained moored at 4.4% in the third quarter, unchanged since the fourth quarter of 2015 despite the large number of new deliveries.
  • This confirms what we have posited thus far about demand remaining robust even as supply growth increases. With that said, this equilibrium is tenuous and likely won’t last.
  • For markets that experienced either a large increase in rents over the last few years, or a steady influx of new buildings – or both – landlord pricing power is being tested.
  • Market conditions in the apartment market softened a bit in the third quarter, a period they generally see the highest activity and strongest rent growth.

reis-office

On Pause, Those Fine Hopes for 2016

  • We started 2016 feeling fairly optimistic about the prospects of the office sector. With the national vacancy rate declining by 40 basis points last year, we were poised to finally see an acceleration in improvement in fundamentals for the office sector.
  • With national vacancies remaining stuck at 16.0% in the third quarter, it appears that optimistic hopes about the prospects of the office sector have been put on hold – at least till the fourth quarter.
  • While the numbers disappointed in the quarter, much of the decline was a lagged response to tepid employment and economic conditions in the first quarter.

reis-retail

Two Steps Forward, One Step Back

  • The national neighborhood and community center retail vacancy rate increased by 10 basis points during the third quarter to 10.0%; the retail mall vacancy rate decreased by 10 basis points to 7.8%.
  • Both minor changes represent a reversal in the second quarter when the neighborhood and community center vacancy rate decreased and retail mall vacancy increased, both by 10 basis points.
  • Neighborhood and community centers have lagged due to the slow growth in median household income that has kept a lid on discretionary spending over the last few years.
  • Both neighborhood and community centers and regional malls face competition from newer and fresher retail concepts as well as e-commerce.

reis-industrial

A Downshift in Demand

  • The momentum in the industrial market slowed a bit as demand growth decelerated. Nevertheless, vacancy held steady in the warehouse and distribution sector as net absorption exceeded new construction by a small margin.
  • Although the industrial sector has outperformed other property types in terms of occupancy growth, the down-shift observed in the third quarter puts the asset class on par with office and retail which followed a similar pattern.
  • Echoing the sentiment we expressed last quarter, the slow but steady rate of growth should continue going forward as most metros continue to see demand growth for industrial space.
  • Vacancy declined in the Flex/R&D subsector largely due to a sharp drop in new construction.
  • Net absorption slowed somewhat but remained positive. Market rents increased but also at moderate rates, similar to the second quarter.
  • Once again, every metro posted positive rent growth for the quarter, although some outperformed others.

reis-construction

New Construction at the Cusp of Economic Change

  • The third quarter of 2016 was marked by a somewhat consistent trend – a pronounced pullback in new completions, relative to recent quarters.
  • This is readily apparent in the apartment and office sectors, but less so in neighborhood and community shopping centers where supply growth has been anemic for several years anyway.
  • What caused this pullback – especially in multifamily where we were expecting a deluge in new supply?
  • Any pickup in activity for new completions is likely to be driven by projects that are already in the pipeline, just waiting to come online in what may well be a deluge for the apartment sector in the fourth quarter.

Source: REIS

Closed Hardees Fast Food Restaurant For Sale Lemont IL

Price Reduced Closed Hardees Fast Food Restaurant For Sale

Price Reduced

Closed Hardees Fast Food Restaurant For Sale

Former Hardee’s Drive-thru Fast Food Restaurant on a highly visible out-parcel of the Lemont Plaza, a vibrant 116,887 sf grocery store-anchored neighborhood shopping center located at the high traffic intersection of State Street (Lemont Road) and 127th, in one of the fastest growing communities in Chicago’s Southwest suburbs.

Anchored by quality retailers such as Chipain’s Fresh Market, Ace Hardware, Goodwill, Dollar Tree, Total Fitness, Subway, Dunkin Donuts and adjacent McDonalds.

Lemont Plaza is the premier local shopping destination for the town with upper-middle-income shoppers.

View Full Listing

Q4 2015 Retail Cap Rate Trends

Q4 2015 Retail Cap Rate Trends

The mean retail cap rate decline by 30 basis points during the quarter to 7.2%. Despite this, the 12-month rolling cap rate was unchanged at 7.4%. This is the first time in about a year that the mean cap rate has fallen below the 12-month rolling cap rate, indicating some recent pricing momentum in the market and intimating that the 12-month rolling cap rate could be heading lower in the coming quarters.

Moreover, the 12-month rolling cap rate remained roughly 70 basis points below the historical average of that metric. This is a bit wider than what we observed for apartment and office although it is roughly in line with the difference from the last two quarters. Over time, retail properties continue to get more expensive, with all of the aforementioned cap rate measures at or near post-recession lows.
Retail-Cap-Rate-Trends---Q4-2015-1

Ongoing improvements in the labor market and consumer spending are slowly translating into more demand for retail goods and space while supply growth remains muted. That doesn’t mean that this property sector isn’t without its challenges, but that despite the obvious headwinds investors are finding some value in retail centers. And this is an interesting point – vis-à-vis the other major property types, it is not a stretch to say that retail (in our case here neighborhood and community centers) faces the most serious structural challenges such as the inexorable rise of e-commerce and the proliferation of new retail subtypes complicates the landscape. Yet, investors are finding enough value that cap rates are at these levels today.

Reis Cap Rate Proforma

Cap rates are a measure of a property’s investment potential, independent of the specific buyer.

Investors, lenders, and appraisers use the current cap rate from Reis to estimate the appropriate purchase price for different types of income producing properties.

Cap Rate = Net Operating Income / Purchase Price

Cap-Rate-Proforma-4

To give our clients a complete picture of the income value of a specific property Reis evaluates three cap rates in our proformas, which are included in our sales comps, and can be seen in the cap rates proforma example above.

Estimated Going-In Cap Rate

  • An overall capitalization rate obtained by dividing the projected net operating income for the first full calendar year of ownership by the purchase price

12-Month Rolling Cap Rate

  • The 12-Month Rolling Metro Cap Rate is calculated from the average of the metro’s mean cap rate from the previous four quarters and provides a benchmark rate of comparison

Reported Cap Rate

  • The Reported Cap Rate (per sale) is reported directly by the buyer, seller or other party to the transaction, and is calculated by dividing reported net operating income by the purchase price

Source: REIS Ryan Severino on Mar 18, 2016

Q3 2015 Retail Trends

serveimage

Q3 2015 Retail Trends

National Retail Market
On a quarterly basis, retail fundamentals have been improving only slightly. The third quarter was no different - the national vacancy rate for neighborhood and community shopping centers was once again unchanged at 10.1 percent. This marked the second consecutive quarter that vacancy was stagnant. Over the last 12 months, the national vacancy rate declined by just 20 basis points, a rather modest change for that duration of time.

Asking and effective rents both grew by 0.5 percent this quarter. This is just about on par with rent growth over the last couple of quarters. This rate of rent growth is understandable, given the relative lack of demand for these centers.

What about regional malls, the larger property type? During the third quarter, the regional mall vacancy rate was unchanged at 7.9 percent. The vacancy rate has remained essentially the same between the fourth quarter of 2013 and the third quarter of 2015. Asking rents did grow by 0.5 percent during the third quarter – year-over-year rent growth remains at its strongest since before the recession in 2007. However, this continues to be largely driven by the performance of higher end malls. Malls further down the quality spectrum are often burdened with high vacancy rates, often from unfilled anchor tenant space, preventing them from exercising pricing power over current and potential tenants.

Ret-Q32015

Supply and Demand Trends
The outlook should be relatively bright for retail sales, with consumer spending still relatively healthy and benefiting from cheaper oil. However, any benefit of said brighter outlook for retail properties is likely to remain muted, given how eCommerce appears to be acting as a constraint on demand for brick and mortar space.

Source: REIS Victor Calanog on Dec 8, 2015

abq-uptown-03

Vacancies Fall Rents Up at Malls and Shopping Centers

U.S. malls and shopping centers saw vacancy rates fall and rents tick up during the first quarter, as construction in the retail sector was muted.

Asking rents at strip and enclosed malls increased by 0.5% in the first quarter from the prior quarter, according to real-estate research firm Reis Inc. Shopping-center asking rents are up 1.9% from a year ago, while mall asking rents are up 1.8% annually.

The average vacancy rate for shopping centers fell to 10.1% from 10.4% a year earlier. Shopping centers have struggled to fill retail space since the downturn. Vacancy rates peaked at 11% in 2010 and haven’t fallen meaningfully since then.

Malls, on the other hand, have recovered considerably more quickly. Vacancy rates at regional malls fell to 7.9% in the first quarter from their peak of 9.4% in the third quarter of 2013, according to Reis.

Part of the divergence in recovery has to do with supply, according to Ryan Severino, a senior economist for Reis. There was a surge in shopping-center construction before the downturn and the market has had trouble absorbing that space with new retail leases. Mall construction, by contrast, has fallen dramatically over the past two decades.

Another issue is competition, said Mr. Severino. Consumers have more options for where to buy the items available at strip centers, including the Internet, outlet centers and downtown shops.

Demand has kind of splintered,” Mr. Severino said. “When it comes to neighborhood and community centers, they’re often selling more mundane products. You don’t find a lot of Gucci stores in those centers.”

Rick Caruso, a real-estate investor who owns 10 open-air shopping centers in Southern California, including The Grove in Los Angeles and The Americana at Brand in Glendale, said rents are rising in large part because online retailers like eyeglasses shop Warby Parker, apparel maker Bonobos and others are seeking a physical presence in shopping centers to showcase their products.

He said Caruso Affiliated, his development firm, has a list of two dozen of these so-called e-tailers seeking brick-and-mortar spaces in his centers.

“We’re pushing up rents across the board, but only when we can have a healthy retailer,” Mr. Caruso said. “Retailers are just more bullish right now.”

Source: Wall Street Journal ROBBIE WHELAN April 3, 2015 12:01 a.m. ET

Retail developers will take a step back this year

Retail developers will take a step back this yearRetail developers will take a step back this year

Demand for retail space has rebounded in the Chicago area, but being a retail developer still isn't what it used to be.

Developers and retailers are expected to complete nearly 2.1 million square feet of shopping center space in the region this year.

That's down 14 percent from the 2.4 million square feet finished in 2014 and well below the average of about 4.3 million square feet delivered annually between 1989 and last year.

Even though the economy is improving and consumers are benefiting from lower gasoline prices, retail chains that open the kind of big stores that allow real estate firms to launch new developments have largely maxed out in the Chicago area.

“Going forward, we're going to see things in the 2 million-square-foot range,” said Andy Bulson. “The reason for that is larger anchor tenants like Target and Kohl's, around which shopping center development was completed over the last 15 years—their programs are complete.

“We need some new retail concepts. Is there somebody out there that's going to be the next Target or Kohl's? I don't know. We really could use somebody like that to drive development.”

Another brake on retail development, Bulson added, is the opportunities retailers have to fill in existing spaces left empty after chains shuttered stores. Dominick's exit from the market is the most dramatic example, but there are also Kmarts and other stores sitting vacant.

Grocery stores will anchor nine of the 11 shopping centers expected to be completed this year. Mariano's Fresh Market will open in five of the nine centers with grocers.

While this year's expected total of nearly 2.1 million new square feet is double the low in 2011, it's less than a fourth of the 8.4 million square feet of space builders and retailers added in 2007, the peak year for new retail projects in the market.

FOCUS ON SMALLER PROJECTS

“I don't see anything in the foreseeable future that gets us back to those kinds of numbers,” said Gary Pachuki, principal at Chicago-based development firm IBT Group, referring to the volume of new construction before the crash.

In the current market, retail developers are largely focusing on smaller projects, seeking to work with the grocery chains that are expanding and staying on the hunt for development sites in the city, Pachuki said. It's a competitive environment to find parcels that work.

“It's a harder slog to find deals. People are going to start finding deals in different areas, because the housing market is changing,” Pachuki said, mentioning emerging neighborhoods in Chicago like Pilsen and Logan Square. “It's going to be difficult to find that five acres of land.”

IBT is part of ventures developing two new shopping centers. One is a 150,000-square-foot project at 43rd and Pulaski Road in Chicago's Archer Heights neighborhood that will feature a Ross Dress for Less store, a PetSmart and other tenants. The other is a 90,000-square-foot development in Evergreen Park anchored by a Mariano's Fresh Market.

Mid-America's forecast calculates the amount of new square footage opening in shopping centers with at least 40,000 square feet. The report covers new developments and expansions of existing centers by real estate firms or retailers. It doesn't include outlet malls.

Among the new shopping centers expected to open in 2015:

• The approximately 360,000-square-foot New City development at Halsted Street and Ogden Avenue near the Lincoln Park neighborhood in Chicago.

• A 195,000-square-foot property anchored by Meijer at Rollins Road and State Route 83 in far north suburban Round Lake.

• A 100,000-square-foot development anchored by Mariano's at Skokie Boulevard and Dundee Road in Northbrook.

Source: Chicago Real Estate Daily January 26, 2015 Micah Maidenberg
Demographic Shifts Contribute To The Changing Face Of Retail

Demographic Shifts Contribute To The Changing Face Of Retail

So far this year, retail chains have announced some heavy cuts. J.C. Penney said it would close 33 stores. Macy's said it would lay off 2,500 workers. Sears will close its flagship Chicago store in April.

That's creating a glut of excess space. But that's just one of several forces changing the face of retail.

Jason Moser, an analyst at Motley Fool One, focuses on one key number in retail: revenue per employee. In Amazon's case, every person the company employs generates an average of $800,000 in sales. For Best Buy? The number is much less than half that.

"What that means is that Amazon is able to do a lot more with a lot less," Moser says.

Iconic Brands Being Battered

Moser says inefficiency in legacy brick-and-mortar chains is bleeding some iconic brands.

"Does the world really need a Sears at this point? I don't think it really does, actually, and I think the numbers bear that out. I think the same really goes for J.C. Penney," he says.

Along with the rest of the economy, retail is recovering. Vacancy rates at shopping centers are low. But analysts like Moser say that belies some dramatic changes going on in the industry.

"Over the course of the next decade, I am counting on the retail space to look very, very different than it does today," says Michael Burden, a principal with Excess Space Retail Services, a company whose job it is to figure out what to do with unused retail space.

He says the footprint of stores is shrinking because consumers are shopping online more. And technology has streamlined inventory systems, making them more efficient, so stores need far less room to keep stock.

"That translates into the need for less space," he says.

A Church Moves Into An Old Wal-Mart

And that is creating demand for what might be called "smaller boxes," as well as a dilemma as to what to do with some of the old big-box space. Burden says some of the space might be repurposed as warehouses for mega-retailers like Amazon and Wal-Mart. But Burden says those in far-out suburbs or in rural areas pose the greatest risk of becoming "ghost boxes."

"The more rural it is, the less likely there is a need or the ability for a single tenant to come in and utilize the space," he says. "In those markets in particular, you're going to be looking at churches, bingo places, flea markets, medical uses, call centers."

One old Wal-Mart in suburban Milwaukee is now the Ridge Community Church. Lead pastor Mark Weigt says there was some skepticism about whether religion could fit in a space designed for retail. For starters, it meant sharing a plot with the new adjacent Wal-Mart.

"People to get to the new Wal-Mart actually drive through a driveway that's connected to our property," Weigt says.

But the location was central, and the cost unbeatable.

"The beauty of a big box is once the demolition from the interior standpoint is taken care of, you just have to work around the posts," Weigt says.

The old Subway sandwich shop took new form as the church kitchen. The floors and the ceilings were simply repainted. And the church plans to lease the remaining two-thirds of the still-unoccupied remaining space to other retailers.

New Developments Merge Housing, Retail

It's not just the buildings that are getting revamped. Maureen McAvey, a fellow at the Urban Land Institute, an urban planning nonprofit, says there's a deeper shift happening: Retail is becoming much more integrated with housing, especially in cities.

She says in previous decades, homes, stores and offices were usually designed to be driving distances away from one another. Now, she says, that trend is reversing. You can find evidence of the trend in places like Research Triangle Park in North Carolina, a classic office park.

"That's having a new master plan being developed where it will become much more mixed use, adding shopping, adding restaurants, adding residential," McAvey says.

Another such example is the new Wal-Mart near the Capitol in Washington, D.C. Above the store, there are 200 residential units.

"Eighty percent of all the jobs in the country are basically in cities, and that's where all the growth is," McAvey says.

So it's no surprise that retailers, including Wal-Mart and Target, are trying to adapt their models to suit urban areas, with their smaller, more expensive lots that don't have as much parking.

Along another stop of our retail tour, McAvey stands in front of a construction site in Bethesda, Md., slated for more mixed retail and residential development. She says demand from baby boomers and the millennial generation is also driving the remaking of city life.

"On both sides of those demographic barbells, these are groups who want to be close to restaurants, they want to be close to places to exercise, and they don't want to be tied to the yard and mowing grass and all of those things," McAvey says.

In decades past, she says, people considered it déclassé to live above a store. But social tastes change. And retail development simply follows that lead.


Source: NPR.org Yuki Noguchi February 17, 2014