It would be easy to say that now is a great time to be in the industrial real estate asset space. Demand, pricing, rents—they all favor the industry right now. As one example of the sector’s great fundamentals: rents are projected to increase as much as 10% or more this year, per Prologis. But experts in this category do have some juggling to do. Tenants are eager for space and it is not easy to satisfy them all. Developable land for industrial use is relatively scarce and the prices for sale lease-backs are rising as developers are seeking out any property available for their purposes. Navigating this environment takes skill. With these challenges in mind, we have selected our annual group of industrial influencers. We choose, as we always do, based on accomplishments and impacts the influencers have made on the industry. As you read through these stories, we believe you will agree with our decisions, hard as they were to make.
DAUM COMMERCIAL REAL ESTATE SERVICES With more than 115 years of experience brokering industrial deals in the Southern California market, DAUM Commercial Real Estate Services works with some of the biggest players in the industrial market, including Prologis, CenterPoint Properties, Duke Realty, Clarion Partners and Panattoni Development Co. However, the firm is also known for working closely with small businesses and supporting business goals through its advisory services. In 2020, DAUM closed $1.8 billion in leasing and sale industrial transactions, and in the first four months of 2021, the firm had already increased transaction volume by 25%. As a pillar of the industrial community, DAUM has worked on some of the most significant transactions in the Southwestern market, including the acquisition of a 60-acre parcel in Hesperia, CA for a one-million-square-foot build-to-suit industrial development; the sale of a 464,415-square-foot, six-property industrial portfolio in Los Angeles; and a sublease transaction for a 254,700-square-foot building in La Mirada, CA. With 10 offices in the region, the firm has a team of 140 brokers, some of whom have built 40-year careers at the company, and many belong to leading industry organizations and serve as guest lecturers at UCLA and USC.
Newport Beach-based real estate investment firm Hager Pacific Properties has acquired a two-building industrial complex in Willowbrook for $17.3 million.
The two properties total 145,000 square feet.
The seller of 13255 S. Broadway and 360 W. 132nd St. was a private party represented by Daum Commercial Real Estate’s Michael Collins.
“Our client owned a fully leased, well-located asset in the highly desirable South Bay submarket that had environmental concerns,” Collins said in a statement. “Based on our deep and long-standing relationships within the Southern California industrial investment community, we were able to source a buyer who is well equipped to address the challenges, ultimately closing at a price based on the current status of the property.”
He called the property a “prime opportunity for the buyer to leverage previous experience remediating environmental issues and implement a proven value-add strategy to realize the upside.”
The property has one 108,000-square-foot building and one 37,000-square-foot building.
Each building is leased to a single tenant.
L.A.’s industrial market has been in high demand. The county saw a vacancy rate of a mere 1.9% during the second quarter, down from 3.6% the previous year, according to data from Jones Lang LaSalle Inc.
During the quarter, 17.2 million square feet of industrial space sold or leased, up from 15.2 million square feet the previous quarter and 11.5 million square feet the previous year.
Hager Pacific Properties is looking to acquire more than $300 million of real estate this year in the industrial, retail and hospitality sectors in major metro areas. It is looking at properties from $5 million to $100 million.
DAUM Commercial Real Estate Services has arranged the sale of a two-building industrial complex in the South Bay submarket of Los Angeles County. Newport Beach-based Hager Pacific Properties acquired the asset from a private party for $17.2 million.
The property consists of a 108,000-square-foot building and a 37,000-square-foot building, with each leased to a single tenant. The asset is located at 13255 S. Broadway and 360 W.132nd St. The complex offers frontage on three streets, convenient access to major area freeways and close proximity to downtown Los Angeles and Long Beach.
Michael Collins of DAUM Commercial represented the seller in the transaction.
Amazon.com Inc. has signed a long-term lease for a 202,421-square-foot industrial building in Ventura County. The recently refurbished property, located at 6000 Condor Dr. in Moorpark, California, features 16 dock-high positions, 24-foot ceiling clearance and a secure fenced yard with parking for up to 405 vehicles.
Situated right off State Route 118 near the 23 interchange, the location offers easy access to the Southern California region.
Terms were not disclosed.
Bram White, executive vice president at DAUM Commercial Real Estate Services, along with Don Thordarson of Donald J. Thordarson Inc. represented the lessor interest through Transwestern Development Co., which also developed the project and manages the property.
“Don and I helped the lessor acquire this property in 2018 and had a comprehensive understanding of the goals for this investment,” White said. Tim Wallace of Cushman & Wakefield represented the tenant.
The Amazon (NASDAQ: AMZN) lease comes as the industrial real estate market in Greater Los Angeles saw asking rates hit another record high and vacancy rates fall below pre-pandemic levels in the second quarter, according to CBRE Group Inc. (NYSE: CBRE).
Fortune 500 company takes occupancy at state-of-the-art distribution facility located along key Southern California logistics transportation routes
Alere Property Group, a leading developer and investor of industrial real estate in Southern California, today announced that American clean energy and electric vehicle company, Tesla Inc. (Nasdaq: TSLA) has signed a lease and taken occupancy at 19640 Cajon Boulevard, Alere’s recently completed 322,000-square-foot industrial development in San Bernardino, Calif. The facility now serves as Tesla’s west coast distribution hub for auto parts, power walls, solar panels and other related items, and is the base of operation for hundreds of employees.
“Alere is pleased to welcome Tesla to its new home in San Bernardino,” said Michael Del Santo, senior vice president of portfolio management, at Alere Property Group. “19640 Cajon Boulevard is designed for the new generation of ecommerce and distribution users, with attributes that are highly sought after yet unique in the Inland Empire’s competitive industrial warehouse market. Alere provides a world-class experience to all of its tenants and will continue to raise the bar for the global logistics industry.”
19640 Cajon Boulevard is a state-of-the-art facility in San Bernardino’s Inland Empire industrial real estate submarket. The asset features 40 feet minimum clear height and cross-dock loading, allowing for efficient racking, storage and material handling. The property includes approximately 5,100 square feet of office space, 52 dock-high doors, two ground-level doors, an extra-large 185-foot truck court and a bonus storage yard.
19640 Cajon Boulevard is located south of the I-15 and I-215 freeway junction, at the base of the Cajon Corridor, providing quick access to Southern California’s primary logistics transportation routes. The junction is a critical connection point for the U.S. supply chain and serves as a gateway to other southwestern metropolitan statistical areas (MSA) such as Las Vegas and Phoenix. Neighboring corporations include FedEx, Hewlett Packard, Bob’s Discount Furniture and XPO Logistics. The region’s main airfreight hub, the San Bernardino International Airport, is also nearby.
“The value of 19640 Cajon Boulevard’s location from a logistics and distribution standpoint is unmatched,” said Ian Carpe, vice president of portfolio management at Alere. “Tesla needed a modern facility with superior linkages to Southern California’s ports and intricate freeway network. Our team is committed to providing corporations with the facilities they require to meet or exceed their distribution goals.”
“Leasing activity in the Inland Empire remains strong, driven primarily by the increased volume at the ports of Long Beach and Los Angeles,” added Carpe. “Amidst the competitive environment, Alere continues to deliver best-in-class, high-quality assets that attract Fortune 500 tenants. We are grateful to the relationships we established at Tesla and look forward to doing business together in the future.”
Rick John, Dan Foye and Gus Andros, SIOR with DAUM Commercial Real Estate Services represented Alere in this transaction. Tesla was represented by Hunter McDonald at CBRE. Terms of the transaction are undisclosed.
Alere owns over 20 million square feet of industrial space within the Inland Empire West and East submarkets. The firm targets large-scale ground-up development opportunities ranging from 25,000 to over 1 million square feet in Southern California. It also seeks core and value-add investment opportunities throughout the region.
About Alere Property Group
Founded in 2003, Alere Property Group is one of the largest and most established owners of industrial real estate in Southern California with a robust portfolio of over 30 million square feet of high-quality industrial space valued at ±$5.5 billion. The Newport Beach-based company is an efficient, vertically integrated operation with capabilities spanning all functions of investment and development. Focused on creating long-term value, Alere builds sleek and modern industrial facilities that exceed expectations in design, functionality and efficiency in locations critical to meeting the complex needs of the world’s most sophisticated e-commerce, distribution and manufacturing corporations. For more information, visit alerellc.com. Follow the company on LinkedIn.
A roughly 33,000-square-foot industrial building in Vernon has sold for $9.1 million.
Alere Property Group purchased the building, located at 4433 Pacific Blvd., from a private investor.
DAUM Commercial Real Estate Services represented the buyer and the seller in the transaction.
“An available property of 4433 Pacific Boulevard’s size and quality is a rare find in west Vernon, a highly desirable industrial submarket due to its proximity to Downtown Los Angeles and access to the region’s freeway network,” Jerry Sackler, executive vice president at DAUM Commercial Real Estate Services, said in a statement. “Alere moved quickly to acquire the asset, which is occupied by a strong credit tenant and provides immediate cashflow.”
The warehouse was built in 2005. Its features include 8,800 square feet of mezzanine office space, five dock-high doors and a fenced yard.
“Alere owns several assets in Vernon, and the qualities of 4433 Pacific Boulevard fit well into our portfolio of well-located, best-in-class assets that are easily accessible to the ports,” Alan Carmichael, senior vice president of investments at Alere, said in a statement.
“With a strong knowledge of the highly-competitive Commerce-Vernon submarket, our team was eager to invest in this top-tier asset, and we are grateful to the DAUM team for its swift work in helping us get the deal done,” he added.
Alere has 47 industrial assets with 4.1 million square feet in L.A. County.
The property at 4433 Pacific Blvd. isn’t the only Vernon industrial asset to sell lately.
Manufacturing property Fruitland Business Park sold earlier this year for $24.5 million. Iris Basic USA purchased the asset from Marquee Brands. The 68,049-square-foot site is at 2701 to 2711 and 2761 Fruitland Ave. It was vacant at the time of the sale, previously serving as home to high-end women’s retailer BCBG Max Azria Group.
DAUM Commercial Real Estate Services has announced the groundbreaking of Gateway Executive Airpark, a three-hangar development totaling more than 185,500 square feet at Phoenix-Mesa Gateway Airport in Mesa, Arizona.
Gateway Executive Airpark, which is now leasing and will be available for occupancy by Q4, is a state-of-the-art, full-service hangar facility including multi-tenant and freestanding hangars, according to Steve McKendry, Principal and Executive Vice President at DAUM Commercial, who is an exclusive listing agent for the property alongside DAUM Executive Vice Presidents Chris Rogers and Trevor McKendry.
“Private jet services for both business and leisure travel have proven to be much more resilient than commercial airlines throughout the pandemic,” says Steve McKendry. “A year on, many corporations still do not want their executive teams flying commercial airlines, and individuals are placing safety first and considering private flights when they never would have previously. Business aviation has improved 30% from this time a year ago, about 8% less than pre-pandemic 2019. The improvement is due to not only safety issues but is reflective of economies opening up and travel restrictions being removed. In contrast, scheduled airline activity is down about 18% from this time in 2020 and 44% from 2019.”
Steve adds that COVID-19-related hesitancy will continue for several months, possibly years. Unrelated trends, including a such a shortage of first-class seats as airlines redesign their interiors, could also make private jet travel more appealing.
“Despite the unprecedented challenges faced this past year, this is still an ideal time to strategically deliver a development like the Gateway Executive Airpark to the greater Phoenix market,” explains Rogers. “Major corporations, including Microsoft, Google, and Apple, are expanding in the area, driving potential demand for executive travel. There has also been an influx of development of new aeronautical facilities near Phoenix-Mesa Gateway Airport in particular, bringing additional business to the submarket.”
Advantages of the Phoenix-Mesa Gateway Airport location of this project also include reduced taxes and lower operating costs through unique tax programs and incentives.
“While we are anticipating strong local demand from large corporations and high-net-worth individuals, this space could also be attractive to private jet owners and branded charter services based elsewhere,” adds Trevor. “For instance, even with the additional travel required, the significantly lower rental rates and tax incentives make holding aircrafts at the Phoenix-Mesa Gateway Airport approximately 70% less than anywhere in Southern California.”
The hangars are constructed with steel frame infrastructure, metal exterior walls and metal roof. The steel frame infrastructure provides clear span bays necessary for aircraft maneuvering. Additionally, Gateway Executive Airpark features office space built to suit tenant’s requirements, LED overhead lighting with on/off motion sensors in hangars, sealed concrete floors and hangar doors 28’ high with widths spanning 90’ to 110’.
Developed to accommodate the increasing demand trend for the larger long range business jets, the dimensions of the hangar bays and hangar doors at Gateway Executive Airpark will accommodate larger jets, such as the new Gulfstream 700, multiple aircraft, and other aviation uses such as maintenance, repair, and overhaul (MRO) operations.
Steve adds: “As part of our involvement with this project, we’ve been keeping our finger on the pulse of the hangar space market to truly understand the demand drivers and current local market. Only in recent years have hangars been designed for larger executive jets, which has resulted in a market that currently has very little availability of hangars designed to accommodate long-range executive jets.”
Situated adjacent to Textron’s Citation Service Center and Embraer Executive Jet Service Center, Gateway Executive Airpark is located at 5559 S. Sossaman Road in Mesa, Arizona. Additional details on the development and leasing information can be found at https://www.gatewayhangars.com.
The tenant is planning extensive renovations, including the addition of an EV charging station.
DAUM Commercial Real Estate has negotiated the lease of an 82,000-square-foot warehouse and office property in the Santa Monica submarket of Los Angeles. The new tenant, a major electric vehicle company, agreed on a long-term commitment, paying approximately $12 million for the space.
Vice Chairman Michael Collins together with Executive Vice President David Freitag of DAUM Commercial represented the owner—a private entity active in the Southern California industrial market.
The new tenant is expected to occupy the space next quarter and will subsequently make extensive renovations and upgrades, Collins told Commercial Property Executive. The building is slated to offer maintenance, repair, delivery and charging for electric vehicles. Caliber Collision, an auto body repair and paint shop, was the previous tenant of the property for 20 years.
The building is located at 1100 Colorado Ave. on a 121,200-square-foot site. The warehouse, built in 1971, features an 18-foot clear height, a wrought-iron fence, 2,000 amps of extensive power and a parking ratio of 1.6/1,000.
The space at 1100 Colorado Ave. provides an opportunity for the new tenant to potentially expand to a total of about 132,000 square feet in the following years. An adjacent, 50,000-square-foot property, owned by the same entity, is currently leased to Mercedes-Benz. Other nearby businesses include Lexus, Amazon, HBO and Universal Music.
The firm worked on behalf of Hopewell Development to secure the tenant for the new facility in a western suburb of the city.
DAUM Commercial Real Estate Services has arranged the lease of a recently built industrial warehouse in the Phoenix suburb of Tolleson, Ariz. The firm worked on behalf of Calgary, Canada-based Hopewell Development, whose U.S. portfolio also includes properties in Texas and Nevada.
National distribution company Republic National Distributing Co. leased the space within two months of the property’s completion. The 173,940-square-foot lease consideration amounts to $12 million.
DAUM’s Executive Vice Presidents Chris Rogers and Trevor McKendry, along with Associates Dan Casey and Parker Houston completed the deal.
Located at 320 S. 91st Ave., the building features 28 dock-high loading doors, a 32-foot clear height, 3,600 amps, R-19 insulation, four grade level doors, a fenced and gated concrete truck court with 130-foot depth, an ESFR sprinkler system and LED lighting.
The unoccupied land was sold to Hopewell back in June of 2019. Rogers noted that the company then partnered with Sunstate Builders in delivering the state-of-the-art property. McKendry added in prepared remarks that Republic National Distributing Co. was attracted to the location because it is situated 10 miles outside of downtown and offers convenient access to Interstate 10.
Cushman & Wakefield’s Andy Markham and Will Strong, along with Mike and Phil Haenel, represented the new tenant. DAUM has been very active in arranging leases within the Phoenix area. In August, the company represented the landlord and assisted tenant Empire Metal Products in the lease transaction of a 42,000-square-foot industrial property.
DAUM Commercial Executive Vice Presidents Gus Andros and Andrew Lara discuss the metro’s industrial market and dive into what the future holds for the region.
The Inland Empire, historically regarded as a key industrial market, saw record-level demand for industrial space as online sales surged during the pandemic. In the fourth quarter of 2020, some 19.1 million square feet of industrial space was leased, slightly down from 19.8 million square feet in the third quarter, according to JLL’s fourth-quarter market report. Although around 19.7 million square feet of new product was delivered in 2020, supply still lags demand, the same document revealed.
Due to limited land availability, however, it is increasingly more challenging to fulfill the need for industrial space in the region. DAUM Commercial Executive Vice Presidents Gus Andros and Andrew Lara discuss whether the Inland Empire has room for more growth and how the increased demand is reshaping market fundamentals.
The pandemic has boosted the need for industrial space across the country. How has the Inland Empire benefited from this sudden increase in demand?
Andros: Historically, the Inland Empire has benefited due to its proximity to the Los Angeles and Long Beach ports of entry—where the product has come in from Asia—as well as major population centers. It has long been a key region for major distribution and e-commerce facilities.
The rapid increase of demand for online shopping options due to the pandemic has created an even greater need for industrial facilities in the region, especially those ranging over 100,000 square feet and those that best accommodate last-mile delivery.
With industrial continuing to prove itself as one of the more in demand, steady and relatively safe sectors of real estate, more institutional capital is flowing into the region. Many businesses are relocating to the Inland Empire as they are priced out of Los Angeles submarkets like City of Industry, Mid-Cities and the South Bay.
Demand is outpacing supply which, in turn, is impacting land values, sale prices and lease rates significantly.
How has increased demand impacted industrial development in the region? What can you tell us about the current development pipeline?
Lara: Prior to the pandemic, the Inland Empire was a top-performing industrial market in Southern California and even nationally. Over the last 10 years, developers active in the region have been continuously searching for available land.
Even before the accelerated demand for e-commerce space, we were already seeing a move toward more industrial development into the eastern area of the Inland Empire, as far as 60 to 90 or more miles from the ports. For example, we recently sold a site for a 1 million-square-foot, build-to-suit industrial building, located on a 60-acre parcel in Hesperia.
What type of industrial facilities are most popular among tenants?
Andros: Industrial facilities that feature best-in-class distribution amenities such as high clear heights, multiple dock doors and secured truck courts are the most attractive to today’s tenants.
Where have you seen the most leasing activity?
Lara: We are seeing strong activity throughout the Inland Empire, in the traditional western hubs as well as further east, including the High Desert area.
Tell us about the main challenges the Inland Empire’s industrial sector had to face in 2020.
Andros: The main challenge that the Inland Empire’s industrial sector faced in 2020 was keeping up with the velocity of tenant demand. The acceleration of e-commerce on a large scale created a further sense of urgency, putting pressure on occupancy timelines, especially with buildings nearing completion.
What are some of the emerging markets within the Inland Empire? Does the region provide room for more growth?
Lara: Some of the emerging markets for industrial development and activity are High Desert—Hesperia, Victorville and Apple Valley—as well as South Perris and Beaumont/Banning to the east.
While there is absolutely room for more growth into these markets, developers must get creative and adjust their strategies to accommodate markets with limited land availability, as many areas of the Inland Empire West have become infill submarkets like those in Los Angeles.
How do you expect the Inland Empire’s industrial landscape to evolve in 2021 and beyond?
Andros: As brokers with decades of experience in the Inland Empire, we have helped countless investors and tenants alike secure rare and lucrative opportunities to develop, acquire or lease space in the area. We have been successful at doing so because we have identified alternatives beyond their typical submarkets and requirements.
Normally in December and early January, tour requests and proposal submissions typically decrease. Fortunately, that has not been the case this year. There has been heightened activity immediately from the start of 2021 and we expect this strong momentum to continue. As activity continues to increase, we will see lower vacancy rates with increased competition.