Peer cities look to KC during market challenges

Chris Robertson, CCIM, managing director - investment sales and capital markets at Newmark Grubb Zimmer, joined moderator Frank Sciara, CCIM, president of the Kansas City CCIM chapter and vice president with Grandbridge Real Estate Capital, last week for a live webinar discussion sponsored by the local CCIM chapter to discuss the current local investment sales market.

Robertson noted that there has been a decrease of approximately 20 to 25% in volume as of the end of the second quarter as compared to the same period in 2019. But, Robertson remains optimistic about the market going forward over the next six to twelve months.

“It seems like ever since the Fourth of July, somebody flipped a switch and everybody’s been busy and it seems like people are starting to get out and tour properties,” Robertson said.

Robertson has received calls from and is working with groups from some peer cities such as Nashville, Minneapolis, Denver and Indianapolis, as well as groups from Utah, California and New York, who are looking to markets like Kansas City trying to find additional yield. 

Robertson said that these investors are finding a 50 to 150 basis point premium to what they are seeing in their markets, particularly the markets on the east and west coasts.

“This might be odd to say, but I think COVID will ultimately help continue to drive demand to some of our more stable midwestern markets like Kansas City where you don’t see a lot of fluctuations in valuations,” said Robertson.

Robertson discussed the effect of COVID-19 on the cap rates of the various property types.

He said that there is still quite a bit of price discovery with regard to the retail segment because “no one knows what that sector is going to look like long-term.”

However, he said there are a few bright spots in retail, noting that single tenant, long-term investments in essential services (eg., Dollar General, CVS, Walgreens) are doing well for investors seeking stability and quality credit tenants.

“And in some of those cases, we’ve actually seen cap rates compress slightly just because there’s not a lot of product on the market and those are in high demand,” said Robertson.

Robertson said office has seem some good activity, primarily stabilized long-term assets in good locations with a good weighted average lease term. He noted that 9300 and 9400 Ward Parkway sold to a New York-based group during the pandemic for $121 million at a 7.32 cap rate. 

Robertson said the industrial market remains “red hot,” with significant demand both locally and nationally, while multifamily remains competitive, without any major shifts in cap rates. Uncertainty remains in the hospitality market as investors are trying to determine what pricing is going to look like as occupancies start bounce back.

“We’ve seen a lot of the large players come into Kansas City looking for larger portfolios of assets. We’ve had calls from groups in Israel and Canada looking to place funds here in Kansas City as they’ve taken note of the absorption numbers and the amount of new development we’ve had here in Kansas City,” said Robertson.

NAI Heartland's Sean Ellington shares ambition for KC CRE

Sean Ellington joined NAI Heartland as an associate of the brokerage team in October 2017. His primary areas of focus are landlord and tenant representation with regard to leasing, property acquisition and disposition of retail and office properties in the Kansas City metro area. 

Ellington is a licensed commercial real estate agent in Kansas and Missouri. His current projects include:

·     Cherokee South Shopping Center – Overland Park, Kan.

·     Former Kneaders Bakery – Blue Springs, Mo.

·     Former Boston Market – Overland Park, Kan.

In this week's Broker Spotlight, Ellington shares his ambition of commercial real estate with MWM - including his goals, excitement and the new ideas he has for the industry.

Rachel Treanor (RT): What gets you excited to get to work every day?

The “maybe” or “what if” factor that gets me up every day is the potential for new business or projects! I am always excited to bring new brands or concepts to Kansas City. 

RT: How do you keep your skills sharp in this competitive climate?

Sean Ellington (SE): Stay on the phone and stay connected to the areas where you have projects. They will quickly overlap and your knowledge and contacts within a larger area will grow.

RT: What was your lightbulb moment to get into commercial real estate?

SE: My lightbulb moment was most likely when I worked in property management while attending KU. I saw how passive income was generated through real estate and I wanted to get involved. After property management, I was a commercial appraiser before I became an associate at NAI Heartland. The real draw of commercial real estate for me was the entrepreneurship aspect and how different being a broker is from a typical employee.

RT: Who is your mentor and why?

There are several partners within NAI Heartland that I would consider a mentor. Carl LaSala has been a constant resource and pillar to lean on during my time as an associate. Carl and I have discussed numerous topics; from contract review to stress management, he has made it easier to navigate the challenges of this business.

RT: Who do you mentor?

I probably don’t have enough gray hair to be considered a great mentor but usually start-ups and potential clients are the individuals I can help the most. My advice revolves around how to present a tenant’s vision and the resources and tools necessary to get a second look from a landlord or gain trust.

RT: What deal do you wish for in your future portfolio?

SE: It probably isn’t a specific deal as we all want to lease and sell larger and more impressive properties. My wish is to have a portfolio that the majority of deals are working with Kansas City based investors/businesses. I would like to better understand the younger investors/businesses that are getting involved in CRE as I am growing my portfolio. 

RT: What leads do you look for?

SE: Currently I am focusing on landlord representation leads. Most of my business has been a combination of landlord rep and tenant rep, but right now I would like to be speaking with landlords on projects that have not leased for some time or have just become vacant.

How can prospects contact you for more information?

SE: Give me a call or send me an email! (913)-907-9454 or sean@nai-heartland.com

Do you have a broker or developer you would like to feature in in the MWM Spotlight? We want to hear from you! Please send info to kcnews@metrowiremedia.com

KC SmartPort’s Elli Bowen receives ‘Women in Supply Chain’ award

This week KC SmartPort, a nonprofit economic development organization that works to attract freight-based companies to the Kansas City region and affiliate of the Kansas City Area Development Council (KCADC), announced that Elli Bowen is a recipient of the 2020 “Women in Supply Chain” award from Supply & Demand Chain Executive (S&DCE) magazine.

S&DCE is the only magazine in the supply chain industry that focuses on return on investment (ROI), professional development and change management. The publication introduced the new award category, designed for female leaders in the supply chain space, to celebrate its 20-year anniversary.

As the vice president of business development for KC SmartPort, Bowen works to close supply-chain related deals for the 18-county, two-state Kansas City region. Over the past four years, her projects, including Chewy, Inc., Hostess, Amazon, PAE, Are You Game and American Box, among others, have amounted to $332 million in capital investment, 2,165 jobs, approximately $78 million in payroll and more than 3.5 million SF of industrial space.

“The supply chain and economic development fields are a relationship business and Elli has built a reputation of hard work and professionalism. The clients we work with have recognized that in Elli and are eager to work with her,” said Chris Gutierrez, president of KC SmartPort. “She has a positive attitude and looks for opportunities to assist her clients and move projects forward. She is one of the best.”

Since the outbreak of COVID-19 in late-winter 2020, Bowen has worked on seventeen freight-based expansion projects, including e-commerce, food production and distribution, and advanced manufacturing, as companies expand to handle increased demand.

In Kansas City distribution projects are up 25% and manufacturing projects are up 21% from the same time in 2019, according to the KCADC.

"Supply chains have been buffeted by significant changes in recent years, including the surge in e-commerce. Elli’s ability to thoroughly understand the importance of location on e-commerce strategies has led to her success and in turn, the success of our region,” said Roger Woody, executive lecturer emeritus of Supply Chain Management at the University of Kansas, and Bowen’s nominator for the award.

“In addition to the important role Elli plays professionally, she also works hard to cultivate supply-chain awareness at various levels – from grade school through higher education - helping to strengthen the region’s workforce development,” Woody said.

Through Bowen’s position on the Council of Supply Chain Management Professionals (CSCMP) KC Heartland Roundtable Board of Directors, she also works to grant scholarships for local students to attend supply-chain conferences and further their professional connections. In affiliation with the University of Kansas and Kansas State University, as well as local initiatives such as KC Tech Academy and Skilled KC Technical Institute, Bowen also helps cultivate supply chain opportunities and promotes hands-on experience to aspiring professionals. This includes internships, part-time work, full-time employment, technical certifications, higher education programs and more.

“It is essential for women to have a seat at the table as successful companies require diverse leadership teams. As the supply chain industry continues to diversify, it's imperative we all get involved with programs and institutions who are working to attract and train diverse, versatile professionals, said Bowen.

According to S&DCE editor-in-chief Marina Mayer, S&DCE received more than 200 entries this year for the new award, which honors female supply chain leaders and executives whose accomplishments, mentorship and examples set a foundation for women at all levels of the supply chain network. 

“Elli Bowen is a special talent. She has the ability to balance the intense demands of her customers while maintaining full knowledge and respect for what her regional partners can do to support a relocation project. Elli is the very definition of a highly intelligent, selfless and capable honest broker. The KC region and our organization are incredibly fortunate to have her on our team,” said Tim Cowden, president and CEO at KCADC.

The full list of the 2020 Women in Supply Chain winners is available here. This award news will appear in SDCE’s September 2020 issue. 

Residential options beefed up in Stockyards District

Ryan Cronk, vice president of development with Indianapolis-based Flaherty & Collins, joined moderator Frank Sciara, CCIM president of the Kansas City CCIM chapter and vice president of Grandbridge Real Estate Capital, for a live CCIM-KC webinar last week to discuss Flaherty & Collins’ newest multifamily project in Kansas City.

Located in the Stockyards District, The Yards is a 232-unit multifamily project which saw its first tenant take occupancy in May.   

While Cronk was working on the Union Berkley Riverfront project, he attended an event at the Amigoni Urban Winery located in the Stockyards, a part of town he had never been before, and met developer Bill Haw who had renovated the Livestock Exchange Building which then had more than 110 tenants.

“When I heard that number, I was like wow, there’s 110 people that want to be in the Stockyards. That’s a big deal. That was very intriguing as a developer to see that,” said Cronk.

Despite the fact that the Stockyards then boasted several restaurants, bars and the winery, the Stockyards had only eleven residential units that Haw had recently completed. With a lot of people coming to the Stockyards to eat and drink, Cronk thought there might be a demand for apartments.

Beginning what Cronk called a “very smooth process,” Flaherty & Collins began development of The Yards on a vacant parking lot next to the Golden Ox.

Flaherty & Collins and the City of Kansas City, Missouri entered into an agreement which allowed Flaherty & Collins to use the West Bottoms Parking Garage, which had been under-utilized with the closure of Kemper Arena. Consequently, The Yards did not require any new parking construction.

KEM Studio, located in The Stockyards, was the architect. 

“Nobody had a better feel for what the design of this thing needed to be,” said Cronk.

The Yards incorporates historical aspects from the days when the district was a stockyards. Cronk said they found thousands of old bricks when they ripped up the parking lot to begin construction. Flaherty & Collins restored the bricks and used them both inside the property and in the exterior sidewalks. 

“That was a cool way to keep the fabric of the history of the stockyards in a modern project as well,” said Cronk.

The developer also engaged artist Kevin Townsend to create a large exterior mural in front of the property’s entrance.

The Yards boasts some unique amenities, including a vineyard planted in the middle of its courtyard by Amigoni Winery, who also maintains the vineyard. Cronk said he hopes to use the grapes to develop a house wine to give to new residents.

“It’s also an educational thing where our residents can learn the process of making wine, all the way from the start of growing the grapes to the finish, with Amigoni being across the street,” said Cronk.

Taking advantage of the property’s location near the Kansas River, The Yards also offers its residents the use of kayaks located in a kayak room inside the property.

Cronk said the biggest challenge he faced was obtaining financing which took two years. 

Cronk said the property currently is 43% leased and 34% occupied. Despite the pandemic, the project is actually ahead of budget in terms of occupancy because the developer has been very aggressive with upfront concessions to generate foot traffic. 

The Yards also has approximately 3000 SF of commercial space which is close to being under lease.

Pleased with the success of The Yards, Flaherty & Collins is pursuing approval for a Phase 2. Cronk explained that phase 2 will be a separate project, with a different look. The only bond with The Yards will be that both properties will share the parking garage.

Phase 2, which is planned to contain more than 200 units along with some commercial space, will be located in Kansas and will sit directly on the river. 

Cronk said his company is working with the Unified Government on the development planning, tax abatement and platting processes. He hopes to commence construction on phase 2 in the third quarter of 2021, if not sooner. 

“In Phase 2 we’re really trying to find a unique destination piece for a creative entrepreneur type that wants to do something - something that interacts with the river. Somebody that’s got a great idea and can do something a little bit unique in The Stockyards,” said Cronk.

Cronk said he hopes to continue to build more projects in The Stockyards. “What we saw in the area was a fabric that you can’t replicate anywhere else,” he said.

Belton approves residential development trifecta

This week the  Belton (Mo.) Planning Commission voted to recommend approval to Belton City Council rezoning, redevelopment and new additions of three projects totaling over 500 units to serve young professionals, families and seniors.

Recommendations included rezoning from C-2 to R-3A and a preliminary development plan for Center 301 Apartments, at the southeast corner of Towne Center Drive and East Markey Parkway.

In the same session, the commission approved 137 lots for single-family and 10 lots for single-family attached homes in the Autumn Ridge subdivision as well as the addition of 53 senior living units to the Traditions subdivision.

“Growth in the development of single-family homes as we’ve seen today with the Autumn Ridge plan continues at a remarkable pace for the city of Belton,” said Dave Clements, director of planning and building.

“Combined with the 53 new Traditions units, which will help relieve the pressing demand our citizens have for quality senior living options, and the Center 301 multi-family units, we are adding capacity for what could be 1,000 or more Belton citizens depending on how many occupy each residence, Clements said.

The preliminary plan for the developer, Case & Associates, includes the $34 million Center 301 Apartments. The multifamily housing complex will house 306 Class-A units with a mix of one-bedroom / one bath, or two-bedrooms / two baths; many with first-floor garages. All residents will have access to a dog exercise area, walking trail, swimming pool and cabana as well as a clubhouse that features a fitness facility, business center and outdoor kitchen. The developer expects rates to range from $965 to $1,420, depending on market conditions.

In the third phase of the single-family development Autumn Ridge, located on the west side of South Mullen Road, includes 137 single-family and 10 lots for single-family attached homes with a neighborhood playground and trail.

Traditions Villas, a 55 year+ restricted community on the northeast corner of Mullen Road and Sycamore Drive, proposed an addition of 53 garden-level, 868 SF one-story villas with two bedrooms across a total of 10 buildings. Each will feature a front porch and back patio and laundry and has access to a community building which will have onsite management and maintenance offices and provide space for resident gatherings.

Partners on the Case & Associates developments include Architects Collective, Tanner Consulting, Schlagle & Associates and Quist Engineering.

The city council will make final determination on the rezoning for the Center 301 project from C-2 General Commercial District to a R-3A Planned Unit Development, and on its Preliminary Development Plan, at its October 13, 2020 meeting.