Greater Reading Office Market Overview End of 1st Quarter 2017 Office Report By Bryan Cole, SIOR

Suburban Overview

The overall Suburban Office Market was relatively flat thru the 1st quarter of 2017 with vacancy rates for Class A Office product at 5.56% which is a higher than Year End 2016 and a few percentage points higher than the same period in 2016.  There were several lease renewals which were good for the market, however it did not attribute to the absorption rate as most leases were renewed as is with little to no expansions.

The total proposed sites tracked, equates to 93,100 sf. which when added to the existing product and sublease space pushes the vacancy rates up to 8.22%.

The average rental rates also remained flat from the previous quarter at $19.50 – $24.50 per square foot modified gross, however they are a few dollars per square foot higher than the same period in 2016.

The Class B office sector continues to be the driver of most absorption within the County, however it also remained flat in the 1st quarter of 2017.  The overall vacancy rates increased to 15.01% from the end of 2016 which is exactly where the rates were in the same period of 2016.

The rental rates were flat from the end of 2016 to the end of the 1st quarter of 2017 with rates in the $15.50 – $19.50 per square foot modified gross range.  However, the rates are much higher than the same period in 2016.

The 2017 Office market as described in the end of year 2016 report seems to be poised for strong growth in the Financial Sector and the Medical Sector.

The description from the End of Year 2016 report remains true:

The financial sector has seen significant growth locally with various financial institutions looking to increase their footprints and amenities to attract a younger workforce and embrace the change in technology.  The Medical Sector is another part of the industry which continues to see growth.  Several smaller, less efficient medical buildings have been placed on the market for sale or lease, however these facilities are becoming outdated and too small to benefit or attract the larger health systems.  The growth pattern seems to indicate larger, better located facilities, with easy access to customers and better technology.

Overall activity was concentrated on Lease Renewals rather than new deals.  This is a common pattern in the 1st quarter as leases expiring towards the middle or end of the given year result in early negotiations.

 

Downtown Overview

The Reading Central Business District (CBD) ended the 1st quarter of 2017 with a vacancy rate of 5.02% which is slightly higher than the same period in 2016.  As previously outlined, we currently track eight (8) buildings which are classified as Class A Office Buildings in Downtown Readings CBD.  These variables are location, infrastructure, and overall appeal.  The Reading Class A CBD is below National Averages for CBD related markets, as well as the Philadelphia CBD.

The Class A sectors rental rates remain unchanged from the end of 2016 at $11.00 – $15.50 psf. modified gross.

The Class B Downtown Office Market ended the 1st quarter of 2017 with a vacancy rate of 27.89%.  This was a slight decrease in vacancy rates from the previous quarter.  The vacancy rate is slightly higher than the same period in 2016.  The average rental rates for downtown product is very low compared to the other CBD markets at $8.50 – $12.00 per square foot modified gross.

As outlined in the 2016 End of Year Report and as shown below remain true:

The positive spin is that there are a few local investors who have been trying to resurrect some of the outdated facilities, and the hope is they are successful at attracting new companies that can take advantage of the workforce and bring some business back to downtown.  The City and the local business leaders need to continue to work together to make this a reality; and remove the obstacles to help business succeed in downtown.  Other nearby markets, such as Lancaster and Allentown have had local companies take larger buildings and convert them into residential and higher end updated office facilities.

 

Commercial Space Overall

As I have mentioned in every quarterly article that I have written, the key elements that will be critical to all sectors of commercial real estate, is the need to work with dedicated, educated, and willing township officials and boards that can assist in getting approvals expedited and incentives obtained.  This will be an absolute critical element in all deals moving forward.  Greater Reading is fortunate to have these types of organizations and people in place.  The hope is that municipalities will learn the successes from one another and incorporate that into their areas.  Berks County is also fortunate to have strong local business leaders that are willing to spend their time and resources to assist their respective areas, and it is critical that municipalities lean on those individuals for guidance.

www.WyomissingOfficeSpace.com

 

Check www.Bryan-Cole.com for a full and comprehensive Office Market Report.

 

By Bryan Cole, SIOR | Principal

NAI Keystone Commercial & Industrial, LLC | www.Bryan-Cole.com

Suburban Berks County Office Report – 3Q16

Suburban Berks County Overview – End of 3rd Quarter 2016

The Greater Reading Suburban Office Market ended the 3rd Quarter 2016 with a vacancy rate for Class A Office Buildings at 8.94% which includes existing and proposed sites. The vacancy rate for only Existing Class A Office Buildings is 3.00%.  This is a negative in vacancy rates from the end of 2015, and an overall decrease from the same period in 2014.  The average rental rates went up slightly and are now at $19.50 – $24.50 per square foot modified gross, which is a larger increase in the rates from the same period in 2014.

The Class A Product has 185,120 sf. as being proposed within the market and another 28,165.00 sf. that is available for sub-lease.   There was a major reduction in proposed square footage after the Spring Township Corporate Office Campus; which is now being proposed for a different use.

The Class B Suburban Office Market ended 3rd Quarter 2016 with a vacancy rate of 17.35% for existing and proposed sites.  8-17-2014 9-56-21 PMThe vacancy rate for only Existing Class B Office buildings is 15.11%.  This is a slight decrease in vacancy rates from the end of 2nd Quarter 2016 and an increase from the same period in 2015.   The average rental rates had a much-needed increase in the 2nd quarter of 2016; however they remained relatively flat ending out the 3rd quarter of 2016 with rates at $15.00 – $19.50 per square foot modified gross.

The Class B Product has 73,000 sf. as being proposed within the market.  These are subject to change as well, since one of the office sites was on/off again for a hotel development.

The Class C Suburban Office Market ended the 3rd Quarter with a vacancy rate of 14.99%, which is a larger drop from same period 2015 and a slight drop from 2nd Quarter 2016.

The overall Suburban 3rd Quarter Office Market noticed continued growth due to several lease renewals that contained expansions.  The majority of the growth has been from within the county.

The EOY report should contain positive news in an entire market review; however, going into 2017 the belief is, there will be large blocks of space added to the market which will affect the numbers, specifically the announcement by Teleflex to sell their facility.

Landlord concessions are being removed from offerings since the market has stabilized, which is also pushing rental rates upwards.

Cap Rates for Investment Grade Office Buildings remains low due to attractive financing.  The most important variables are length of leases, credit of tenant(s), type of lease, and type of asset (I.E. Single Tenant, Multi-Tenant, Medical, Back Office).  The primary issue within the investment market is the lack of quality product.

Overall activity continues to come from within the local marketplace.  The majority of the transactions taking place are companies that already call Greater Reading home.  However, most of these deals have resulted in larger footprints and longer commitments.

 

Bryan E. Cole, SIOR | Principal

NAI Keystone Commercial & Industrial, LLC
875 Berkshire Blvd., Suite 102
Wyomissing, PA 19610
Bcole@naikeystone.com

www.Bryan-Cole.com or www.WyomissingOfficeSpace.com

 

3rd Quarter Office Market Report Update for Greater Reading

Suburban overview

The greater Reading suburban office market ended the second quarter of 2015 with a vacancy rate for Class A, or highest quality, office buildings at 10.93 percent, which includes existing and proposed sites. The vacancy rate for only existing Class A office buildings is 4.57 percent.

This is a decrease in vacancy rates from the end of first quarter this year and a decrease from the same period in 2014, which was at 13.55 percent. The average rental rates      remained unchanged at $17.50 to $22.50 per square foot modified gross (in which the tenant pays the base rent and the landlord covers all costs relating to property + operations), which is a decrease in the rates from the same period of 2014.

The Class B suburban office market ended the first quarter with a vacancy rate of 18.40 percent for existing and proposed sites. The vacancy rate for only existing Class B  Office buildings is 16.19 percent. This is a slight increase in vacancy rates from the end of the first quarter 2015, and it is a decrease from the same period in 2014. The average  rental rates remained unchanged at $12.50 to $15.50 per square foot modified gross from the end of the first quarter 2015 to the end of the second quarter of 2015. That is a  larger decrease from the same period in 2014, when average rental rates were $12.50 to $17.50 per square foot.

The Class C suburban office market ended the second quarter of 2015 with a vacancy rate of 13.97 percent, which is a slight decrease from the same period in 2014 and the  previous quarter.

The outlook for the office market sector going into the third quarter of 2015 is very optimistic, because of the high level of continued interest in the marketplace. Various deals that are finalized were completed in the beginning of the third quarter, including an 18,000-square-foot lease on Berkshire Boulevard, which could help third quarter numbers.

The opinions in the next two paragraphs are from the first quarter of 2015 and remain unchanged:

Cap rates for investment-grade office buildings remain low because of attractive financing. The most important variables are length of leases, credit of tenant(s), type of lease and type of asset (such as single tenant, multi-tenant, medical or back office).Overall activity continues to come from within the local marketplace. The majority of the transactions taking place are companies that already call greater Reading home.

However, most of these deals have resulted in larger footprints and longer commitments.

 

Downtown overview

The greater Reading downtown office market ended the second quarter of 2015 with a vacancy rate for Class A office buildings at 22.63 percent. It was a slight decrease in rates from the end of the first quarter of 2015. The average rental rates remained unchanged from the first quarter of 2015 through the second quarter of 2015 at $11 per square foot modified gross to $14.50 per square foot modified gross.

The reason for the slight decrease in vacancy rates is because of the new location of a 11,000-square-foot tenant at 501 Washington St. and expansion of various tenants throughout the marketplace. The Class A market noticed a benefit of the expansion of the large lease completed in the first quarter of 2015. However, Class B space is feeling the effect into the second quarter of 2015 because of the large vacancy that was created by the move.

The Class B downtown office market ended the second quarter of 2015 with a vacancy rate of 23.10 percent. This was an increase in vacancy rates from the end of first quarter 2015, and it was a smaller increase from the same period in 2014. The average rental rates remained unchanged at $7.50 per square foot modified gross at the end of the second quarter to $11 per square foot modified gross. This is similar to the rates from the same period in 2014. Overall vacancy rates for Class C buildings remained unchanged at 23.62 percent.

 

Bryan Cole is the real estate office and medical specialist of NAI Keystone Commercial and Industrial LLC. The website is www.Bryan-Cole.com. – See more at: http://readingeagle.com/business-weekly/article/office-space-vacancy-rates-decrease-from-1st-quarter-and-from-second-quarter-of-2014#sthash.Aq2nFSP1.dpuf

Greater Reading Office Market Report – End of 1st Quarter 2015

Greater Reading Office Market Overview
1st Quarter 2015 Report
By Bryan Cole, SIOR

Suburban Overview

The Greater Reading Suburban Office Market ended the 1st quarter of 2015 with a vacancy rate for Class A Office buildings at 15.01% percent which includes existing and proposed sites.  The vacancy rate for only Existing Class A Office Buildings is 4.39%.  There were no changes in vacancy rates from the close of 2014, however it is an increase from the same period 2014.   The average rental rates remained unchanged at $17.50 – $22.50 per square foot Modified Gross, which is a decreases in the rates from the same period in 2014.

The Class B Suburban Office Market ended the 1st quarter of 2015 with a vacancy rate of 18.19% for existing and proposed sites.  The vacancy rate for only Existing Class B Office buildings is 15.98%.  This is a slight decrease in vacancy rates from end of year 2014, and it is larger increase from the same period in 2014.   The average rental rates remained unchanged at $12.50 – $15.50 per square foot Modified Gross from the End of 2014 to 1st quarter of 2015 and that is a larger decrease from the same period in 2014, when average rental rates were $12.50 – $17.50 per square foot.

And the Class C Suburban Office Market ended the 1st quarter 2015 with a vacancy rate of 14.28%, which is a slight decrease from the same period 2014.

The outlook for the office market sector going into the 2nd quarter of 2015 is very optimistic due to the high level of interest in the marketplace.  There are upwards of 80,000 sf. of deals in the marketplace.

Cap Rates for Investment grade office buildings remains low due to attractive financing.  The most important variables are length of leases, credit of tenant(s), type of lease, and type of asset (I.E. Single Tenant, Multi-Tenant, Medical, Back Office).

Overall activity continues to come from within the local marketplace.  The majority of the transactions taking place are companies that already call Greater Reading home.  However, most of these deals have resulted in larger footprints and longer commitments.

Downtown Overview

The Greater Reading Downtown Office Market ended the 1st quarter of 2015 with a vacancy rate for Class A Office buildings at 22.64%.  It was a slight increases in rates from the end of year 2014.  The average rental rates remained unchanged from 4th quarter 2014 thru 1st quarter 2015 at $11.00 per square foot Modified Gross to $14.50 per square foot Modified Gross.

The reason for the slight decrease in vacancy rates was due to the relocation and expansion of an existing downtown engineering firm.  The Class A market noticed a benefit of the expansion, however Class B space would see a slight increase due to the move.

The Class B Downtown Office Market ended the 1st quarter of 2015 with a vacancy rate of 21.68%.  This was a slight increase in vacancy rates from the end of 2014, and it was a large increase from the same period in 2014.  The average rental rates remained unchanged at $7.50 per square foot Modified Gross at the end of 2014 to $11.00 per square foot Modified Gross, this is similar to the rates from the same period 2014.

Overall Vacancy Rates for Class C buildings remained unchanged at 23.62%.

 

Check www.Bryan-Cole.com for a full and comprehensive Office Market Report.

 

By Bryan Cole, SIOR | NAI Keystone Commercial & Industrial, LLC

Office & Medical Specialist | www.Bryan-Cole.com

Subscribe at www.NAIKeystoneBlog.com

 

Former Reading Kubota in Leesport Sold

NAI Keystone’s Bryan Cole and Steve Willems handled the sale of the Former Reading Kubota property in Leesport PA for $1,250,000.00.  The property was bought by an end user who is expanding their local operations.  The original post for the property listing blog can be found at http://wp.me/px8VU-lL

Greater Reading Economic Partnership’s Pam Shupp and the team at GREP assisted in getting the deal across the finish line.  Check http://www.GreaterReading.com for local resources and contacts.

The property is a 20,886 sf. flex building with 14,886 in the main building and 6,000 sf. in the pole building.  Please contact us for additional information about this deal.

2014-09-23 11.56.39

 

Bryan Cole, SIOR

Bcole@naikeystone.com

NAI Keystone Commercial & Industrial, LLC

3970 Perkiomen Ave, Suite 200 Reading, PA 19606

www.Bryan-Cole.com or www.WyomissingOfficeSpace.com

Direct +1 610 370 8502 |Main +1 610 779 1400 | Fax +1 610 779 1985

Blog | LinkedIn  | Twitter  | Main Website | Office Space Site

www.WyoOfficeSpace.com

New Website dedicated to Office Space for Sale or Lease in Wyomissing/Spring Township Berks County, Pennsylvania.

Bryan Cole of NAI Keystone has developed a website dedicated to the numerous properties being marketed in Wyomissing and Spring Township.

The site offers comps, market information, and property availability.  Below is a newly published Advertisement for the site.  Please visit www.WyoOfficeSpace.com and let us know what you think.

WyoOfficeSpace Ad

Bryan E. Cole,SIOR

NAI Keystone Commercial & Industrial, LLC

direct: 610-370-8502

Bcole@naikeystone.com

www.Bryan-Cole.com | 610 779 1400 (o) | 610 779 1985 (f)

Cole and Willems of NAI Keystone Receives SIOR Designation

Bryan Cole and Steve Willems of NAI Keystone Commercial & Industrial, LLC have received the SIOR designation.

 

The designation includesSIOR Logo the leading professionals within office and industrial real estate brokerage and represents today’s most knowledgeable, experienced, and successful commercial real estate brokerage specialists in the world.

 

There are strict guidelines to obtain the designation including Education, Experience, and High Levels of Income.  There are 2,800 brokers worldwide who have met the stringent qualifications to earn the SIOR designation.

 

And one of the most important aspect is, providing exceptional service with an emphasis on ethics.

 

About SIOR:

Thee SOCIETY OF INDUSTRIAL AND OFFICE REALTORS® is the leading professional commercial and industrial real estate association. With more than 3,000 members in more than 630 cities in 34 countries, SIOR represents today’s most knowledgeable, experienced, and successful commercial real estate brokerage specialists.

SIOR has certified thousands of members with the prestigious SIOR designation, a professional symbol of the highest level of knowledge, production, and ethics in the real estate industry. Real estate professionals who have earned the SIOR designation are recognized by corporate real estate executives, commercial real estate brokers, agents, lenders, and other real estate professionals as the most capable and experienced brokerage practitioners in any market. SIOR designees can hold the following specialty designations: industrial, office, sales manager, executive manager, or advisory service.

SIOR also consists of associate members who include corporate executives, developers, educators, and others involved in the commercial real estate industry.

A professional affiliate of the NATIONAL ASSOCIATION OF REALTORS®, SIOR is dedicated to the practice and maintenance of the highest professional and ethical standards. SIOR maintains a commitment to business and industry by providing outstanding professional services, publications, and educational programs.

Transaction Data shows the success of SIOR members:
On average from 2008-2012 SIOR members reported that he or she leased or sold an average of 1 million square feet of space for a total dollar volume of $31 million in 30 transactions.

As a group, SIOR designees closed more than 78,000 transactions.

SIOR maintains and promotes a professional designation of the highest quality for the benefit of its members and their clients. The SIOR designation stands unchallenged for excellence in the performance of real estate services, and is universally recognized as the prerequisite in the selection of a commercial real estate broker, agent, or consultant.

– See more at: http://www.sior.com/about/sior-overview#sthash.nJpVtErv.dpuf

 

 

Don’t forget to visit www.Bryan-Cole.com or my clients/members site atwww.NAIKeystoneMembers.com

Bryan Cole, SIOR | Sr. Associate

Bcole@naikeystone.com

NAI Keystone Commercial & Industrial, LLC

3970 Perkiomen Ave, Suite 200 Reading, PA 19606

www.Bryan-Cole.com or www.WyomissingOfficeSpace.com

Direct +1 610 370 8502 |Main +1 610 779 1400 | Fax +1 610 779 1985

Blog | LinkedIn  | Twitter  | Main Website | Office Space Site