Archive for the ‘Student Housing’ Category

From Shipping Containers to Cool Student Housing

Monday, February 8th, 2010

A French architectural firm recycled 100 surplus shipping containers into student residences.  Olgga Architects took an inventive approach to creating student housing in Le Havre, France, by building a 100-unit complex using recycled shipping containers.  The result is stylish student housing that is portable, affordable, durable and eco-friendly.

Called the “Crou”, the 2,841-meter (30,700 SF) pyramidal structure stacks the shipping containers on top of each other. The complex has individual rooms for students with areas for living, studying and sleeping.  Another plus is that the Crou puts surplus containers to use instead of letting them rust in a landfill.

Securitization Slowly Starts Rolling Again

Wednesday, December 2nd, 2009

One year later, securitization is making a slow comeback in the commercial markets.

The commercial bond market may be opening up slightly as Bank of America (BofA) prepares to sell $460 million worth of bonds collateralized by properties owned by Fortress Investment Group. The bonds that BofA is arranging are ineligible for TALF, another positive sign that the commercial mortgage market might finally be showing signs of improvement.

The transaction involves 44 properties, primarily Florida office and industrial buildings, with bonds rated in the AAA to BBB range.  Price ranges were not available.  This deal and the recent $400 million sale of shopping malls owned by Ohio-based Developers Diversified Realty represent the initial offeerings since securitization of real estate loans came to a halt in the middle of 2008.  Investors should be wary against being overly optimistic about these sales since commercial mortgage-backed securities (CMBS) are unlikely to be as significant a financing vehicle in the future.  Although financing is opening up for specific new issues, investors have little appetite to refinance the trillions of dollars of risky commercial loans that are coming due over the next few years.

“It is another baby step,” said Thomas Zatko, managing director at Babson Capital Management.

According to an index compiled by Moody’s Investors Service, commercial real estate prices have slid 43 percent from their peak in October of 2007.

Student Housing Appears to Be Recession Proof

Tuesday, November 17th, 2009

Fornelli Hall - Downtown Chicago Luxury Student Housing

Because the United States is producing an increasing number of high school graduates who go on to attend college, student housing apparently is recession-proof  real estate.  This is the finding of a recently released report from the National Multi Housing Council (NMHC) that studied the recession’s impact on college enrollment and on-campus dormitory vacancy rates.

According to Jim Arbury, NMHC’s senior vice president, the study - entitled “Special Student Housing Report:  Has the Recession Had an Impact?” - examined freshman application data for 63 universities and compares 2009 levels to 2008, as well as to statistics from 2003.

“This report offers valuable benchmarks on the toll the economy is taking on universities, and, by extension, current demand for student housing,” Arbury said.  “And it provides vital enrollment data a full six weeks or more before the universities release their numbers.  Our research indicates that applications and enrollments are up at most universities.  The only places we generally find declining or flat enrollments are in states where the higher education budget has been dramatically reduced or where the university itself is geographically constrained from any further growth.”

Economic Development: Packaging A Loan in Today’s Market

Wednesday, July 15th, 2009

Economic development organizations are stepping in to help plug the credit hole.  We all know what the economy is like today, and it is unlikely that the industrial and commercial real estate markets will soon turn around. As anbroken_piggy_bank_0 economic developer, I see another side of the economy where both communities and businesses are seeking opportunities and looking at alternatives ways to secure capital.

Aside from the federal stimulus incentives, municipal, state governments and educational institutions offer a variety of incentives to encourage businesses to remain in their jurisdictions. Here’s an example:

I am currently working with a printer, a cutting-edge small business with Fortune 500 customers, to preserve more than 100 good-paying jobs in a small municipality. The company’s primary obstacle: borrowing money for new equipment and other capital improvements. The deal requires $1.5 million, all of it collateralized.  Because the company was in financial straits, an angel investor recently purchased the company and is investing heavily.  Even with this influx of new capital, lenders consider the company a high risk. To make the deal happen, we are using state, county and municipal revolving loan funds to underwrite $750,000 of the project to add to the $750,000 conventional bank loan. The lender has virtually no exposure and has first position on all assets, including building and land that are free and clear of debt.

A key player in putting the deal together is the Illinois Department of Commerce and Economic Opportunity’s Participation Loan Program, one of the few available state incentives until Illinois adopts a capital budget. For more information about the program, contact Stanley Luboff, Capital Programs Manager at stanley.luboff@illinois.gov.

Chris Manheim is our guest blogger.  He is the President of Manheim Solutions, Inc., a consulting firm specializing in community, workforce and small business economic development programs.

Modern Wing of the Art Institute of Chicago a “Temple of Light”

Thursday, May 28th, 2009

Amidst the most dire financial crisis in a generation, Chicago has created a magnificent rejoinder to all the bad news.  The Russian writer Dostoevsky once said that “Beauty will save the world.”  Seeing Renzo Piano’s new Modern Wing at the Art Institute of Chicago makes you believe that it just might.  First of all, how did they do it?  A $300 million capital project when cities and states are tottering on the edge of bankruptcy?  The answer is that the project is the denouement of a $385 million fundraising campaign — $300 million for the new building and $85 million for the endowment.  All of it came from private patrons in Chicago, some of whom contributed multi-million-dollar sums — a sign of the enormous wealth generated in our city over the last business cycle.  Fortunately, the capital campaign was completed before the downturn in the economy, but the larger museum’s budget will rise from $77 million to $97 million.  This comes at a time when the Art Institute’s endowment has lost a quarter of its value since mid-2008 when it was $641 million, though the museum has been raising an average of around $60 million a year for the expansion.  Meanwhile, in March, the Art Institute issued two series of bonds totaling $140 million to finance construction and other costs while waiting for pledges to come in.

Piano's design includes a facade of Indiana limestone, white steel, and aluminum topped with a "flying carpet" flat roof.

Piano's design includes a facade of Indiana limestone, white steel, and aluminum topped with a "flying carpet" flat roof.

So how good is the building?  For one, it increases the gallery’s space by 35 percent to one million square feet, making the Art Institute the second largest art museum in the U.S. after the Metropolitan Museum in New York (he said proudly as a Chicagoan).  But the really singular thing about the new Modern Wing and what puts it, in my mind, beyond the Met, is that it is a masterpiece of design and urban planning.  Joining Beaux Art with Prairie, the new building has been described as a temple of light.  The key word is temple with all its suggestion of serenity and grace.  Piano (he of the New York Times building and the Whitney Museum) has created a white steel, aluminum and Indiana limestone jewel box topped with a gorgeous flat roof (his flying carpet) and overhanging eaves (in Prairie fashion) which carefully refract light into the galleries below.

The interior is a marvel of the earthbound — wood floors and red wood paneling — and the airborne — vellum ceiling panels and a floating glass staircase that looks back and ahead at the architectural aspirations of our city.  Piano is effusive in his fidelity to transparency and translucence in his work: “architecture must fly: it is made of emotions, tensions, transparency, “and it is not enough for the light to be perfect, you also need calm, serenity, and even a voluptuous quality linked to contemplation of works of art.”

The stunning Nichols Bridgeway, a 620-foot-long pedestrian walkway between the Modern Wing and Millennium Park, gives the impression of floating through treetops and buildings.

The stunning Nichols Bridgeway, a 620-foot-long pedestrian walkway between the Modern Wing and Millennium Park, gives the impression of floating through treetops and buildings.

Then there’s the way the building is situated, offering us the best views yet of the sumptuous Millennium Park gardens and the Frank Gehry-designed Pritzker Pavilion.  The genius of the building is that it makes the city part of its permanent collection, continually juxtaposing its pop art and abstract expressionist canvases against the northeast views of Lake Michigan and the gilded Loop skyline.  The connection is fully realized at the end when the path snakes onto the stunning Nichols Bridgeway, a sloping, 620-foot-long pedestrian walkway that buoys you from the Modern Wing straight into Millennium Park. Lit like the drawbridge to a spaceship, the walkway gives the impression of floating through treetops and buildings.  An unforgettable way to close.  The new Modern Wing of the Art Institute is everything civic architecture should be — inspiring, provoking and, ultimately, a bellwether of better things ahead.

Dad’s Dorm Was Nothing Like This

Monday, May 18th, 2009

Even during a steep recession, the demand for the right niche product like student housing remains strong 05027502550000474837because people know they need education and training to compete effectively in a fast-shrinking job pool.  At a time when universities have seen their endowments and investment revenues decrease because of the state of the equity markets, private-sector developers have recognized this need and are taking the opportunity to diversify their portfolios by developing institutional-grade student residences in prime locations.

We are now seeing the largest generation in 50 years, the 78 million echo boomers (born between 1982 and 1985) flooding the higher education system.  The Alter Group’s initial response to the critical need for upscale downtown Chicago student residences is Fornelli Hall, a $45 million transformation of eight floors within the historic Pittsfield Building.  Profiled in a recent issue of University Business magazine online, Fornelli Hall opened for business last fall with signed master ground leases for 350 beds with Roosevelt University and Robert Morris College.

Big Deals Keep on Movin’

Thursday, March 12th, 2009

Contrary to popular perceptions, significant CBD office leases are still being signed, recession or no recession.

A case in point is KPMG LLP’s recent inking of a 15-year lease for 260,000 SF in the Aon Center at 200 East Randolph Street in the prized East Loop market.  The accounting and advisory firm will relocate its 1,700 employees from 303 East Wacker Drive in August of 2012 when the lease takes effect. aon-center The space on floors 53 through 61 will be vacant after law firm Kirkland & Ellis LLP moves to its new tower at 300 North LaSalle Street later this year.  Considering that the downtown Chicago office market experienced 200,000 SF of negative absorption during the fourth quarter of 2008, this is encouraging news indeed.

Part of the story is that the East Loop office market has fared relatively well through the recession, and experienced 500,000 SF of positive absorption last year.  It’s currently an extremely affordable market, with asking lease rates in the Aon Center at about $20 per square foot net.

Student Housing Flexes its Muscles with Illini Tower Sale

Tuesday, July 22nd, 2008

In a transaction that demonstrates the inherent strength of the red-hot student-housing market, an Australian firm recently purchased the 725-bed Illini Tower in Champaign, IL, for approximately $60 million.  Do the math and you’ll find that the cost-per-bed adds up to a whopping $82,758.  The building serves students of the University of Illinois at Urbana-Champaign.

The 16-story structure’s purchaser is Campus Living Villages, a Sydney, Australia-based firm that owns 10,000 student beds in Australia and New Zealand, and an additional 30,000 beds in 41 properties in the United States.  The seller was Chicago-based Walton Street Capital, LLC, which had purchased the building just five years ago for $29.6 million, and spent approximately $6 million on capital improvements.

The significance of the transaction is that despite the fastest rising inflation in almost 30 years, the relative weakness of the dollar and of American securities on global exchanges, foreign capital still sees the United States as a safe haven in the right categories.  Student housing cap rates continue to be strong, outpacing inflation and showing no signs of abating as college enrollments top 17 million a year.