2004 Corporate Sponsors Adolfson & Peterson Construction The Avalon Group Benson-Orth Associates, Inc. Bremer Bank, N.A. Brookfield Properties (US) LLC news The Business Journal Cambridge Commercial Realty CB Richard Ellis Volume 18, Number 10 October 2004 The Collyard Group Commercial Partners Title, LLC Construction 70, Inc. CSM Corporation FeatureWal-Mart: Turning Its Surplus Cuningham Group Architecture, P.A. Dalbec Roofing Exeter Realty Company Real Estate Into A Profit Center Faegre & Benson LLP General Growth Properties, Inc. by Lisa Diehl, McDonald’s Corporation Glimcher Properties/Northtown Mall Gray Plant Mooty or the last 15 years, the Wal-Mart Realty older discount stores sit on 10 to 12 acres. Great Clips, Inc. Company division of Wal-Mart Stores, Wal-Mart often buys more land than necessary H.J. Development, LLP FInc. has quietly become a major player and sells off the surplus pads to retailers or Heitman Financial Services LLC in the retail real estate industry, both by selling developers. Today, much of the excess real J.L. Sullivan Construction, Inc. off excess retail pads next to its newly estate is being created due to the aggressive Jones Lang LaSalle developed stores and by disposing of older growth of Wal-Mart’s Supercenter concept. KKE Architects, Inc. stores vacated when Supercenters are built. The Bentonville, Arkansas retailer has built an Kraus-Anderson Companies Wal-Mart, not only the largest retailer, but also aggressive, in-house real estate division that LandAmerica Commonwealth one of the largest owners of real estate, has handles their excess property dispositions. Landform made it clear that they want to be in control of And, by integrating the process, it keeps Larkin, Hoffman, Daly & Lindgren, Ltd. their surrounding competitors in the marketplace. greater control of the expenses and the profits. LaSalle Bank M & I Bank A typical Wal-Mart site for a Supercenter Currently, on the Wal-Mart website there are Madison Marquette requires 20 acres of land, while most of their Wal-Mart continued on page 2 m The Marshall Group Messerli & Kramer, P.A. Midwest Maintenance & Mechanical, Inc. Minnesota Roadways North American Properties, Inc. Snapshot NorthMarq Capital, Inc. Andover Clocktower Commons Oppidan, Inc. Opus Northwest LLC Location: NE corner of Hanson Road and Park Midwest Commercial Real Estate Crosstown Boulevard in Andover, Minnesota Paster Enterprises, LLC Opening: Spring/Summer 2005 Reliance Development Company, LLP RLK-Kuusisto Ltd. Owner/Developer: Andover Clocktower Robert Muir Company Commons LLC Robins, Kaplan, Miller & Ciresi LLP Ridgedale Center Leasing Agent: Tedd Schuster, Madison RSM McGladrey, Inc. Marquette Realty Services (952) 852-5154 RSP Architects Architect: Landform Additional Facts: Andover Clocktower Ryan Companies US, Inc. Commons will be located directly across SuperValu Inc. GLA: 62,780 sf (39,280 sf retail/restaurant, Hanson Boulevard from the new Andover Target Corporation 18,000 sf office, 5,500 sf gas/convenience) Civic Center, City Hall, YMCA Community TCF National Bank Minnesota Number of Stores: 9 - 13 Center, featuring an ice arena, fieldhouse, Towle Financial Services business center and aquatics park, and within United Properties Anchor Tenants: Conoco Gas/Convenience, one mile of the Andover High School. Traffic U.S. Bank National Fast Food Restaurant counts combined at Hanson Boulevard and Venture Mortgage Corporation Construction Style: Two types of brick, Crosstown are 20,000+ cars per day and Weis Builders, Inc. natural stone veneer, EIFS and standing seam continues to increase significantly. Current Wells Fargo Bank, N.A. metal roofing population is estimated at 30,000 with an Welsh Companies, LLC average household income of $91,519 within Westwood Professional Services 3 miles. Witcher Construction Company WAL-MART continued leaves behind more space than other big- box users. Wal-Mart is very upfront about Join A 2005 MSCA 375 buildings for lease or sale and about not wanting anyone in their former Committee! 350 parcels of land. Last year, the division buildings with a competing use. They will The greatest benefit of MSCA sold 240 outparcels and 70 buildings. sit with a vacant building rather than budge membership is the opportunity to Earlier this year, Sears, Roebuck & on letting a competitor in it, continuing to participate on a committee. All MSCA Company bought seven Wal-Mart stores pay real estate taxes and expenses until the Committees are recruiting new made obsolete by nearby Supercenters. properties are sold. Some creative uses for former Wal-Mart facilities have included a committee members for 2005. If you It is not uncommon for big-box retailers to Mercedes-Benz dealership, bingo hall, have never been on a committee, or if wind up with more land than needed for a church, pharmaceutical lab, call center, you have not been active for the past new site. Retailers will self-develop, but office-furniture manufacturer and health few years, please consider joining one work closely with developers and brokers. service facility. of the committees listed below. Retailers are working with a proto-type building, which may result in having excess Communities are getting more aggressive As a committee member, you will property. Wal-Mart also purchases excess about trying to discourage big box retailers meet key members of the association, land to protect the development around the from leaving older sites empty as they expand your networking circle, you store from establishments such as bars, move to newer or larger sites. Some cities will help shape how the association pawnshops or competitors. If they need 20 have passed ordinances that limit the size affects the overall membership and the acres and the potential site is larger, the size of new stores, thus making it less attractive retail real estate industry as a whole. does not dissuade them. Wal-Mart, with a to build a new store and abandon the old Time commitment varies by lower cost of capital than most developers, one. Certain towns prohibit building committee, with monthly, bi-monthly has found this excess to be very lucrative. owners from closing stores before the space or quarterly meetings. Some require has attracted a new tenant or plans are in By incorporating a big part of its real year-round participation, while others place for the structure to be demolished. estate operations, Wal-Mart is able to are partial year obligations leading up control both its environment and costs, Generally, other big box retailers have not to an annual event. entered the excess real estate business in squeeze added profit from its deals, and Awards, Community Enhancement, order to make it a profit like Wal-Mart has carefully select their neighbors. Much of Golf, Legislative, Marketing, done. Other retailers may purchase additional the excess property ends up in the hands of Membership, Newsletter, Program, fast-food franchises, which are high-traffic land in order to enter a market, a way to get Research, Sponsorship, and generators. Outparcels do not come cheap the size of property they require, or the seller Technology for these buyers, and Wal-Mart has been requires the entire area to be purchased. meeting or exceeding the market rates. For example, Target is using outside Call (952) 888-3491 to get involved! representatives from CB Richard Ellis and Wal-Mart places a special emphasis on Staubach to handle their excess land. their website, which has helped move 2004 Retail Report Releases excess property. Once a deal is closed and From all indications, Wal-Mart’s rapid the excess determined, it is listed on the growth is not going to slow, and their on November 6 web page. According to Wal-Mart, many formula for buying larger parcels with The annual 2004 Retail Real Estate dispositions are handled in-house, but excess property “for profit” will continue. report will be released at the MSCA about 70% are listed with brokers. The company will find challenges along November 3rd afternoon program. Consistent with the way Wal-Mart handles the way with some communities trying to everything, they want to do as much of the avoid vacant big box eyesores left behind The 2004 report includes information transaction as possible in-house, and pay until the real estate is sold, redeveloped or on the Twin Cities retail market as little as possible. Their transaction re-tenanted. With Wal-Mart’s in-house universe for centers greater than volume enables them to cap the broker fees. aggressive real estate division, they will 30,000 square feet, which is comprised surely devise creative solutions to these of 402 properties totaling 57,004,100 Around the world, estimates show that arising challenges. Watch Wal-Mart to see square feet. Wal-Mart plans to add approximately 50 how they tackle these issues. million square feet of retail space this year. The report covers industry In Minnesota currently, Wal-Mart has nine www.wal-martrealty.com opportunities and challenges, current pieces of land available in Albert Lea, market trends, vacancy rates, rental Marshall, Inver Grove Heights and rates, CAM expenses and real estate Woodbury and six buildings throughout Search Me taxes, as well as a thorough description Minnesota. There are a total of 82 land Exercise your civic rights by registering of the major developments, expansions sites available in the Midwest area. to vote at www.declareyourself.com or and updates that have occurred in the www.yourvotematters.org. Both sites past year. The report is accompanied Retailers including Target Corporation, also let you update your address or Kmart Holding Corporation and Home party affiliation, get an absentee ballot by an appendix of data from over Depot, Inc. all have vacated big-box and find your polling place. You can 450 properties throughout the state locations across the country. Wal-Mart, also read candidates’ bios to cast an of Minnesota. informed vote. because of its fast expansion, generally msca news 2004 2 www.msca-online.com MarketDuluth Update by Terry R. Smith, TRS Commercial Real Estate, Inc.
uluth, located 150 miles north of the According to John Johannson of Welsh Twin Cities, has a city population of Companies, LLC, a usable 4 - 5 acre vacant land 86,044 and serves a retail population parcel is working its way through Duluth’s D 2004 LEADERSHIP area of more than 250,000. The northwest end rezoning process. Located on the SE corner of OFFICERS of Duluth abutting Hermantown is considered Highway 194 (Central Entrance) and Highway President the retail focal point of northern Minnesota. 53 (Trinity Road), the property is planned for Michael Sims, United Properties additional retail development adjacent to the 1st Vice President Miller Hill Mall, the enclosed regional mall built in Peter Austin, Welsh Companies, LLC opened, freestanding Home Depot. 1973 and renovated in 1987, continues to anchor 2nd Vice President a large retail area that has prospered because of Downtown Duluth continues to be the service, Paul Sevenich, CCIM, Kraus-Anderson Co. Treasurer strong sales. Additional retail growth has been tourist, government, medical, entertainment and Kenneth Vinje, SCSM, Kraus-Anderson Co. hampered due to the area’s rocky topography, a educational venue and has recently completed a Secretary lack of undeveloped, zoned buildable land, and a revitalization of the area along the shore of Lake Sara Stafford, KKE Architects, Inc. congested street and highway system. Superior. At the West End of Duluth the Big K DIRECTORS retail center is adding a Dollar Tree store. Wendy Aaserud, Madison Marquette New tenants to open in the Miller Hill Mall in Brett Christofferson, Weis Builders, Inc. 2004 include Caribou Coffee, Zumiez, Twig Superior, Wisconsin, located directly southeast Lisa Diehl, McDonald’s Corporation Gary Jackson Bakery, Motherhood Maternity and Great of Duluth across Lake Superior, has Wal-Mart Kevin Krolczyk, Dalbec Roofing, Inc. American Grill. Departing tenants include relocating to a Supercenter, which is under Bob Lucius, RSP Architects Ltd. Fanny Farmer and KB Toys. Soon to arrive are construction adjacent to the existing Wal-Mart. Mary Wawro, Ryan Companies US, Inc. the St. Louis County DMV Office and Qwest. The Dollar Store has opened in a former COMMITTEE CO-CHAIRS OfficeMax and Mariner Mall has been temporarily Awards In the surrounding area, Burning Tree Shopping Brett Christofferson, Weis Builders, Inc. negatively affected by major road construction. Ronn Thomas, United Properties Center is expanding to add a David’s Bridal. Community Enhancement Wendy Aaserud, Madison Marquette Elizabeth Lee, The Wall Companies Golf Matt Alexander, Contractor Property Developers Co. Chris Hussman, Aspen Waste Systems, Inc. Press releases are printed based upon availability October Legislative of space and relevance to the local market. Member News Howard Paster, Paster Enterprises Todd Johnson, Steiner Development, Inc. Griffin Reps Beauty First was recently sold by North American Properties Marketing Peter Austin, Welsh Companies, LLC Beauty First, a unique beauty and spa products to Inland Hastings Marketplace, LLC. Kelly Slawson, RSM McGladrey, Inc. store, has selected Griffin Companies to Kat Bramhall Membership represent them in their expansion in the Kevin Krolczyk, Dalbec Roofing, Inc. Kathleen “Kat” Pemble Bramhall, one of the Nick Reynolds, Welsh Companies, LLC Minneapolis and St. Paul metro area. Beauty partners of Base Real Estate Services, Inc., Newsletter First currently operates one store at Tamarack Lisa Diehl, McDonald’s Corporation passed away on September 18, 2004. Kat made Betty Ewens, Kraus-Anderson Co. Village in Woodbury and is seeking an a name for herself in the industry and was additional six locations in the Twin Cities over Program respected by those that worked with her. Kat’s Tony Pasko, Bremer Bank the next two years. father was Clyde Pemble, a successful real Peter Berrie, Faegre & Benson LLP estate professional. Research Itasca Funding Finances Pine Cone Janet Goossens, Kraus-Anderson Co. Itasca Funding Group, Inc. arranged non- Holly Rome, Jones Lang LaSalle Hallquist Named V.P. Sponsorship recourse permanent financing in the amount of Witcher Construction Company has hired Ned Rukavina, United Properties $8.2 million for a ten-year term and a 30-year Harlan Hallquist as Vice President of Marketing Bill McCrum, RSP Architects Ltd. amortization on the Pine Cone Marketplace Technology and Business Development. Additionally, he Paul Sevenich, CCIM, Kraus-Anderson Co. Shopping Center in Sartell, MN, a rapidly will assist with the company’s national Centers Cindy MacDonald, Kraus-Anderson Co. expanding community just to the north of of Excellence for healthcare, residential, MSCA STAFF St. Cloud, MN. Pine Cone Marketplace is an Executive Director - Karla Keller Torp education, gaming and retail markets. (P) 952-888-3490 (C) 952-292-2414 87,000 sf retail center anchored by a 62,000 sf [email protected] Coborn’s grocery store. Gander Mountain On The Move Associate Director - Stephanie Salo Gander Mountain recently announced that it (P) 952-888-3491 (C) 952-292-2416 NAP Sells Hastings Marketplace [email protected] will vacate the space across from Miller Hill 8120 Penn Avenue South, Suite 555 Hastings Marketplace in Hastings, Minnesota Mall and move to Hermantown. Bloomington, MN 55431 (F) 952-888-0000 msca news 2004 3 www.msca-online.com RetailerRegis Corporation Profile by Anita D. Johnson, AJ Commercial Real Estate, Inc.
he original salon was named Kunin signing leases with corporate guarantees Beauty Salon and was opened in on several hundred new real estate T1922 by Paul and Florence Kunin. locations. Their success can be attributed The salon quickly expanded into a value- to a solid real estate strategy, which priced chain; in 1958 their son Myron includes choosing ideal locations, national bought the chain and changed it to Regis. tenant status, a reputation as a credit- As of June 30, 2004, Regis Corporation worthy, dependable tenant, and a strong operates or franchises 10,162 salons, and predictable cash flow. They have which can be found worldwide under the excellent stylist education and training names of Regis Salons, MasterCuts, Trade programs and distinct salon concepts that Secret, Supercuts and Cost Cutters. Not appeal to the large and stable middle market. once in their 82-year history has there been Depending on the concept, the sites are a same-store sales decrease. between 800 and 2,000 square feet. Regis The variety of salon concepts provides hair Corporation seeks easy-access sites with care for value-conscious families, upbeat high visibility and traffic, typically in salons for the cool classic looks and neighborhood, community, and power appeals to the younger trendier crowds centers, preferably with grocery or discount with the “street chic” styles. They know mass merchant anchors (i.e. Target, how to deliver high sales per square foot Wal-Mart). Lease terms are five to ten and bring back loyal customers to Regis plans to continue its growth, adding years with one or two 5-year options. shopping center locations. approximately 1,000 salons annually and www.regiscorp.com
Consumers Not Easily Spooked by Economy
It’s time to start looking ahead towards that ghoulish holiday celebration known as Halloween. With nearly $7 billion in sales, Halloween is the second largest retail holiday in America. :HRIIHUOHDNUHSDLUVHYHQ Although never easy to predict, there are some solid factors that ZKHQLW¶VUDLQLQJ2XUKRXUO\UDWH seem to reliably determine and influence the success of the LVSHUPDQKRXUDQGIRU October holiday. The market for Halloween products is expanding \RXUWRXJKHVWOHDNVZHRIIHU and becoming more mainstream. Retailers such as Target and LQIUDUHGVFDQQLQJ&DOOXVWRGD\ Wal-Mart make it easier for consumers to get the products they IRUPRUHLQIRUPDWLRQ want through these standard non-specialized retailers. One trend that seems to be spurring the growth of the Halloween market is the growing adult involvement in the holiday. Many 2YHU6T)W,QVWDOOHG merchants feel this primarily through a rise in demand and sales of adult sized and themed costumes, such as satiric political figures, ,Q%XVLQHVV6LQFH especially since 2004 is a presidential election year. Last year the average household was anticipated to spend about $ZDUGV:RQIRU2XU:RUNPDQVKLS $42.00 on Halloween candy, costumes, and decorations. This :DUUDQWLHVXSWR