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SHOPPING CENTER 2017 SURVEY & FORECAST WEITZMAN 1 FORECAST REPORT 2017 TABLE OF CONTENTS 04 AUSTIN REVIEW 08 DALLAS - FORT WORTH REVIEW TEXAS’ MOST IN-DEPTH AND RESPECTED RETAIL 16 HOUSTON REVIEW MARKET INSIGHT. 20 SAN ANTONIO REVIEW 23 APPENDICES 23 APPENDIX A: AUSTIN CONSTRUCTION 25 APPENDIX B: DALLAS-FORT WORTH CONSTRUCTION 29 APPENDIX C: HOUSTON CONSTRUCTION 32 APPENDIX D: SAN ANTONIO CONSTRUCTION 34 DEFINITIONS 35 COMPANY OVERVIEW 35 ACKNOWLEDGMENTS AUSTIN / DALLAS / FORT WORTH / HOUSTON / SAN ANTONIO WEITZMAN 2 FORECAST REPORT 2017 WEITZMAN 3 FORECAST REPORT 2017 AUSTIN REVIEW HOPDODDY BURGER BAR IS ONE OF THE MANY LOCAL DINING CONCEPTS EXPANDING IN AUSTIN. A NEW LOCATION IN MIXED-USE PROJECT THE TRIANGLE OPENED IN 2016, JOINING OTHER LOCAL CONCEPTS LIKE AUSTIN: AS AVAILABLE SPACE SHRINKS, MAUDIE’S TEX-MEX. SO DOES NEW DEVELOPMENT For calendar-year 2016, the Austin Class A-plus rent levels that can hit $40 AUSTIN retail market again recorded a year per square foot per year or more for BACKFILLED OR REDEVELOPED at essentially full occupancy. Despite small-shop space. RETAIL SPACE INCLUDES: the lack of available space, developers remain conservative in terms of new Occupancy remains highest in Central • Target, which took a 22,000-square- development, although the market is Austin, where density and active mid- and foot space in Dobie Twenty21, the seeing a number of large new centers high-rise residential construction helps redeveloped Dobie Mall at West come online. boost population and retail sales. The 21st and Guadalupe adjacent to the area also is essentially built out in terms University of Texas. The store, to open As of year-end, the market reported of retail space, creating barriers to entry in mid-2017, will be the first in Texas for occupancy at 96.2 percent, one of its except through redevelopments. Target’s “small-box” concept, which it highest levels ever. We foresee this high has been rolling out in select markets; occupancy continuing through 2017 due Thanks to some large new leases and to new development that opens well- the backfilling of long-vacant boxes, • H&M, the popular fast-fashion apparel leased, as well as steady leasing that is many suburban markets are enjoying retailer, which opened in 20,000 square absorbing the market’s shrinking supply their strongest retail occupancy rates feet of existing space in Bee Cave’s of available space. in recent memory. In Georgetown, on S. mixed-use Hill Country Galleria. The Austin Avenue near IH-35, a number of location is its second in Austin; No other Texas market has maintained leases helped absorb the vacant space in occupancy above 90 percent as a former Albertsons that had been empty • Saks Fifth Avenue Off 5th, consistently as Austin. During the for a decade. which opened an approximately recession that started in 2007, when 50,000-square-foot store in a former retailers like Linens ‘n Things failed and The market also benefits from limited furniture store in Gateway Shopping closed stores, Austin managed to keep its store closings. During 2016, few Center, located on Research Boulevard occupancy above 90 percent. junior-anchor boxes closed. After in North Austin; Sports Authority went out of business Even with the tight market, new nationwide, it closed its store in • 99 Ranch Market, a specialty grocer construction has remained constrained, Southpark Meadows at IH-35 and that will open in the Crescent, the largely due to high land and construction Slaughter Lane. The site is currently newly branded name for Highland costs that require record-high rents. being actively marketed. Village. 99 Ranch Market will open These rents are one reason why new in the renovated center in 2017; the space is being delivered in what are Due to low construction, many expanding location is its first in Austin; largely sure-shot locations that have the tenants open in existing-center vacancies density and affluence to deliver retail or redevelopments. • The Spot, an entertainment venue with sales high enough to support current a bar, bowling alley, movie theater and more, which opened at 1180 Thorpe The information contained herein was obtained from sources deemed reliable; however, Weitzman makes no guarantees, warranties or representations as to the completeness Lane in San Marcos in a space that or accuracy thereof. The presentation of this real estate information is subject to errors or omissions. WEITZMAN 04 FORECAST REPORT 2017 WEITZMAN 05 FORECAST REPORT 2017 formerly housed Target. The Spot backfilled the former Jasper’s location the high-profile street-level space in A handful of new retail projects, including joined a Gold’s Gym that opened in the in The Domain; downtown’s Frost Tower; Bufalina Due, one that accounted for 60 percent of the first half of 2016 in the power center; a specialty pizzeria, with a second construction total, came online in 2016. A • P. Terry’s, with new locations that location on Burnet Road; number of projects also are underway or Picnik, $40 psf • Society of St. Vincent de Paul, which include a 2016 restaurant on Research Citizen, Tino’s, DeSano Pizza Bakery planned to open in 2017 or later. These renovated a vacant 25,000-square-foot Boulevard, a location north of Capital and, soon, Flyrite, with new locations are detailed in the Construction Report in grocery store into offices, thrift retail, Plaza on IH-35, and one along North on Burnet Road; Flyrite, a fast-casual Appendix A, on page 23. storage and a small restaurant at 901 Lamar; chicken concept also opened on E. W. Braker Lane in North Austin; Seventh St.; and ELM Group’s new RENTS REMAIN HIGH • Torchy’s Tacos, which opened a concept, Irene’s, with a location on a high-end steakhouse from New flagship location in the former Fran’s In terms of rents, Austin-area rental rates • STK, West Ave., and Easy Tiger, with its $30 psf York-based The One Group, which location on South Congress; second location. ELM Group is known are at or near all-time highs, but they are leased nearly 11,000 square feet in for 24 Diner and others; not showing notable increases. a building formerly occupied by The • Pollo Tropical, which opened a new Melting Pot at 305 East 3rd Street in freestanding location on IH-35 in Kyle; • Houston-based Cyclone Anaya’s, MAD • For small-shop space in anchored Class downtown Austin. Opening has been A projects, rates range from the mid- • Chi’lantro, which opened its third Greens, The Dogwood, Salvation pushed to 2017. Pizza, Tarka Indian Kitchen, East Side $30s per square foot per year to $40 area location on Burnet Road near The per square foot or higher; Domain. Chi’lantro gained fame this King Thai Kun, Second Bar + Kitchen, $20 psf Additionally, Austin continues to see a (which also has a new location past year after winning an investment Sway • Averages for Class B small-tenant high level of activity from local, regional in Westlake), and others on the ABC reality show, Shark Tank; Velvet Taco rates are posting from the mid-$20s to and national restaurant concepts and located in Rock Rose in The Domain; other non-anchor tenants. The velocity of around $33 per square foot per year; • Via 313 at 31st and Guadalupe; the leasing makes Austin one of the most • Small-format health and fitness active leasing markets in the country. • Averages for Class C rates for small- • Other expanding small-tenant concepts concepts, including Massage Heights, tenant in-line spaces typically range with two new locations, include Juiceland, which opened Cyclebar, Soul from around $20 to $24 per square HIGHLIGHTS INCLUDE: and . Class C Class B Class A in Parmer McNeil and Frost Tower, Cycle Orangetheory Fitness foot, though some Class C rates are in and which will open in Georgetown’s • Boiler Nine Bar + Grill, a multi-level During calendar-year 2016, the Austin the teens. Republic Square in 2017; local favorite locale that opened in 11,000 square market added approximately 1,106,000 Jack Allen’s Kitchen, which will open For all classes of space, rates can go RENTS feet in the Seaholm mixed-use project square feet of space in new and expanded on Anderson Lane in 2017; Mama Fu’s; notably lower or higher than the rates downtown along Lady Bird Lake; retail projects. This marks the first time AT&T and other wireless retailers; listed above due to factors including since 2014 that the market has topped • Hopdoddy Burger Bar, which opened Denver-based Snooze, a Denver-based anchors, traffic, demographics and 1 million square feet, which is still an at 2800 North IH-35 in Round Rock and brunch-and-breakfast specialist, which location within a center. in The Triangle, a mixed-use project in opened in Lamar Central, a mixed-use extremely conservative total for a growth market with a strong economy and Central Austin; project; Moe’s Southwest Grill, with The outlook for 2017 remains strongly the highest retail occupancy in Texas. several new locations; Blenders & positive, thanks to current leasing and (During calendar-year 2015, the market • Grand Lux Café, the sister restaurant Bowls, with two new locations; Modern development trends and a booming added approximately 900,000 square feet to The Cheesecake Factory, which Market, whose new locations include economy that is resulting in an of space.) unemployment rate that ranks as the LOW CONSTRUCTION, lowest for any of Texas’ major metros. STEADY LEASING AND A STRONG METRO ECONOMY HELP CREATE SMALL SHOP LEASING ONE OF THE STRONGEST REMAINED ACTIVE IN RETAIL MARKETS IN THE 2016. AT SOUTHPARK COUNTRY. MEADOWS, FOR EXAMPLE, NEW TENANCY INCLUDED 1.5 MIL 97% MASSAGE HEIGHTS, AMERICA’S BEST CONTACTS & EYEGLASSES, 96% DOLLAR TREE & OTHERS.