Annual Report 2017
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Hudson Yards 2019-30HY Mortgage Trust Table of Contents
JUNE 2019 STRUCTURED FINANCE: CMBS PRESALE REPORT Hudson Yards 2019-30HY Mortgage Trust Table of Contents Capital Structure 3 Transaction Summary 3 Rating Considerations 5 DBRS Viewpoint 5 Strengths 6 Challenges & Considerations 6 Property Description 8 Tenant and Lease Summary 9 Market Overview 10 Local Economy 10 Office Market 11 Office Submarket Description 12 Competitive Set 13 5 Manhattan West 13 55 Hudson Yards 13 10 Hudson Yards 13 441 Ninth Avenue 13 1 Manhattan West 14 The Farley Building 14 50 Hudson Yards 14 Sponsorship 14 DBRS Analysis 15 Site Inspection Summary 15 DBRS NCF Summary 16 DBRS Value Analysis 17 DBRS Sizing Hurdles 17 Loan Detail & Structural Features 18 Transaction Structural Features 19 Methodology 20 Surveillance 21 Chandan Banerjee Edward Dittmer Senior Vice President Senior Vice President +1 (212) 806 3901 +1 212 806 3285 [email protected] [email protected] Kevin Mammoser Erin Stafford Managing Director Managing Director +1 312 332 0136 +1 312 332 3291 [email protected] [email protected] HUDSON YARDS 2019-30HY JUNE 2019 Capital Structure Description Rating Action Class Amount Subordination DBRS Rating Trend Class A New Rating – Provisional 348,695,000 35.831% AAA (sf) Stable Class X New Rating – Provisional 389,169,000 -- AAA (sf) Stable Class B New Rating – Provisional 40,474,000 28.383% AA (high) (sf) Stable Class C New Rating – Provisional 38,758,000 21.507% A (high) (sf) Stable Class D New Rating – Provisional 147,887,000 10.621% A (low) sf Stable Class E New Rating – Provisional 144,286,000 0.000% BBB (sf) Stable Class RR NR 30,320,000 0 NR Stable RR Interest NR 7,580,000 0 NR Stable 1. -
Q1 2016 New York Office Outlook
Office Outlook New York | Q1 2016 Vacancy moves higher as large blocks are added to the market • The Manhattan office market showed signs of caution in the first quarter of 2016 as vacancy moved higher and renewal activity increased. • While there have been concerns about slower expansion in the tech sector—as a result of a potential pullback in venture capital—the TAMI sector remained strong in Midtown South. • Investment sales activity slowed in the first quarter of the year after a strong 2015 with 120 sales totaling $12.3 billion, down nearly 20 percent year-over-year. JLL • Office Outlook • New York • Q1 2016 2 New York overview The Manhattan office market showed signs of caution in the first comprised the majority of leasing activity. McGraw Hill Financial Inc. quarter of 2016 as vacancy moved higher and renewal activity—rather renewed at 55 Water Street in Lower Manhattan for 900,027 square feet than relocations and expansions—captured the bulk of top in the largest lease of the quarter. Salesforce.com subleased 202,678 transactions. Manhattan Class A vacancy rose as several large blocks square feet at 1095 Avenue of the Americas in a transaction that were returned to the market. The vacancy rate for Midtown Class A included a provision to replace MetLife’s name atop the building with its space increased to 11.6 percent, up from 10.4 percent at year-end own, in full view of highly-trafficked Bryant Park. In Midtown South, 2015. Average asking rents were also higher as a result of newer and Facebook continued its massive expansion in a 200,668-square-foot higher quality product becoming available. -
New York City Third Quarter 2017
Market Report New York City Third Quarter 2017 Avison Young’s 2017 Third Quarter Manhattan Market Report includes our insights on office leasing, investment sales, debt & equity, valuation & advisory and retail activity. While there has been some pullback in investment sales activity and the debt & equity environment, at the same time positive influences have created opportunities within the other groups. In the following pages, we highlight not only the challenges, but also the bright spots that point to a New York City real estate market where the fundamentals overall remain intact. The Manhattan office leasing market was heavily influenced by a greater flight to quality towards the newer and more efficient properties by the less price sensitive tenants committing to significant amounts of space in and around the Hudson Yards area in Midtown. While some members of our valuation and advisory team like to refer to the Hudson Yards area and its emergence as the new “Last Frontier,” both Midtown South and Downtown have proven attractive to a growing mix of tenants including co-working and government/public administration agencies, which helped push leasing volume in these markets well above year-over-year levels. Healthy leasing demand overall has kept the Manhattan market in equilibrium with a 10.4 percent vacancy rate at the end of the third quarter, and plenty of space options remain suitable for all office occupiers regardless of price sensitivity. A weak supply of availabilities led to a decline in investment sales activity when measured by both dollar volume and number of transactions. This trickled down to the debt and equity market, as acquisition financing declined in lockstep. -
4.5 MILLION SF Surpassed 2016’S Total
OFFICE RETAIL TOURISM & HOSPITALITY RESIDENTIAL MAJOR PROJECTS UPDATE ALLIANCE FOR DOWNTOWN NEW YORK LOWER MANHATTAN REAL ESTATE MARKET REPORT Q3 2017 LOWER MANHATTAN ON TRACK FOR STRONG YEAR END FINISH LOWER MANHATTAN LEASING ACTIVITY SURPASSES 2016 TOTAL IN THIRD QUARTER Lower Manhattan logged another positive quarter in 2017, positioning the market for its best year since 2014. The Lower Manhattan’s commercial office market is experiencing its area’s vacancy rate dropped for the third consecutive strongest year since 2014 and continued to perform well in the quarter making Lower Manhattan the 15th tightest third quarter. Activity was up 20 percent over last quarter. Lower submarket nationwide, according to Cushman & Wakefield. Manhattan logged 1.43 million square feet of new activity in Lower Manhattan’s status as the third quarter, bringing the year-to-date volume to 4.5 million a media mecca reached new square feet. According to CBRE, heights with ESPN Studios’ year-to-date activity has already announced relocation to the 4.5 MILLION SF surpassed 2016’s total. Seaport District’s Pier 17, as well as Macmillan Publishers’ Highest YTD Leasing Activity While leasing activity is up year-over-year Manhattan-wide, commitment to relocate its since 2014 headquarters from the Flatiron Lower Manhattan’s 56 percent Building to 120 Broadway. year-over-year jump far outpaces Investment activity in the office market is higher than 2016 other market’s performance as compared to this time last year. activity, with several large deals demonstrating investors’ Midtown activity is up 20 percent, bolstered by strong activity at positive outlook on the market. -
Has the Market Found a New Level?
VIEWPOINT MANHATTAN OFFICE NYC tech talent soaring amid flurry of marquee tech office leases The New York City metro area1 remains one of the most dominant tech markets in the country, according to CBRE’s recently released 2019 Scoring Tech Talent report. The report highlights the current depth of the NYC metro tech talent2 pool across all industries—from finance and insurance to health care, media and consumer products—that portends continued growth. NYC metro tech talent employment totaled 264,000 jobs last year, second only to the San Francisco Bay Area. This level represents an impressive 44% jump, or the addition of 80,600 new jobs, since 2011. Furthermore, 2018 was the second consecutive year in which NYC’s total tech talent growth accelerated, rising 4.0% after growing by 3.3% in 2017 and 2.2% in 2016. Tech Talent in NYC Metro Continues Climb Occupational Level Tech Employment (Thousands) 264.4 254.3 246.2 17.0 250 240.8 12.2 227.2 11.9 39% 219.5 12.6 24.3 24.7 215.5 24.1 11.6 23.7 11.4 11.3 2% 200 23.2 183.7 24.2 22.8 11.5 23.0 123.3 109.9 120.3 150 107.8 3% 100.9 100.0 101.1 77.8 100 50 96.8 100.3 97.4 99.4 84.2 91.5 71.4 80.0 2% 0 2011 2012 2013 2014 2015 2016 2017 2018 Software Developers & Programmers Computer Support, Database & Systems Computer & Information Systems Managers Technology Engineering-Related Source: CBRE Research, BLS (Metro Area), OES Survey. -
Leasing Brochure
A new nature of work 0 1 A GREEN OASIS, INSPIRING IDEAS PRIVATE ACCESS CABANAS FOR GATHERING Unique amenities for an FRESH AIR SOCIAL & GAME AREAS unparalleled work experience SHADED WORK SPACES FITNESS & WELLNESS AREAS 0 2 At a Glance 0 3 DELIVERY FOR TENANT TWO-ACRE GREEN ROOF CONSTRUCTION Q2, 2022 50% PRE LEASED SPRAWLING FLOORPLATES 630,000 RSF VAST SKYLIGHTS OVERSIZED 13FT WINDOWS SOARING 17FT CEILINGS OUR STORY Unmatched in its extraordinary access to outdoor space and approach 0 to employee well-being, Morgan North 4 is creating a new nature of work. With deep roots in New York City, A green oasis among a sea of steel Morgan North is a place with a legacy of and glass, with people at its heart– growth. Today, this history of innovation an environment where collaboration will drive the creative, the determined, drives the energy and “good enough” and the brightest minds. It is where the is never the answer. Here, at Morgan city’s largest greenspace elevates your North, you’re able to pause–to make daily experience. Where work and life space for yourself, for each other, don’t just balance, but harmonize. and for ideas. AN ELEVATED EXPERIENCE Where the city’s largest private green space looks over a sea of enclosed 0 steel and glass 5 0 6 A LEGACY OF GROWTH Where an architectural classic cultivates tomorrow’s workforce 0 7 0 8 UNMATCHED FLEXIBILITY Where vast skylights, expansive windows, and 17’ ceilings create 0 a light filled space unlike 9 any other 1 0 A COMPETITIVE ADVANTAGE Where investing in health, well-being, and quality of life turns employees into the best recruiters 1 1 1 2 BUILT FOR HUMAN NATURE Where evergreen spaces grow engagement, energy, and employee 1 satisfaction 3 HEALTH & WELLNESS Inspiring a dynamic & mobile lifestyle 1 4 Morgan North also provides all tenants and employees the mobile friendly ZO. -
Will Hudson Yards Decimate Midtown Manhattan?
Will Hudson Yards Decimate Midtown Manhattan? BlackRock, KKR, Silver Lake, Boston Consulting Group, and the exodus west from corner offices to the millennial paradise of Hudson Yards. Or at least that’s what they’re hoping to find. See More on Institutional Investor When Jeff Blau, CEO of real estate firm The Related Cos., had dinner in 2015 with his longtime friend Henry Kravis, co-founder of KKR, he wasn’t planning to pitch office space at Hudson Yards, the largest private real estate development in U.S. history. The 73-year-old Kravis is almost as well known for his regal, mahogany-lined offices at 9 West 57th Street — with their unimpeded views across Central Park — as he is for helping to create modern private equity. But Kravis told Blau he wanted to see Hudson Yards, “just as an interested New Yorker.” With an opening from Kravis, Blau rolled out detailed architectural models of the 28-acre project, which Related is developing alongside Oxford Properties. Blau took him for a tour of the work in progress, awing Kravis with the scale of new construction in a neighborhood that financiers had few reasons to even think about before. “When we first started talking to commercial tenants three years ago,” Blau remembers, “they would say, ‘What is this?’ Then they would ask me, ‘Why would I put my company all the way on the west side?’ But 60 percent — 60 percent! — of Manhattan’s buildings are over 50 years old. We’re way behind other global money centers like London and Shanghai.” Blau, 48, took over the private real estate powerhouse from billionaire founder Stephen Ross shortly after Hudson Yards broke ground in 2012. -
666 Fifth Avenue Redevelopment Proposal April 2020
Pound Ridge Equities 666 Fifth Avenue Redevelopment Proposal April 2020 Bennett Heller – blh2140 1 Table of Contents Pound Ridge Equities Executive Summary 3 Location Analysis 4 Zoning Analysis 8 Development Concept 12 Market Analysis 17 Financial Analysis & Capital Structure 22 Project Delivery Plan 29 Project Risks & Mitigants 33 Appendix 35 2 Executive Summary Pound Ridge Equities The Opportunity 666 Fifth Avenue – Deal Highlights Acquisition Cost $849,000.000 Pound Ridge Equities, LLC (“The Sponsor”) is pleased to present the redevelopment of the office component of 666 Total Development Cost $2,266,000,000 Fifth Avenue (“The Property”) as a premiere investment LP Equity Requirement $500,000,000 opportunity in the heart of the New York City market. The Projected Hold Period 72 Months Sponsors are seeking a Limited Partnership equity investment Projected Gross Exit Value $2,837,000,000 of at least $500,000,000 in order to move forward with Projected Gross LIRR 15.22% acquisition and redevelopment. Projected Gross MOIC 2.12x Once an icon of the Midtown Manhattan skyline, The Property has since fallen out of office leasing competition due to a combination of obsolescence, financial distress, and shifting dynamics among New York’s corporate tenant base. The redevelopment program aims to boldly reinterpret the existing structure by redistributing the building’s massing, overhauling its base infrastructure, and moving on from the original aluminum façade with a full, wraparound glass curtain wall. The redevelopment process is expected to last four years, with a further two years budgeted for stabilization. With a variety of floor plate sizes and ceiling heights along with its irreplaceable location and Central Park Views, the reimagined office tower will appeal to tenants across a variety of industries. -
APPENDIX E History and Projection of Traffic, Toll Revenues and Expenses and Review of Physical Conditions of the Facilities Of
APPENDIX E History and Projection of Traffic, Toll Revenues and Expenses and Review of Physical Conditions of the Facilities of Triborough Bridge and Tunnel Authority Prepared for: Triborough Bridge and Tunnel Authority Prepared by: Stantec Consulting Services, Inc. April 30, 2019 HISTORY AND PROJECTION OF TRAFFIC, TOLL REVENUES AND EXPENSES AND REVIEW OF PHYSICAL CONDITIONS OF THE FACILITIES OF TRIBOROUGH BRIDGE AND TUNNEL AUTHORITY TABLE OF CONTENTS Page TRANSPORTATION INFRASTRUCTURE ............................................................................................................... 1 TBTA Facilities ........................................................................................................................................ 1 Metropolitan Area Arterial Network ................................................................................................. 4 Other Regional Toll Facilities .............................................................................................................. 4 Regional Public Transportation ......................................................................................................... 5 The Central Business District Tolling Program .................................................................................. 6 TOLL COLLECTION ON THE TBTA FACILITIES ................................................................................................... 6 Present and Proposed Toll Structures and Operation ................................................................. -
Manhattan Retail Market MID-4TH QUARTER 2019 REPORT
Manhattan Retail Market MID-4TH QUARTER 2019 REPORT Pictured: 145 East 57th Street Looking Ahead Within a few weeks of each other the New York City Comptroller’s offi ce and the New York City Department of City Planning released separate studies intended to provide more comprehensive insight about the state of retail vacancy across New York City. Both reports come about (6) months following city council approvals of a bill requiring registration of ground fl oor or 2nd fl oor commercial premises citywide. If signed into law by Mayor de Blasio the Department of Finance (DOF) will be required to collect the data annually provided by landlords and property owners, which will be required to register no later than one year after the effective date of the enactment of the amendment to local law, and establish a public dataset labeled by some as a Storefront Tracker. NYC Department of City Planning: Assessing Storefront Vacancy in NYC The city’s primary land use agency released a report in early August presenting fi ndings from a study of recent trends within the commercial corridors of (24) neighborhoods across the (5) boroughs; and has drawn the conclusion that despite concerns by news media, communities, and elected offi cials “about a proliferation of vacant storefronts, especially in high-profi le areas of Manhattan,” that “storefront vacancy may not be a citywide problem and is concentrated in certain neighborhoods.” However while the study supports the premise that vacancy is far from universal, it was further noted that “it is unclear to what extend this is a temporary condition or a more persistent phenomenon.” The study, which does not provide a comprehensive assessment of citywide conditions, but rather a snapshot of conditions in a variety of neighborhoods, offers a “data-driven understanding of retail and storefront uses and how they may be changing;” as well as providing the needed data to evaluate the issue. -
The Power 100 April 25, 2018
The Power 100 April 25, 2018 When interviewing Jeff Blau, the CEO of Related Companies, for this year’s Power 100 we asked a question Commer- cial Observer had never raised in the past: Who do you think should be No. 1 on our list? To revamp the old saw that every time a senator looks in the mirror they see a president, we imagine that every time a developer is asked his or her position in the real estate pecking order the only number they recognize is “one.” (Blau— along with Stephen Ross and Bruce Beal—got the nod himself last year.) However, if they took themselves out of the equation, who should be No. 1? “You should pick Google,” Blau said. “They’re doing more real estate than anybody. You put Google on, everybody will say, ‘Holy shit!’ ” Google’s $2.4 billion purchase of Chelsea Market in February was the third-largest single-building office transaction ever in New York City history—and the buy also said something even subtler about the future of the city. As Gotham jockeys to be named the new East Coast headquarters of Amazon with 19 other cities, this was a remarkable vote of confidence in this city. It said something about where the newer, techier, younger workforce wants to be. The other thing the Google real estate purchase proved was that while many real estate players regularly say that real estate is in a holding pattern, or that we’re in “extra-innings” in an interminably long market cycle, there are players who are taking the initiative and not shying away from big things. -
Development News Highlights MANHATTAN - MID-1ST QUARTER 2019 PLUS an OUTER BOROUGH SNAPSHOT Amazon Withdraws Plans for Long Island City HQ2
Development News Highlights MANHATTAN - MID-1ST QUARTER 2019 PLUS AN OUTER BOROUGH SNAPSHOT Amazon Withdraws Plans for Long Island City HQ2 Shortly following Amazon’s the long awaited announcement on Tuesday, November 13, 2018 of the Queens neighborhood being selected for half of the e-commerce company’s planned HQ2 campus, opposition and protests were sparked by some public offi cials and local residents criticizing the deal. About (3) months later continued opposition that showed little sign of dissipating prompted Amazon to abandon plans, stating in its press release on Thursday, February 14, 2019 that, “While polls show that 70% of New Yorkers support our plans and investment, a number of state and local politicians have made it clear that they oppose our presence and will not work with us to build the type of relationships that are required to go forward with the project we and many had envisioned in Long Island City.” A snapshot of the Amazon LIC Deal per Governor Cuomo’s November 13, 2018 Press Release Benefi ts: • Creation of 25,000 to 40,000 jobs with an average salary of more than $150,000 – At least 25,000 jobs by June 30, 2028, new positions may not be fi lled by transferring employees from other New York State locations; and – Up to 40,000 jobs by 2034 • Overall project estimated to create more than 107,000 total direct and indirect jobs • Project provides a 9:1 return on investment • According to an economic impact study by leading forecasting an policy analysis company REMI, Inc., the Amazon project is projected to generate over the initial 25-years: – Over $186 billion in Gross State Product for the NYS economy; – Over $14 billion in total new tax revenue for NYS (in 2019 dollars), with annual revenues growing from $10.8 million in 2019 to nearly $1 billion in 2043; and – $13.5 billion in total new tax revenue per forecasts by the city.