Research & Forecast Report SAN FRANCISCO | OFFICE MARKET Q1 | 2019 > VACANCY The overall vacancy rate in San Francisco rose 90 basis points 2019 Kicks off with to 6.0 percent this quarter due to new construction hitting the market, but the vacancy rate remains at historic lows. Facebook preleased all the office space in the new construction and will be moving in later this year. Additionally, much Strong Leasing Activity of the spaces vacated by tenants this quarter has already been leased. Watch for the vacancy rate to shrink later this year as the tenants move into their new space. Gap, Inc. acquired 550 > LEASING VOLUME San Francisco experienced very strong leasing activity Terry Francois Blvd. for nearly $343 million during the first quarter, which translated to nearly 2.6 million square feet of ($1,211 psf) closed transactions. This is well above the 10-year average of nearly 1.9 million square feet. Technology companies continued their space grab in the City, and demand shows no signs of slowing. All six deals that closed over 100,000 square feet this quarter were new leases or expansions. Pinterest secured 490,000 square The largest transaction this quarter was Pinterest securing 490,000 square feet at 88 feet at 88 Bluxome Street. This is the second deal over the past six months Bluxome Street that completely preleased space in a proposed property that does not yet have COLUMBUS Slack leased Prop M allocations. Additionally, Asana leased nearly 266,000 square feet at 208,000 square 633 Folsom Street, Slack leased 208,000 square feet at 45 Fremont Street and feet at 45 Fremont Samsara leased 154,000 square feet at 2 Henry Adams Street. Street EMBARCADERO > ABSORPTION After six consecutive quarters of positive net absorption, San Francisco posted approximately 105,000 square feet of negative net absorption. This can be attributed to a lack of substantial move-ins since the end of last GREEN year. Tenant demand in San Francisco remains strong with an average of nearly BROADWAY 6.8 million square feet of requirements for the first quarter of the year. The year kicked off with strong tour activity during the first three months of 2019. GRANT TAYLOR WASHINGTON There are currently 171 tenant requirements and 18 of those requirements LEAVENWORTH HYDE V A N N E S S are over 100,000 square feet. It should be no surprise that the technology CALIFORNIA sector continues to drive most of the demand at approximately 42 percent SPEAR 80 of the current requirements. The second largest tenant demand comes from BUSH Coworking tenants, who account for 18.4 percent of the market requirements. FREMONT MARKET 1 S T > RENTS Overall weighted rents rose 2.1 percent to $87.15 per square foot and non-weighted rents grew 2.8 percent to $77.81 per square foot during the first GEARY quarter of the year. Some of the largest increases were with Class B rents in the POWELL 3 R D Financial District. Overall weighted rents in this submarket grew by 12.1 percent MISSION to $80.73 per square foot and non-weighted rose by 5.5 percent to $74.47 per 5 T H square foot. This can largely be attributed to multiple leases signed over $85 per FOLSOM square foot. Overall weighted Class A rents in the Financial District fell by 2.4 BRYANT percent to $90.29 per square foot, while non-weighted rents in this submarket 7 T H BRANNAN inched up by 1.7 percent to $81.08 per square foot. 4 T H TOWNSEND HAYES 80 KING 1 0 T H 3 R D 7 T H TERRY A FRANCOIS 4 T H Market Indicators 101 Relative to prior period Q1 2019 2019 Forecast OWENS VACANCY 280 1 6 T H NET ABSORPTION 80 CONSTRUCTION WEIGHTED RENTAL RATE 1 9 T H NON-WEIGHTED RENTAL RATE SALES VOLUME SALES PRICES Rental Rates San Francisco – Office Rents - Q1 2019 Major Office Lease Transactions - Q1 2019 Overall weighted sublease rents dropped 2.3 % OVERALL 1Q '19 1Q '19 1Q '19 4Q '18 ADDRESS TENANT SIZE TYPE SIGNED DATE CLASS MARKET QUARTERLY percent to $80.99 per square foot, and non- OVERALL DIRECT SUBLEASE OVERALL CHANGE weighted sublease rents declined 3.1 percent to 88 Bluxome Street Pinterest 490,000 Lease Mar-19 A All Markets $87.15 $87.55 $80.99 $85.36 2.1% $74.73 per square foot. This is down from record 633 Folsom Asana 265,890 Lease Mar-19 B high sublease rents from the fourth quarter at All Markets: Class A $90.06 $90.48 $83.43 $92.00 -2.1% $82.86 and $77.10 respectively. Meanwhile, 45 Fremont Street Slack 208,000 Lease/Expansion Mar-19 A All Markets: Class B $81.05 $81.30 $78.45 $79.34 2.2% overall weighted Class A sublease rents increased 2 Henry Adams Street Samsara 154,000 Lease Mar-19 B Financial District: Class A $90.29 $90.62 $84.73 $92.54 -2.4% significantly by 17.9 percent to $83.43. Helping to increase weighted Class A sublease rents can be 215 Fremont Google 140,000 Lease/Expansion Mar-19 A Financial District: Class B $80.73 $81.08 $75.99 $71.99 12.1% attributed to a couple of larger sublease deals such 3 Embarcadero Center Cooley LLP 127,640 Lease Jan-19 A SOMA Overall $79.22 $78.26 $85.99 $84.72 -6.5% as Nasdaq’s sublease at 505 Howard Street and 4 Embarcadero Center Marsh USA 85,000 Renewal Jan-19 A Source: Colliers International Note: Weighted Average Rents The Athletic Media Company at 525 Market Street. Both subleases had effective rents over $85 per 475 Brannan Street, Suite 200, 300, 320, & 330 Fastly 71,343 Renewal/Extensions Mar-19 B square foot. Overall weighted rents in Jackson 1455 Market Street WeWork 66,056 Lease/Expansion Mar-19 A Square experienced an increase of 8.5 percent 225 Bush Street Sunrun 43,850 Lease Feb-19 B to $80.29 per square foot. Helping to increase 1,700,000 20.0% weighted rents in this submarket were deals such 71 Stevenson Street, 11-13 Uber 42,600 Sublease Jan-19 A as Minted’s renewal at 747 Front Street and the 747 Front Street Minted 38,000 Renewal Feb-19 B H2O Plus deal at 727 Sansome Street. 15.0% 1,200,000 Absorption & Vacancy Major Office Sale Transactions - Q1 2019 10.0% 700,000 The San Francisco office market experienced ADDRESS SELLER BUYER SQ.FT. SALES DATE CLASS SALE PRICE PRICE/SQ.FT. an occupancy loss of over 105,000 square feet 550 Terry Francois Blvd Hines Gap, Inc. 282,773 Feb-19 A $342,500,000 $1,211 5.0% during the first quarter. The occupancy loss in the market can be attributed to a lack of significant 215 Fremont Street Jack Resnick & Sons Clarion Partners/ 373,500 Feb-19 A $335,500,000 $898 200,000 move-ins during the first quarter. The Financial Jones Lang LaSalle Income Property 111 Sutter Street The Paramount Group 284,527 Feb-19 B $227,000,000 $798 Trust 0.0% District experienced the largest occupancy loss, posting just over 225,000 square feet of negative 350 Rhode Island - South Bldg. Lincoln Property Company PCCP LLC 139,393 Feb-19 A $120,000,000 $861 net absorption. Significant contributors to the -300,000 410 Townsend Street Zurich Clarion Partners 74,620 Mar-19 B $85,600,000 $1,147 absorption loss was Blue Shield of California giving back additional space, as well as the Bechtel Alexandria Real Estate 260 Townsend Street CIM Commercial Trust Corporation 84,733 Mar-19 B $66,000,000 $779 Group vacating 30,000 square feet at 50 Beale Equities -800,000 Street. Additionally, at 1 Maritime Plaza, Hellman & 432-436 Jackson Street Graham Arader Mark Armenante 8,190 Jan-19 B $8,101,507 $989 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q Friedman vacated nearly 22,000 square feet and '08 '08 '09 '09'09 '09 '10 '10 '10 '10 '11 '11 '11 '11 '12 '12 '12 '12 '13 '13 '13 '13 '14 '14 '14 '14 '15 '15 '15 '15 '16 '16 '16 '16 '17 '17 '17 '17 '18 '18 '18 '18 '19 Takoda 530 Bryant 528-530 Bryant Street Richard Dewey Jr. 5,000 Feb-19 B $5,360,000 $1,072 Hill Capital moved out of approximately 22,000 Street, LLC Source: Colliers International Vacancy Net Absorption square feet. Some of this space has already been leased to Google with an occupancy for later this year. At 1 Market Street, Salesforce partially moved Flexible Office Market Share in San Francisco Historical out of some of their space of which has also been San Francisco Flexible Office Market Share 19-year annual leased to Google. At 88 Kearny Street, Bank of the $10.0 average sales 80 West vacated over 27,000 square feet on the 4th volume is $3 and 5th floors. $9.0 68 billion 70 68 $8.0 Investment Volume Werqwise 57 60 60 The investment sales market was very active 1.5% Other $7.0 53 during the first quarter of 2019 with eight 19.4% 50 investment sales closing at nearly $1.2 billion in Industrious $6.0 investment volume.