OVERVIEW SAVILLS STUDLEY PHOENIX 2231 E CAMELBACK ROAD #209 PHOENIX, AZ 85016 • (602) 783-1610 • WWW.SAVILLS-STUDLEY.COM
TABLE OF
CONTENTS 03 05
07
09
11
FACTS & FIGURES
CONFLICT-FREE PLATFORM
13 RECENT TRANSACTIONS
17 WORKPLACE STRATEGY
WHY SAVILLS STUDLEY?
CASE STUDIES
15 INTEGRATED SERVICE OFFERING
OUR FIRM
Our belief is that real estate negotiations incorporate the principles of “Zero Sum”
Savills Studley is the leading commercial real estate services firm specializing in tenant representation with over 30,000 professionals and over 600 locations around the world.
Our goal is to transfer the maximum amount of value to the tenant side of the
Conflict Free
1954
Originated Tenant Representation
• • • • • • • •
Acquisition & Disposition Site Planning & Selection Financial & Strategic Consulting Office Sector Research Transaction Negotiation Project Management Design & Construction Consulting Strategic Portfolio & Site Planning
600
28,000
$275M
Professionals Domestically
Professionals Worldwide
Tenant Representation
SERVICES
Annual Domestic Revenue
M US,
Unite ean
27
57
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109
Offices
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Europe
Offices
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Americas
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Mid
Offices
Offices
WORKPLACE STRATEGY Savills Studley’s Workplace Strategy solutions always considers your needs first. We pride ourselves in creating efficient and cost effective solutions. Involving our process from the beginning is key to the success of your project.
ia Pacific
121 Offices
We are your advocates. We do not “arrange transactions”.
Biased-free tenant representation Advisors, not salesmen Positive and negative information
The Phoenix office market has seen a year-to-date net absorption of 1,686,037 square feet, continuing a solid stretch of strong demand for the fourth consecutive year. We are beginning to see a sign of improvement in both Midtown and Downtown submarkets, marking the first time in our recovery the CBD is seeing the demand similar to pre-downturn years. However, the majority of leasing activity remains in the East Valley, specifically Scottsdale and Tempe. In addition to the State Farm campus, new projects, such as, Hayden Ferry III, Discovery Business Campus, The Grand and Liberty at Rio Salado, continue to keep Tempe the most active submarket in all of Metro Phoenix. Further north, along the Loop 101, Scottsdale is certainly making a case for itself as companies expand, and look to hire a young, educated workforce across all industry types. The recent completion of SkySong 3 in late 2014 will soon be followed by SkySong 4 breaking ground based on sustained interest in the project, while Scottsdale Quarter continues its office expansion and developers are vying for sites in Old Town and along the 101 freeway. Some of the more notable investments over the last 12 months include: Northern Trust planned 450,000 SF campus in Tempe Zenefits 160,000 SF expansion into Downtown Tempe DHL 120,000 SF expansion into Tempe Amazon 35,000 sf expansion in Downtown Tempe Home Depot 100,000 SF facility in Tempe GoDaddy: 150,000 SF facility Silicon Valley Bank: 75,000 SF expansion in Downtown Tempe DriveTime Automotive: 96,000 SF facility in Tempe American Traffic Solutions: planned 108,000 SF HQ in Mesa Completion of Centrica 100,000 SF redevelopment in Mesa’s Fiesta District Garmin: 60,000 SF facility in Chandler Hayden Ferry III: Delivery scheduled for 3rd Qtr 2015 Wells Fargo: 410,000 SF expansion to Chandler campus Marina Heights: 2 million square foot State Farm campus, bringing 15,000 jobs GlobalTranz: 70,000 SF expansion in Scottsdale Scottsdale Quarter: Phase 3 under construction for 150,000 SF
OUR UNIQUE PERSPECTIVE Turning Real Estate Into a Strategic Advantage
By thoroughly examining every client’s business, Savills Studley deeply understands their corporate objectives to fully optimize their real estate solutions. Supported by high quality market research and in-depth analysis, Savills Studley executes complex real estate transactions targeted to each client’s needs, helping them make the most informed real estate decisions. With 25 domestic offices and access to more than 600 locations around the world, Savills Studley is uniquely positioned to deliver exceptional service around the world.
T L
L
T
Problems with firms who also represent buildings
Savills Studley only represents tenants, not landlords
Inability or unwillingness to push
Biased-free tenant representation
May pursue landlord’s business in the future
Advisors, not salesmen
Confidentiality of goals, strategies and limitations
Positive and negative information
Phoenix Landlord/Tenant Conflicts Savills Studley
SF Represented 0
Cushman & Wakefield, Inc.
21,311,587
CBRE
17,937,947
JLL
10,366,451
Lee & Associates
7,921,358
Colliers International
7,561,569
CONFLICT-FREE PLATFORM Founded in 1954, the firm pioneered the conflict-free business model of representing only tenants in their commercial real estate transactions. This ensures zero conflict of interest, as our sole fiduciary duty is to act in our clients’ best interests.
Our team carries out commercial real estate projects from 2,000 square feet to 2 million square feet in every corner of the nation, keeping our clients’ growth objectives and financial goals at the forefront. It is this unbiased expert real estate representation that has garnered the fierce loyalty of clients in cities throughout the U.S.
Our belief is that real estate negotiations incorporate the principles of “Zero Sum”
NORTHERN CALIFORNIA Leasing Company
55,597,769
1157
75,127,057
675
67,625,261
761
CB BR E
31,835,068 8
565
79,386,664
851
Cornish & Ca arey Newm mark
22,043,33 38
720
58,970,179
712
JLL
17,400,010
228
57,267,481
582
Cushman & Wakefield, Inc.
11,664,046
205
61,354,433
654
0
0
0
0
DALLAS S Leasing Company
CB E CBR
41,6 41,686 41 41, 686 6,94 6,94 ,9 94 5
31 310 31 10 0
210,995,9 986
1230
NA AI Hi AI Hifffma fm n fm
35,3 ,35 57,717
268 8
125,365,5 581
787
Lee & Ass Lee sssoci oc c at ate a ttes of IIL L, LLC LL LC
34,2 239,694
307 7
14 41,5 547,335 5
Col C Co o ollie ers s Int I terna In nat a ion on nal
34,165, 5,624
29 6
194,243,011
Cus ushm hm man & Wake ak k fiel ke elld, eld, d, Inc Inc c.
24,,43 3 0, 8 0 5
175
167,1 130,17 71
Prolo o ogi gis gis
14, 4,4 480,729
88
0
0
Sav av vill lls s Stud tu ud u udley dle ley e DENVER D DE ER Le Lea easin s g Comp sin Comp mpany mp any a ny CBR E
Direct Conflicts S are Feett Sq Squ
# of Buildi Bui ld ngs ldi
Indirect Conflicts Square Feet
# of Buildings
37,82 27,20 02
263
155,933,134
827
20,894,842
189
36,842,122
239
NAI Robert Ly L nn
19,559,233
253 3
61,074 7 ,727
441
Str tre eam Reallt y Partners, L.P.
17,626,459
185
65,857,503
438
Prologis s LP
16,616,2 265
87
10 0,6 678,8 80 6
88
Hillwood Properties
14,16 69,052
37 7
3,3 378 8,1 196
10
0
0
0
0
Savills Studley
# of Bui B Bu uildi u ld d ngs
# of Buildings
Holt Luns nsfford Comm mmercial
Dirrect Di ct Co Confl nflicts nfli cts s Squa Squ are Feet eet
# of Bu ldi Bui ldings ngs g
Indiirectt Co Ind onfli nfl ct cts Sq Squ quare qua e Feet eet ee
# of o Bui Bu B u ldiings
C E CBR
21 21,270 21, 1 270 27 ,24 27 ,2 245 24
1 146
143,8 849,6 673
922 2
Col ollie li rss In lie nternat nt ation ion on na all
19,073,3 317
23 8
25, 5,0 ,0 8 5 , 3 3 8
189
JLL L
17,380,989 9
143
123,318,284
737
Cushma Cus hma ma an & Wake ak ak kefiel fie d
14,182,196
83
122,,124, 4,0 0 95
727
Newma New ew wmar mark Grub ubb K ub Knig n ght ni nig htt Fra h ank k
13,391,701
144
58,1 124,547
335 5
Lee & Associiate te es
11,490 0,767 7
79
31,5 503,,750
170
0
0
0
0
Direct Di ect Co Confl nfliicts nfl ts Squ quare Feet qu Feet e t ee
# of Bu ldiings Bui g gs
Ind Indi ndirect e Co ec Confli nflic nfli ct cts ct Sq Squ q are Feet e t ee
# of of Bui uildings
CBR E
17,937 17 9 ,947 937 94
191
44,952 952,19 5 19 90
595
DTZ
13,519 13 519,48 ,483 3
271 27
35,993 35, 9 ,,35 58
432
JLL
376
10,252,676
10 08
36,271 271 71,,138
Lee L Le ee & Ass ssoci o ate at s
3,600,926
175
24,428 42 ,1 188
33 32
Cush hman & Wak akefie efie eld, In Inc c.
1,780,8 817
75
31, 31 1,,869 869,32 32 22
301 30 1
Collie Col li rs In nter errnatio at onal ati
7 61,569 7,5
25 56
4 421,955 43 43,
549
0
0
Sav S Sa avill illls S Sttud tudley ley y Ind directt Co Confl nfli fl cts c Squa Squ Sq are Feet eet ee
Direct Conflicts Square Feet
820
CBRE
PHO OENI NX Lea easin sing sin g Comp mp m pany any
# of Bu Bu uildi din di ngs n gs
# of Buildings
35,8 847,6 682
S ills Studley Sav tu udley ud y
Diire ectt Co Conflicts nflicts nfl nfli c Squ S q are Feet e et
Indirect Conflicts Square Feet
Cassidy Turleyy
ATLA TLAN NTA Leasin Lea sing g Comp Company any y
CHICAG CAG AG AGO GO Leasin Le Leasin ng Comp Co omp mpan any
# of Buildings
Colllliiers International
Sa ills Stud Sav tudley ley
Our goal is to transfer the maximum amount of value to the tenant side of the equation.
Direct Conflicts Square Feet
CINCINN IN NATI Leasin Lea s g Comp ompany any
Direct D ect ct Confli Co onfli nfl cts ctts ts Square Feet
# of of Buiildi diings
0 Ind nd direct ect Co Con nfli flic cts ts s Square Feet Squ ett
0 # of Buildi Bui ildi ld d ng ngs n g
Cassid sid dy Turl ur ey
24 24, 2 4 104 04,81 ,81 811 81
269
46,,249,5 587
20 3
CBRE CBRE CBR
11,109,9 985
92 2
57,739,583
26 0
775
Collie Col liers Int nte ernat natio i al ion
10 0,7 752,36 69
125
54,725,0 028
262
11 110
Ohio Real altty Adv d iso s rs r
9,8 876,619
8
965,000
3
9 50
Cu Cus ushma ma an & Wake kefiel ke fiel ed
8,057,489
63
4,972,996
24
4 0, 5 9 6 , 9 5 4
220
JLL J L
3,952,048
25
41,330,7 780
196
0
0
0
0
0
0
In irect Ind ectt Co Confli nflicts nfl cts ts Square Feet Squa Squ e
# of of Buildi Bui ld ngs ldi ngs
S illls Stud Sa Sav t ley tu HOU OUSTO ST N Le sin Lea sing g Comp Comp o any
Diirect D Dir e Co C nflicts cts t S are Feet Squ Sq e
# of of Builldings Bui
IInd direct Conflicts Square Feet
# of Buildings
13,394,7 792
192
27,299,,211
238 8
Transwestern
10,123,41 17
94
41,69 699 9,279
Colllie ers In nternational
9,838,332
208
23,81 11,9 924
225 5
CBR E
9,8 887,7 799
91
69,215,2 253
555
Cassid dy Turley
5,0 5, 092,762
123
28,80 805 5,036
272
Cushman & Wakefield d, Inc.
6,190,77 77
109
53,752,40 00
46 4 536
Newmark k Grub bb Knig igh ht Frank
2,0 097,480 0
41
19,53 36,5 534
179
Colliers Internatiional
JLL JL L
2,025,86 69
29
24 4,,418,192
220
JLL
Cushman & Wakefi field, Inc.
0
0
18,365,7 743
168
Cassidy Turley
Sa Sav avill a lls s Stud tudley ley
0
0
0
0
NORTHE NO THERN RN R N NEW EW W JE J R RSE S Y SE Leasin Lea sing sin g Comp Comp ompany any an y
Dirrect Di ec Confli nflicts flic Squ qu uare Feet
# of Buildi ldi d ngs di ng g
Ind ndiirect Co nd Confl n ct nfli cts Squ Sq Squ qua uare F Feet e eet
# of B ldi Bu Bui ldings gs
Savill i s Stud dley SOUT RN CALIFORNIA SOUTHE Leasing Company Lea
364
4,1 131,015
73 3
61,3 308,391
3,068,209
48
55,982,71 11
524
762,5 524
4
60,,128,529 9
499
0
0
0
0
Direct Conflicts ts s Square Feet
# of Bui uiildi l ngs
Indirrect C Co onfli nfl fl cts s Squ uare Feet
# of of Buildings Build
JLL JL
25,3 330,160
189
69,154,4 4 42 9
392
CB BRE
99,32 26,7 776
184 41
134,1 172,178
CB BR E
22,778,597
169
98,96 62,532 2
59 4
Lee & Asso ocia ates
59,002,36 61
23 3 9
115,2 232,0 0 49
1524
Cushman & Wakefi efie eld, Inc.
19,42 24,9 971
86
76,546 6,302
4 35
Colliers s Interna nattional
46,008,901
11 168
129,872,712
1548
Cassidy Turley
8,906,389
99
75,8 874, 7 619
438
Cushman & Wakefi efie eld, Inc. c
40,,252,134
591
106,996,10 02
1257
Colliers International
1,894,088
11
89,675,8 801
479
Cassidy Turle ey
17,334, 4 489 9
650
111,849,2 288 8
1376 6
582,391
7
45,540,328
266 6
JLL
13 3,8 883,254
200
113,726 6,008 8
12 242 2
0
0
0
0
0
0
0
0
Transwestern
Savills Studley
Sav avill ill s Stud tudley
1567
CASE STUDIES Savills Studley’s multidisciplined specialists provide a variety of strategic brokerage and consulting services that enable our clients to achieve their business and ďŹ nancial goals. Our comprehensive process probes deeply into our clients’ businesses to understand the larger strategic corporate objectives and realize opportunities to optimize their real estate assets.
ZENEFITS | 160,000 SF DEAL COMMENTS Recently valued at $4 billion, Zenefits was exploding out of their 50,000 sf location in Old Town Scottsdale as their hiring pace was almost 100 new employees per month. After evaluating nearly 20 options in the East Valley they ended up selecting Hayden Ferry in Downtown Tempe. The project can accommodate both near term and future growth, access to 24/7 amenities for their young employee base, and gives them a substantial presence in the hottest Tech market in all of Phoenix. TENANT SAVINGS Tenant saved close to $13.5 million in total concessions.
ORORA | 24,000 SF DEAL COMMENTS Orora engaged Savills Studley to help negotiate a lease renewal at their current facility in Tempe. We leveraged 3 relocation alternatives to drive more aggressive renewal terms with their existing Landlord. Also secured Landlord funded TI’s to refresh and modernize Orora’s office space. TENANT SAVINGS Approximately $750,000 of total concessions including a $300,000 market correction rebate that was paid in full to Orora at the time of execution.
WEEBLY | 25,000 SF DEAL COMMENTS A true start-up that has been rapidly growing over the last 5 years after getting start at Y Combinator in San Francisco. They were looking to expand their service center operations in Phoenix, Austin or Denver. We helped evaluate each market, ultimately settling on Scottsdale. They just opened a 25,000 SF office in Downtown Scottsdale and plan to hire upwards of 300+ employees over the next several years. TENANT SAVINGS Tenant received nearly $725,000 in total concessions over the 7-year term.
PHOENIX EXPERIENCE
NATIONAL EXPERIENCE
INTEGRATED SERVICES From site identiďŹ cation through to product delivery, Savills Development Services provides a bespoke or fully-integrated service. The whole process is driven by innovative, top quality research tailored to your individual needs. Whatever the exact requirements of your scheme, we can provide a full range of development services for residential, ofďŹ ce, industrial, retail, commercial and many other specialist sectors.
Strategic Consulting •
Workplace Strategy & Space Design
Landlord/Market Due Diligence •
Analysis of prospective landlords/owners
Definition of Objectives
•
Programming and projections
•
•
Visioning and leadership interviews
•
Analysis of space and work processes
• • • •
Market Research and pricing/timing evaluation
•
Workplace anthropology
•
•
Benchmarking review
•
•
M&A impact assessment
Workplace standards review/ development
•
Organization design
•
Space plan development
•
LEED Consulting
• •
Establishment of key performance metrics Market gap analysis
Location & Incentive Advisory •
Labor availability & quality
•
Transportation analysis
•
Occupancy cost analysis
•
Tax liability study
•
Communication costs
•
Environmental negotiations
•
Political Risk
•
Access to markets
•
Utility costs
•
Grants
•
State & local incentives
•
TIF (Tax Increment Financing)
•
Location and labor market analysis
•
Transaction process design
•
Qualitative analysis and comprehensive due diligence
Identification of unique credit leverage leasing or sale leaseback opportunities
Project Management
Transaction Management •
Financial make-up Lenders/ debt structure Agency representation Property management representation Foreclosure risk
•
Project team assembly
•
Facility assessment and building evaluations
• • • •
Financial modeling and proforma development Credit/ balance sheet analysis GAAP and cash analysis
•
Municipal incentives
•
Transaction management and execution
•
Design development
•
Cost and risk management
•
Tenant improvement and base building oversight
•
Construction management
•
Relocation management
•
Development Consulting
•
Move management
WORKPLACE STRATEGY Savills Studley’s Workplace Strategy solution is an integral part of the Studley team. Analyzing your workplace from the beginning of the process ensures your space will suit your needs for now and the future. There is no added cost for our workplace strategy process and it will eliminate your need to hire outside sources for the building selection process. Studley’s Workplace Strategy solutions always considers your needs first. We pride ourselves in creating efficient and cost effective solutions. Involving our process from the beginning is key to the success of your project.
VISIONING
PROGRAM INTERVIEWING
Studley will perform visioning sessions to extract key real estate and design criteria from selected representatives of your company. We will record all thoughts and ideas and submit back to you in a Visioning Brief. This becomes the backbone of the project requirements.
Studley will perform visioning sessions to extract key real estate and design criteria from selected representatives of your company. We will record all thoughts and ideas and submit back to you in a Visioning Brief. This becomes the backbone of the project requirements.
SPACE PROGRAM ANALYSIS
WORKPLACE TRENDS
The information gathered in the programming interviews will then be transferred into a Space Program document. This document will become the basis for the design criteria and total rentable square footage the broker will look for in the market.
Studley will guide your company in current trends in the workplace. This is the time to start fresh and design to suit the needs of your current situation. Exploring these options and ideas from the beginning stages will result in selecting the right building to suit your needs
TEST FIT SCENARIOS Once the building selections have been narrowed, Studley will then create test fit floor plans. These plans will be an illustration of all the upfront information we have collected and give you a visual of how your company can fit into each space that is being considered. Each test fit plan will be evaluated to determine the upfront cost to build-out.
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WE LOVVE COLLABORAATION
TOTALLY TECH SAVVY! Social relationshipps are extremelyy importan p nt too Generation Y employyeees
One in three is not Caucasian
PWC & THE URBAAN LANND INSTITUTE The report preddicts the number of the coveted millennial-generation g residents in the region g will increase by 11% over the next 5 years.
Produccts of households where both parents work.
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FINA NCIA L/C O
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2.8%
5.1%
15.6% 14.2%
3
Reducee Rea eal Estaate Costss
2
Redu Re duce ce churn & fac acililit itiies co cost st
3
Reduce oth her cos osts ts
4
Attr At trac actt & retaain employees
5
Incr In creease emp cr m loyee productivity
6
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7
Increase com mmu m nicattions & collaborat atio ionn
8
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9
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4
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EMPLO YEE SATISFAC
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INTERNET SERVICES SOFTWARE DEVVELOOPMENT COMPANY COMPANY
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OPEN FLOOR PLAN
165
242
225
155
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RSF
RSF
RSF
WORRK STATION SIZEE
No Panels
5.5’ x 7. 7 5’
42” Panels
6’ x 8’
WORKSTATIONN COONFIG. & PAANEEL HEIIGHT
48” Panels
6’ x 8’
No Panels
30” x 60 6” (Desk)
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WORKPLACE PLANNING Occupiers of corporate real estate face signiямБcant challenges as they acquire, manage and dispose of owned or leased properties. Constraints on capital, expanding and contracting workforces, the evolution of the workplace, speed-to-market and sustainability issues confront the corporate real estate executive every day. These challenges, coupled with an ever-increasing mandate to reduce occupancy costs, are complex problems to solve.
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