Page 1

AUGUST 2018

YOUR COMMERCIAL REAL ESTATE MARKETING SOURCE

Inside: Eminent Domain How Public Projects are Impacting Texas Landowners Opportunity Zones: New Real Estate Opportunities Shipping Containers Building Blocks of the Future

>See Page 14 for More Information


FM 1960 & WELCOME LANE HOUSTON, TX

± 9.94 ACRES Located directly on FM 1960/Cypress Creek Parkway No pipelines, access or other easements bisecting the tract No zoning

CLAY ROAD KATY, TEXAS

± 21 ACRES Land tract on Clay Rd., between Porter Rd. & Katy Hockley Cut Off Rd. Direct access from Clay Rd. Property is not in the flood plain Price: $6.00 PSF

KRISTEN MCDADE Senior Director T: +1 713 469 4509 kristen.mcdade@berkadia.com

LAUREN GEARY Transaction Manager T: +1 346 444 8968 lauren.geary@berkadia.com

MATT DAVIS Associate T: +1 713 974 2407 matt.davis@berkadia.com


TC JESTER & FM 1960 HOUSTON, TX

± 27 ACRES Located on TC Jester Blvd. Utilities through Northwest Harris County MUD 20, with adequate utilities to the site No zoning, and no pipelines, access or other easements bisecting the tract

MORTON ROAD KATY, TEXAS

± 75 ACRES Land tract with access from both Morton Rd. and Katy Hockley Cut Off Katy ISD Property lies within Houston ETJ


IN THIS ISSUE

16

8

24 26 42

Scoop Market

Sales & Leases 1-3, 5, 11-15, 17, 19, 21-23, 25, 27

Services

Environmental Services 30, 43 Legal Services 12 Real Estate Loans 15, 44

Events 7, 28, 29, 32, 34-37 Social 33, 35, 37 Bulletin 38-40

Features

Shipping Containers: Building Blocks of the Future 8, 10 Eminent Domain: How Public Projects are Impacting Landowners 16, 18, 20 CIVIL FAIR PLAY Opportunity Zones & New Real Estate Opportunities 26 RAY'S BUZZ O’Connor Luncheon: Multi-Family Market 24 CCIM Luncheon - Flood Management 42 Interview with Leven Rambin 42

4

AUGUST 2018


1,200 SF - 120,000 SF

CLEBURNE PAD SITES AVAILABLE PAD SITES AVAILABLE

0.9 AC - 2.3 AC 0.9 AC - 2.3 AC

PROPERTY HIGHLIGHTS PROPERTY HIGHLIGHTS • Strategically positioned at Hwy 67

S TAT I O N

Strategically positioned at Hwy 67 & the Chisholm Trail Pkwy, which &connects the Chisholm Trail to Pkwy, which Cleburne downtown connects Cleburne to downtown Fort Worth. Fort Worth. Call for Pricing • Cleburne Station is a 75 acre mixed-use, pedestrian • Cleburne Station is a 75friendly acre AVAILABLE SPACE development. mixed-use, pedestrian friendly 1,200 SF 120,000 SF will include • development. At -build-out, this site restaurants, • Atretail, build-out, this sitecommercial will include PAD SITES AVAILABLE offices, a hotel, entertainment retail, restaurants, commercial and an independent minor league 0.9offices, AC - a2.3 ACentertainment hotel, baseball team. and an independent minor league team. • baseball The Depot is home to the Cleburne DEMOGRAPHIC SNAPSHOT • Strategically positioned at Hwy 67 & the Chisholm Trailto Pkwy Railroader’s minor league team. • The Depot is home the Cleburne (121 Tollway), which connectsRailroader’s Cleburne to downtown Fort Worth. DEMOGRAPHIC SNAPSHOT The stadiumminor holdsleague 3,000 fans 3 miles 5 miles 7 miles team. CONCEPT RENDERING 21 December 2017 per Railroader’s game and can stadium holds friendly 3,000 development. fans • Cleburne Station is a 75 acreThe mixed-use, pedestrian 3 miles 5 miles 7 miles 2017 Population 22,101 36,640 55,759 accommodate over 10,000 patrons CONCEPT RENDERING 21 December 2017 per Railroader’s game and can • At build-out, this site will include retail, restaurants, commercial offices, 2017 Population 22,101 36,640 55,759 Daytime Population 23,618 37,550 52,485 for on field events. The stadium accommodate over 10,000 patrons a hotel, movie entertainment and an independent minor league baseball currently a variety of other Daytime 23,618 37,550 52,485 for on fieldhosts events. The stadium Average Population HH Income $53,401 $64,533 $65,638 team. events with plans to host to an S E C O F H W Y 67 & C H I S H O L M T R A I L P K W Y/ N O L A N R I V E R currently hosts a variety ofup other CLEBURNE STATION Average HH Income $53,401 $64,533 C L E B U R N E , T$65,638 EXAS 76033 • The Depot, a multi-use stadium, is home to 80 the Cleburne Railroader’s additional events in addition events with plans to host up to anto TRAFFIC COUNTS minor league baseball team and FC Cleburne soccer team. The stadium the 53 Railroader’s home games. additional 80 events in addition to US Hwy 67: 14,049 VPD | Chisholm Trail Pkwy: 6,929 VPD (TXDOT 2016) holds 3,000 fans per Railroader’s game and can accommodate over TRAFFIC COUNTS 53 Railroader’s games. • the Cleburne currently home has approved 10,000 patrons for field events and concerts. The stadium currently hosts US Hwy 67: 14,049 VPD | Chisholm Trail Pkwy: 6,929 VPD (TXDOT 2016) plats in place which account for has approved a variety of other events •with Cleburne plans to hostcurrently up to an additional 80 events in potentially 710 newaccount single-family place which addition to the 53 Railroader’splats homein games. The stadium also hasfor a 200 AREA RETAILERS rooftops with anticipation of 500potentially 710 new single-family person Club Level and seven suites. 600 new homes being built on AREA RETAILERS rooftops with anticipation of 500• Cleburne currently has approved plats plats in place whichthe account fortwo those within next 600 new homes being built on potentially 2000 new single-family rooftops with anticipation of 500-600 years those plats within the next two new homes being built on those plats within the next two years, with a years current year new home increase of 20%.

FOR LEASE

Chris Flesner - 214.367.6404 SEC OF HWY 67 & chris@retailsolutions.us Chris Flesner - 214.367.6404 CHISHOLM TRAIL PKWY/NOLAN RIVER chris@retailsolutions.us Brian Sladek - 214.367.6404

CLEBURNE, TEXAS 76033

brian@retailsolutions.us Brian Sladek - 214.367.6404 7 6 brian@retailsolutions.us WY Littlejohn - 214.367.6404 HSam US sam@retailsolutions.us Sam Littlejohn - 214.367.6404

sam@retailsolutions.us

retail r e t asolutions il solutions

S E C O F H W Y 67 & C H I S H O L M T R A I L P K W Y/ N O L A N R I V E R CLEBURNE, TEXAS 76033

CHISHOLM TRAIL

PKWY

CLEBURNE STATION

The information contained herein was obtained from sources deemed reliable; however, Retail Solutions The information contained herein or was obtained from makes no guaranties, warranties representations sources reliable;orhowever, Solutions to the deemed completeness accuracyRetail thereof. The makes no guaranties, or representations presentation of this warranties real estate information is to the to completeness or accuracy The subject errors; omissions; change ofthereof. price; prior presentation this real estate sale or lease; of or withdrawal withoutinformation notice. Retailis subject to errors; change of price; prior Solutions, which omissions; provides real estate brokerage sale or lease; or withdrawal without Retail services, is a division of Reliance Retail,notice. LLC, a Texas Solutions, whichCompany. provides real estate brokerage Limited Liability services, is a division of Reliance Retail, LLC, a Texas Limited Liability Company.

CONTACT DAN ROGERS 469-283-1911 drogers@neweraptrs.comChris Flesner - 214.367.6404 chris@retailsolutions.us

Brian Sladek - 214.367.6404 brian@retailsolutions.us Sam Littlejohn - 214.367.6404 sam@retailsolutions.us

retail

The information contained herein was obtained from sources deemed reliable; however, Retail Solutions makes no guaranties, warranties or representations to the completeness or accuracy thereof. The presentation of this real estate information is subject to errors; omissions; change of price; prior sale or lease; or withdrawal without notice. Retail Solutions, which provides real estate brokerage services, is a division of Reliance Retail, LLC, a Texas Limited Liability Company.


Letter from the Publisher

YOUR COMMERCIAL REAL ESTATE MARKETING SOURCE

PUBLISHER

Ginger Wheless  ginger@REDNews.com

EDITOR

Margie Gohmert info@REDNews.com

STAFF WRITERS

Dear Readers,

Hope you’re having a fabulous summer and, if you’re the typical Type A CRE broker, you’re doing deals via your cell phone while vacationing on a sandy beach somewhere cool.

We’ll be taking this issue of REDNews to Retail Live! in Austin on August 30th and look forward to seeing many of our retail readers there. We’re co-hosting the Women in Real Estate events with Real Estate Summits in Houston on September 11th and in Dallas on September 12th. We’ve invited a distinguished panel of speakers to discuss their experiences as commercial real estate pioneers and current industry leaders, plus the many challenges and opportunities facing women in the commercial real estate field. The event has been approved for 4 hours of real estate continuing education, so come take advantage of continuing education over breakfast, good company and conversation. (page 7)

In this issue David Showalter shares with us how public projects are impacting Texas landowners and Bill Wetterman talks about the innovative ways he’s turning shipping containers into retail destinations. (beginning on page 8) Next month we’ll be covering the Texas land markets and hot market areas so let us know about your projects. Enjoy what’s left of your summer! Best Regards,

Janis Arnold janisarnold1@gmail.com Ray Hankamer rhankamer@gmail.com Brandi Smith info@REDNews.com

CONTRIBUTING WRITERS

Omar Izfar oizfar@wcglaw.com

MANAGING DIRECTOR

Benton Mahaffey accounting@REDNews.com

EMARKETING DIRECTOR

Rahul Samuel emarketing@REDNews.com

CREATIVE DIRECTOR

Steven Smith digital@REDNews.com

SALES

Ginger Wheless  ginger@REDNews.com

PRINT & DIGITAL DISTRIBUTION

REDNews is directly mailed each month to commercial real estate brokers, investors and developers throughout Texas and the US. Texas Brokers: 8,150 Texas Leasing/Tenant Rep: 6,232 Texas Investors: 4,979 Texas Developers: 4,710 Outside Texas Investors, Brokers, Developers etc: 26,387

TOTAL QUALIFIED ONLINE REDNews DISTRIBUTION: 50,458 REDNews has gone green using recycled paper. Thank you Midway Press! To subscribe to REDNews call (713) 661-6300 or log on to REDNews.com/subscription.

Ginger Wheless

2537 S. Gessner, Ste. 126 Houston, TX 77063


Houston Speakers Include:

Susan Hill, Senior Managing Director, HFF Elke Laughlin, President, Laughlin Consulting Group Edna Meyer-Nelson, President & CEO, The Richland Group Melanie Edmundson, Principal, Phase Engineering Pat Duffy, President Houston, Colliers International Jan Sparks, Executive Managing Dir/Structured Finance, Transwestern Sandra Paige, COO, Veritas Title Gary Maler, Director, Texas A&M Real Estate Center Brandi Smith, Real Estate Writer, REDNews Cheryl Gajeske, Principal, PGAL Lori Bryant, Managing Director Asset Services, CBRE Lynny Osenbaugh, MAI, CCIM, President, Osenbaugh & Associates Michelle Wogan, Executive Vice President Office Leasing, Transwestern Christie Amezquita, Partner, SHOP Companies

MORE INFORMATION and REGISTRATION: www.resummits.com/wireHOUSTON Dallas Speakers Include:

Leigh Richter, Executive Vice President, Bradford Diane Butler, Principal, Butler Associates Paula Beasley, Partner, Farrow-Gillespie Heath Witter LLP Maureen Kelly Cooper, Executive Director, Cushman & Wakefield Susan Arledge, President Site Selection, esrp Liz Trocchio Smith, Founder & CEO, The Trocchio Advantage Laura Hoffmann, Attorney, Winstead Kennis Ketchum, President, Portfolio Development Julie Young, General Manager, Crescent Real Estate Equities, LLC Ka Cotter, Director, Blinksale Beth Lambert, Executive Managing Director, Cushman & Wakefield Kathy Permenter, Co-Managing Partner, Younger Partners Kyla Sadau, Superintendent, Scott & Reid General Contractors, Inc Coni Hennersdorf, Partner, CODA Consulting Group, LLC Michele Langenberg, Vice President Asset Management, TIER REIT

MORE INFORMATION and REGISTRATION: www.resummits.com/wireDALLAS To Learn about how your company can sponsor this event contact: Jeff Johnson | Real Estate Summits | 952-405-7780 | jeff.johnson@resummits.com Ginger Wheless | REDNews | (713) 661-6300 | Ginger@rednews.com

Course #34806 TREC Provider #10163 TREC Instructor #4153


Shipping Containing:

The building blocks of the future BY BRANDI SMITH

You’ve undoubtedly seen the viral images as they appeared on your social media timeline: shipping containers gaining new life in architecture. The giant steel boxes, which were built to withstand the stress of shipment, storage and handling, have proven themselves a new tool for builders. The trend started in Europe, where the containers have been used to create everything from apartments to homes to buildings, such as London’s famed Container City. The idea recently transitioned across the pond to the U.S. Here, developers and consumers are examining the benefits of using containers to build or add interest to projects.

b be ck

That includes Bill Wetterman, who had been wondering what to do with the century-old downtown Waco building he’s owned for going on 20 years. G N

D E S I

© 2017

up some of it, as did getting a building permit since the project didn’t fit within normal code planning guidelines. “It took a while for the city to figure out how they were going to treat it. We’ve had lots of conversations between them and the architect and the engineers,” he says, adding that the international success of shipping containers helped in discussions.

“With all the activity and redevelopment, as well as traffic from The Silos, it was just time to utilize the building for something,” he says. “Waco has such tremendous tourism going on right now, we wanted to seize on that.”

Finally, after years of talking about the plan, Wetterman was able to execute it. Construction of The Containery just recently got underway and led to quite the discovery.

The building is located on 4th Street, two blocks from the Magnolia Market, basically next door to the historic Dr. Pepper Museum and four blocks off the river, on the one-way entry into downtown Waco off of U.S. 35.

“We uncovered an existing basement that we didn’t realize was there. Back in the ‘50s, a tornado damaged the building and they just filled the basement in,” he says incredulously. “That’s another 4,000 square feet of space that we might turn into a cool art gallery or speakeasy.”

“The location couldn’t be much better, in my opinion,” says Wetterman. He explains that he initially considered turning the space into a banquet hall, but decided he wanted something that would bring more energy and vitality to the building. That’s when he got the idea to add shipping containers and the concept of The Containery grew from there. “We started off with looking at leasing the existing building out, then putting some containers adjacent to it,” he says. “Well, now we’re up to 49 containers programmed in three floors.” That process, Wetterman admits, took time. Generating the $4.3 million-dollar concept ate 8

AUGUST 2018

That brings the total square footage of the space to 38,000 between the existing building, the newfound basement and nearly 50 shipping containers. “It will be a mix of little retail stores, a small food hall in the existing building, some office space and even nine or ten hotel rooms,” Wetterman says. The containers will offer a unique retail opportunity, a venue for pop-up shops or opportunity for a small-scale entrepreneur to have a storefront at an affordable amount. Wetterman says 320- and 640-square-foot options will be made available. Located on the third floor, the hotel rooms, all containers, are currently in the design stage, but Wetterman predicts they will be “fun, cool and popular.” Continued on Page 10 >


45+/- Acres - IH 45 Southbound Feeder

Proposed AILABLE | LA MARQUE RENAISSANCE DISTRICT Hallam Street Extension

reet | La Marque, Texas 77568

SITE AVAILABLE | LA MARQUE RENAISSANCE DISTRICT 401 Laurel Street | La Marque, Texas 77568

AVAILABLE SPACE LOCATION MAP

RETAIL TRADE AREA MAP

• 4 miles north of Galveston Island • 15 miles southeast of Houston • Geographic center of Galveston County • ACCESS, PORTS, INDUSTRY, RAIL EXISTING RETAIL • All this behind a MAP hurricane protection levee system

Total Building Area 4627 SF Total Indoor Seating 80 People Total Outdoor Seating 16 People

Site Details

TRAFFIC COUNTS

TRAFFIC COUNTS Interstate 45 - 61,305 AADP

Texas Avenue - 11,820 AADP

Source: TXDOT 2016

PROPERTY INFORMATION

Source: TXDOT 2016

• City utilities

PROPERTY INFORMATION • More than 1600 linear feet of frontage on the south-

bound feeder road • Well trafficked downtown space adjacent to •the Extends Delany to the the I-45 southbound Post from Office and Road across street from the feeder roadEconomic and positioned between the future off La Marque Development Corporation and on ramps being installed as part of the TxDOT Office Gulf Freeway expansion. • 31 Customer Parking Spots and additional 6 • $1 billion investment for new road infrastructure in employee parking spots La Marque and Galveston County over the next 10 years. • Ideal Restaurant/Cafe/Deli Location • Offered at $4.00/sqft.

DEMOGRAPHICS (based on data) 2017 data) DEMOGRAPHICS (based on 2017 Variable

P.O. Box 7272 | Tupelo, MS 38802 | 800.851.0962 | www.theretailcoach.net

Alex Getty, Executive Director La Marque Economic Development Corporation Vice President Alex Getty, Executive Director agetty@lmedc.com La Marque Economic Development Corporation 409-938-9258 h.net agetty@lmedc.com

RTA

1-Mile

3-Mile

5-Mile

2017 Population

97,186

8,365

38,344

73,130

2017 Workforce

40,969

3,237

15,184

29,939

Average HH Income

$67,184

The information contained herein was obtained from sources believed to be reliable; however, The Retail Coach, makes no guarantees, warranties, or representations as to the completeness or accuracy thereof. The presentation of this property is submitted subject to errors, omissions, change of price or conditions, prior sale or lease, or withdrawal without notice.

409.938.9258

Median Age

39.2

$52,717 $54,483 $59,939 37.6

37.4

37.7

Area; the the geographic area from **RTA RTA––Retail RetailTrade Trade Area; geographic areawhich from which retailers derive approximately 80-85% of their business. retailers derive approximately 80-85% of their business.


Shipping Containing:

The building blocks of the future

b

beck D E S I G N © 2017

b

beck D E S I G N © 2017

< Continued from Page 8

“They’ll be set up so they’re key-less. When you make a reservation and book your room, you’ll be given a code to let yourself in,” he explains excitedly. “It’d be more of a kind of bed-and-breakfast-type delivery than full-service hotel.” The containers will have other uses as well. One will stand on its end on the corner of the property, serving as The Containery’s monument beck sign. An elevator shaft will be housed in a 53-foot-tall container, offering a completely different look and feel than your standard elevator. The project also includes several outdoor decks and patios.

b

D E S I G N © 2017

“What we’re trying to do is create enough of a mix of different things that it’s going to create its own critical mass and its own destination. The feedback we’re getting is extremely positive. The Containery is unique, it’s different, it’s fun,” Wetterman says. He adds that he has some other properties in downtown Waco, but he’s ultimately waiting to see if the project proves itself and is scalable. If so, it’s something he’d like to duplicate beyond Waco. “We were able to fit 38,000 square feet on just more than half an acre, so I seen an opportunity to utilize an existing development that may have excess land and parking,” says Wetterman. “It opens up the ability to energize and create an experience to reactivate another location. If this proves the concept, I will be looking for other markets to expand into or possibly joint venture with an existing property.” The fascinating thing about using shipping containers as building blocks, almost like giant LEGOs, is that their potential seems limitless. They can add energy and functionality to a project, as they have for The 10

AUGUST 2018

Containery, or they can create something entirely new, such as Flophouze in Round Top. The hotel “transforms recycled shipping containers into a unique lodging solution,” according to its website. Right now, you can rent one of six Flophouzes, which all have uniquely designed interiors sourced from Kentucky distilleries, demolished Philadelphia schools and defunct Brooklyn laboratories.

the facilities, local philanthropic contributions, and the attraction of new local businesses that will establish their roots and offer their services to the residents of Houston’s 5th Ward,” says Jerry Hartless on the company’s website. “The results of this housing complex will be transformative to the community, elevate entrepreneurial thinking, and raise the economic watermark for residents in the 5th Ward.”

A stay at Flophouze could also be considered a test run. The company sells custom-built shipping container homes, which (fittingly) can be shipped anywhere in the world.

The renderings of the complex are stunning. They illustrate a colorful and vibrant, extraordinarily unique development, which breathes new life into the old containers and a neighborhood desperately in need of revitalization.

Several companies, such as StackHouse, in Hill Country sell customized container homes. Then there’s the Houston man who made headlines after he started construction on his three-story, 2,500-square-foot Midtown home, which is comprised of 11 containers.

Habitat for Humanity organizers in North Texas hope for the same result as they develop an entire community out of shipping containers in McKinney, calling it The Cotton Groves. The first-of-its-kind concept for Habitat for Humanity will include 35 units on the 2.75-acre property.

Build-A-Box Homes, a developer based in the state’s largest city, has the goal of building an apartment complex in Houston’s Fifth Ward that’s comprised entirely of shipping containers.

Though many of these projects are early examples of the concept in Texas, the trend is certainly gaining steam and, as they gain success and popularity, we’ll undoubtedly see more examples in the near future.

The project “will create jobs and stimulate the local economy due to the construction, upkeep and maintenance of

Adds Wetterman: “What we’ve got going here is very exciting!”


SEABROOK

has the real estate to fit your retail project! Highway Frontage HWY 146 expansion in progress

Over 3 Million Tourists HWY 146 expansion in progress

Over 75,000 Daily Communters HWY 146 expansion in progress

Retail & Dining Pad Sites HWY 146 expansion in progress

Waterfront Community HWY 146 expansion in progress

Economic Incentives HWY 146 expansion in progress

CONTACT Paul Chavez TODAY 281.291.5730 pchavez@seabrooktx.gov HIGHER EDUCATION

POPULATION

Bachelorâ&#x20AC;&#x2122;s Degree

2018 Estimated Primary Retail Trade Area Population

25.6%

78,172

HOUSEHOLD INCOME

$

$121,362 Average Household Income


Offering Properties & Hotel Consulting Protecting Property Owner’s Rights

PROPERTIES AVAILABLE

EMINENT DOMAIN

• 1/3 Acre - Clarewood @ Atwell - Houston • Freeway Sites - I-20 - Monahans, TX • 30 Acres Commercial/Rail Serviced - Tomball, TX • 12 Acres Residential/Commercial - I-45 Huntsville, TX • Hotels - Statewide

HANKAMER & ASSOCIATES

Compensation for: • Roads • Pipelines • Power Lines

BROKERS, L.L.C.

Hospitality Consulting Services 40 Years Experience As Hotel Developer, Owner/Operator and Commercial Broker Hospitality Consulting Services

www.ShowalterLaw.com 281-341-5577 Info@ShowalterLaw.com

Ray Hankamer, Jr 40 Years Experience As Developer | Owner 713.922.8075 | Operator

rhankamer@gmail.com / www.hankamer.com

H & B

(713) 789-7060 www.hankamer.com

GReenberg & Company

Brokers: Ray Hankamer, Jr., Pablo Szub,

Commercial Real Estate Brokerage Firm

Retail/Office Space Available| Great Locations MEDICAL OFFICES AVAILABLE

10,555 - 16,518 SF AVAILABLE

Major Thoroughfare | Great Visibility

6699 Chimney Rock | Houston TX 77081

5800 Richmond Ave. | Houston TX 77057

5900 Memorial Dr. | Houston TX 77007

MOVE-IN READY | MONUMENT SIGNAGE • Great Visibility • Major Thoroughfare

RETAIL SPACE AVAILABLE • Excellent Location • Major Thoroughfare

RETAIL/OFFICE SPACE AVAILABLE • Major Intersection • Easy Access to Downtown

Chimney Rock Doctors Center is a medical office building located in the prestigious Bellaire submartket. Located less than 5 minutes from the Galleria submarket and approximately 7 minutes the Texas Medical Center.

1,584 -1,602 SF AVAILABLE Price: Call For Details

This is a two-story, free-standing building on the corner of Richmond Ave. and Bering Dr. Great visibility, ample parking and major thoroughfare along Richmond. Easy access to I-69, 610 Loop and Downtown

Building Size: 32,444 SF | Lot Size: 0.87 Acres

Price: Call For Details

This three-story Office/Retail Building was built in 1981 and renovated in 2005. It has a three level parking garage with building identification and one elevator. This property is on the corner of Memorial and Westcott.

1,162 - 4,597 SF AVAILABLE Price: Call For Details

The information contained herein was obtained from sources deemed reliable; however, no guarantees, warranties or representations are made as to the completeness or accuracy thereof. The presentation of this real estate information is subject to errors; omissions; change of price; prior sale or lease; or withdrawal without notice.

5959 Richmond Avenue, Suite 440 Houston, TX 77057 WWW.GREENBERGCOMPANY.COM

Broker Contact: David Greenberg | Phone: 713-778-0900 EMAIL: DAVID@GREENBERGCOMPANY.COM


CALDWELLHAS HASTHE THEPERFECT PERFECTSITES SITES CALDWELL FORALL ALL YOUR YOUR RETAIL RETAIL NEEDS NEEDS FOR

CYPRESS CROSSING

Hard Corner at Highway 290 & FM 1960 • Prime mixed-use offering restaurants, retail, pad sites and office space • Ample, convenient parking • Surrounded by major retail, hotels, restaurants and hospitals Contact: Mary Caldwell, CCIM, SIOR

SWC of KUYKENDAHL AT HUFSMITH

Retail Space For Lease/Pad Site For Sale - Retail/Office/Medical • Anchored by Aldi Foods • Easy access, excellent visibility • Just south of The Woodlands • 0.5 miles south of new Creekside Park Village (HEB anchored) Contact: Travis Smith or Mary Caldwell, CCIM, SIOR

THE BOARDWALK AT TOWNE LAKE

Retail / Restaurant Space Available • At the entrance of the Towne Lake Community • Located 1 mile north of Lone Star College Cy-Fair • Surrounded by numerous residential communities • NEXT PHASE COMING SOON Contact: Mary Caldwell, CCIM, SIOR

TOWNE LAKE RETAIL

Only Two Spaces Left - Tuckerton at Towne Lake Parkway!! • Located at the entrance of Towne Lake master planned community • 16,000 SF retail shopping center • Ideal for restaurants, boutique businesses and services • Walking distance to Lone Star College (over 20,000 students and faculty) Contact: Mary Caldwell, CCIM, SIOR

Caldwell Companies has over 28 years of unmatched market experience and local expertise to serve all your retail leasing and brokerage needs.

HOUSTON | THE WOODLANDS | COLLEGE STATION |

CaldwellCos.com

|

713.690.0000

FOR MORE INFORMATION, CONTACT: MARY CALDWELL, CCIM, SIOR | 281.664.6636 | MCALDWELL@CALDWELLCOS.COM


www.mcallenmeansbusiness.com


DEVELOPMENT ACREAGE

REAL ESTATE

PRIVATE LOANS

HIGH GROWTH FORT BEND COUNTY

5

2 3

1

4

1) 3 acres on FM 762 3) 1.2 acres - Build to suit 5) Premium custom home between George Ranch / ground lease pad site: lots in Lakes of Mission and Brazos Bend State US 59 @ Reading RD., Grove, Fort Bend Brazos Town Center County: 1 acre; low Park. Fort Bend County: $199,990 taxes 4) 38 acres on FM 2759 2) Development opportunear Grand Parkway and nity in Fort Bend, Pecan FM 762 in Fort Bend Grove area: 1.75 acres County. $1,700,000 on FM 359/ Mason RD. $715,000

Equity Secured Capital Texas Direct Private Lender Close in 7 Days â&#x20AC;¢ Only 1% Fee

Seth Showalter 713-269-4908 seth@firstwarrantyrealty.com

www.equitysecured.com 512-732-8338

RIVERWALK - FLOWER MOUND

Pre-Leasing Office Space, Lots for Sale or Build-to-Suit Medical/Professional Office, Retail & Restaurant 4 Pad Sites Available This mixed-use development creates a lavish destination in the heart of upscale and family-friendly Flower Mound. Uptown meets suburban luxury. Located just 9 miles north of the DFW airport, The Riverwalk Flower Mound is close to everything and easily accessible from any part of the Metroplex. The Conference Center Hotel, over 1,200 living units and a highly rated hospital complex makes the development an exceptional live, work, and play environment for office, retail and restaurant.

FUTURE OFFICE RETAIL BLDG 109

PARKING STRUCTURE

Contact Dan Rogers 469-283-1911 drogers@neweraptrs.com


Imminent eminent domain: How public projects are impacting Texas landowners

DAVID SHOWALTER SHOWALTER LAW

BY BRANDI SMITH

From pipelines that cross the state to high-speed rail plans that cut Texas in half, massive projects are underway that have a significant impact on property owners all over the Lone Star State. REDNews touched base with eminent domain expert, David Showalter, to discuss the biggest implications. Showalter, who got started in real estate law in 1977, has over 40 years of experience in real estate law. In addition to real estate development, he has handled hundreds of eminent domain cases in that time. His clients are a healthy mix of landowners, special-use properties, homeowners and business owners, large and small.

He says as those issues face pending litigation, it will be interesting to see how they shake out.

“This broad experience helps us because we see all facets of the process and how it affects different types of owners,” says Showalter. “We are more aware of, and sensitive to, the different ways that owners of property can be damaged and we can analyze each of those aspects in every case and make sure we’re covering all the ways they’ve been harmed so that they get full compensation along the way.”

“There were projects, as many of your readers know, that were developed where information was available about the flooding risks in the two reservoir areas that flooded. These risks weren’t disclosed by developers either to the bond holders who, for example, bought MUD bonds or to the land owners or subsequent purchasers,” points out Showalter.

HARVEY’S IMPACT

Though there are a number of cases pending based on what happened in the past, he suggests improved education and due diligence for both buyers and sellers in the future.

In a post-Harvey landscape, some of Showalter’s clients are potentially going to lose property due to Harris County expanded detention requirements.

“As Harvey fades into the background, just as when other hurricanes pass, people begin to forget what happened and how bad it was. The confidence and values come back, so it’s easier to sell property,” Showalter says. “But I would certainly caution homeowners to make adequate disclosure of what happened and what they know. It is never worth it to not make those disclosures, certainly if the property did flood.”

“It’s a fascinating, complicated legal morass that the county and federal government find themselves in. There are many legal protections for governmental entities, such as counties and cities in the state of Texas,” Showalter says. “The federal government may be the one that’s most exposed to significant potential liability under the Federal Tort Claims Act and other statutes that allow people who are harmed by the federal government to recover for damages.” 16

On the flip side, the longtime attorney suggests that buyers do their own research and due diligence when it comes to flood hazards because, too often, sellers, developers and brokers may not offer sufficient information.

AUGUST 2018 Continued on Page 18 >


Shops at Parkway Lakes SEC of Grand Pkwy & Bellaire Blvd Richmond, Texas 77406 Contact: Anderson Smith & Geoff Bracken

Katy Green SEC/SWC I-10 & Greenhouse Rd Katy, Texas 77094 Contacts: Connor Lynch & Anderson Smith

Shops at Conroe Plaza NWQ of Hwy 105 & Loop 336 Conroe, Texas Contact: Jacob Weersing


Imminent eminent domain: How public projects are impacting Texas landowners

< Continued from Page 16

“Just because something’s out of the 100-year floodplain , doesn’t mean you’re not going to flood every year or every other year,” Showalter says. “I think I’d take a long, hard look at where your property sits in relationship to the floodplains, which have recently been remapped by FEMA. All the old flood plains with which we were familiar have, for the most part, been modified. A lot of properties are now lower or in a floodplain, be it the 100-year or 500-year, which they hadn’t previously been in.” Flooding issues are far from the only ones Showalter’s office handles. Some other key focus areas are protecting land rights when it comes to mobility projects (think road and highway improvements), high-speed rail and powerline and pipeline development.

just like private developers, have to provide for detention for their project, either along the rights of way or, a lot of times, we see them go acquire acreage that they can use to drain or hold water during storm events.”

HIGH-SPEED RAIL With the goal of curbing traffic along the I-45 corridor between Dallas and Houston, a proposed high-rail line will also eat up property along its route.

of eminent domain, but I think it’s highly likely that it will once it gets to the stage where it’s ready to request it from the state legislature. TCR is well into the required environmental impact investigation stage” TCR’s plans have received considerable pushback from groups, residents and county commissioners along the route that’s proposed to run from Northwest Houston, through Waller County and up to the Dallas area. “I think there’s a really good chance that high-speed rail is going to be a reality. It has adequate funding behind it and a lot of pretty well-connected folks would like to see it happen,” Showalter says. “Pretty much everybody thinks it makes sense, but the folks whose property will be cut in half, damaged or destroyed, understandably have a different take.”

HIGHWAY CONSTRUCTION Residents in the state’s biggest metro areas, such as Houston, DFW, San Antonio, Austin and El Paso, know all too well the cost of growth: endless construction and improvement of highways throughout the area. As more people call the suburbs in outlying counties home, more roads are needed to transport all the extra drivers. In the case of a new project, such as the extension of the Grand Parkway, the Texas Department of Transportation must acquire the property needed. If an agreement can’t be reached with the landowner, the state can make the case that the project is for the greater good and exercise its power of eminent domain. Showalter says that just the property needed for the new roadway, however, is not the only instance in which property owners can be affected. Widening or improvement projects often have a broader impact. “They require the acquisition of land for detention because, when you add more concrete that doesn’t allow water to soak into the ground, you’re creating more run-off to avoid exacerbating the flooding problem,” he adds. “These road projects,

Photo courtesy Houston Chronicle

“From what I gather, Texas Central Railroad (TCR) has acquired a pretty healthy percentage of the right of way it actually needs through voluntary purchases and acquisitions from land owners, rather than using the eminent domain process,” says Showalter. “There’s some question about whether TCR will acquire the right

 e offers as an example several H clients he represents in a subdivision the proposed route would cut through. It would eliminate 20 to 30 houses and directly impact several others, according to Showalter. He adds that several rural landowners would also have their property changed forever with little payoff beyond the financial.

“There’s pretty limited access to this railroad, just a couple of intermediate stops or points where you can get on it, so it’s not readily available to everybody along the route or in those areas,” he says. Continued on Page 20 >


retail | office | medical | space for lease 2,340 SF available on second floor. Base rent $15.00 PSF & NNN $4.20 PSF

Excellent for retail, office or professional use

2,671 SF end cap on first floor, one lane drive through attach; Base rent $24.00 PSF & NNN $4.20 PSF

2 blocks west of Beltway 8

Kaleidoscope 10612 Westheimer Houston, 77042

WoodlanD Park Shopping Center

800 -7,350 SF available on first floor. Excellent for medical office. Base rent $15.00-$18.00 PSF & NNN $4.80 PSF

11380 Westheimer Houston, 77077

A A Realty Realty Co AA Co

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For more information call : Kenneth K.Y. Leung 281.467.3535 713.988.0888 x108 eleung8888@aol.com www.aarealtytx.com

+/- 592â&#x20AC;&#x2122; of frontage on Westheimer

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Traffic counts - 82,880 CPD (Westheimer)

Pylon signage available

Aggressive lease terms


Imminent eminent domain: How public projects are impacting Texas landowners

< Continued from Page 18

Despite the opposition, Showalter estimates that construction on the rail line will get going in the next 12 to 24 months.

OIL & GAS PIPELINES There’s a different kind of traffic flow issue affecting Texas homeowners: oil and gas. As vast reserves are developed in different parts of the state, specifically the west, companies are building pipelines to transport materials. “Those destinations are places such as Corpus Christi or Houston, where companies can build refineries or ship the gas through LNG tankers,” says Showalter. He points to the recently announced Shin Oak Pipeline as an example. Stretching 658 miles from Reeves County, west of Odessa, to east of Houston, the massive project is expected to be able to transport 550,000 barrels of natural gas liquids (NGL) a day when it’s complete. That date is expected to come in the second quarter of 2019. Roughly half of the supply will come from Apache Corporation, which recently discovered a reserve of 15 billion barrels of oil and gas on 350,000 acres outside of Balmorhea. It has committed to moving 205,000 barrels of NGLs a day. While that’s great news for the oil and gas industry, Showalter says it is worrying for the property owners along the way. “Pipelines can pose safety hazards that can affect the use of property or people’s peace of mind beyond what may just be a 50-foot easement that’s required,” he says. 20

AUGUST 2018

Photo courtesy The Intelligencer

HIGH-VOLTAGE POWER LINES Similarly, high-voltage power lines do more than impact the easement on which they sit. Showalter calls them “aesthetic detractions.” “The aesthetic harm of these power lines impacts the value of the entire parcel, so landowners can and should be compensated for the damage to the remainder of their property, not just the value of the easement that’s taken, which often just by itself doesn’t appear to be that substantial or valuable,” he says.

ASK FOR HELP Because the issue of eminent domain is tricky and loaded with high stakes, Showalter encourages anyone involved in the process to look for skilled legal representation. “It is highly nuanced when it comes to values. You can’t think about value as it would be determined by a standard appraisal for a mortgage, for example. In order to get full compensation, you need somebody who knows the ropes,” he says. “It’s a fairly narrow practice of law, it’s kind of arcane, and having somebody who focuses in that area is helpful.”

Don’t wait, he adds, to consult an attorney until you realize you’re in over your head or you’ve offered up too much information. Getting legal help early will help you avoid headaches and, he suggests, will pay for itself. “We find that just about every time we represent a land owner, after all fees and expenses, they’re well ahead of the game than what they would have been had they accepted the condemning authority’s offer or tried to do it themselves,” says Showalter. “These condemning authorities know, even though you may be a sophisticated real estate owner or investor, you still can’t get the result you could get by hiring the right lawyer.” As Texas continues to celebrate growth that outpaces the rest of the country, it must also address the needs of its booming population. That will no doubt lead to more projects that impact landowners, which means Showalter will stay busy. “We’re always happy to consult with brokers and lenders as well as commercial property owners about the process and how they benefit from having a competent legal representation,” he says.


Katy, TX

Kingwood, TX

Shops at Northpark

Crossing at Telfair 1310 Northpark Drive GLA:

THE CROSSING AT TELFAIR HWYs 6 & 90, Sugar Land, TX 77498

Last Updated 6/6/2018

Highways 6 & 90, Sugar Land, TX 77479

10,000 SF

GLA:

11,725 SF

For Lease:

8,200 SF

For Lease:

8,200 SF

Delivery:

Ready

Delivery:

Ready

Ave HH Income (5mi):

$135,959

Ave HH Income (5mi):

$101,603

Total Population (5mi):

137,208

Total Population (5mi):

104,741

Daytime Population (5mi): 93,166

Daytime Population (5mi): 102,183

Missouri City, TX

Plaza at Sienna Ranch

Katy, TX

6144 Sienna Ranch Road

GLA:

17,000 SF

GLA:

14,040 SF

For Lease:

17,000 SF

For Lease:

2,737 SF

Delivery:

Fall 2018

Delivery:

Ready

Ave HH Income:

$98,602

Total Population:

204,206

Daytime Population:

151,838

281.313.0000

Since 2002, Rubicon Realty Group has created •DEVELOPMENT over •BROKERAGE $200,000,000 in real estate value

Ave HH Income: $118,473 FOR LEASE: Retail & Office (Under )168,653 Total Construction Population: Daytime Population:

•MANAGEMENT •LAND CONSULTING CURRENT AVAILABILITY •BUILD-TO-SUIT SERVICES www.RubiconRealty.com

117,066

AVAILABLE:

OR LEASE (Under Construction Now) $30-$32 PSF / YR est. $8.50 PSF /YR Negotiable

3281 Rocky Creek Drive, Suite 100 Missouri City, Texas 77459 281.313.0000 www.RubiconRealty.com

Shops at Pebble Creek

Richmond, TX Open

•LAND •RETAIL SPACE •OFFICE SPACE

Missouri City, TX

Inna Gallagher

713.817.5030 / 281.313.0000 x.15

7022 State Highway 6

igallagher@rubiconrealty.com

contained in this file, while supplied by sources deemed reliable, is subject to errors and omissions and is not, in any way, warrantied by Rubicon Realty Group or by an agent, independent associate or employee of Rubicon Realty Group. This information is subject to change without notice.

For Lease:

2,294 SF

Delivery:

Ready

Ave HH Income (5mi):

$113,767

Total Population (5mi):

141,339

GLA:

FOR LEASE

FOR

LEAS

E

Delivery:

Daytime Population (5mi): 85,443

17,000 SF

For Lease:

3,156 SF

Delivery:

Ready

Ave HH Income:

$112,236

Total Population:

$155,130

Daytime Population:

$106,397

14,800 SF

Sprint 2018

Ave HH Income:

$114,885

Total Population:

$185,335

Proposed Event Center (Contract Pending)

LAND FOR SALE Daytime Population: 142,612 Tract H (2.529 AC)

Shops at Easton

Missouri City, TX Open

GLA:

16,000 SF

For Lease:

SE

7,125 SF

LEA

GLA:

FOR

:

DEVELOPMENT ▪ MANAGEMENT ▪ BROKERAGE

6506 Highway 90 A

Sugar Land, TX

Open GLA:

Open

Open

For Lease:

LAND7,500 FOR SALE SF Tract i-4 (3.594 AC)

1,965 SF

Est. Delivery: 12/2018

FOR LEASE

Tract Retail forL-2Lease (developed by Rubicon Realty Group) (1.277 AC)

Est.Delivery: Delivery:12/2018 12/2018 Est.

LAND FOR SALE Tract O (1.053 AC)

LAND listings) FOR SALE Retail for Lease (third-party

Daytime Population:

189,150

FortBend BendISD ISDCareer Career and Fort Bend ISD Career and Fort and TechnicalEducation Education Center Technical Center Technical Education Center (Estimated:2,000 2,000students/day) students/day) (Estimated: (Estimated: 2,000

& Roads 0

Est. Delivery: 09/2018

THE CROSSING AT TELFAIR: hwys 6&90, Sugar land, TX 77498 Telfair Office Office Park Park Telfair (70 office office condos) condos) (70

LAND FOR SALE Tract N (1.190 AC)

Tract M (1.479AC) LAND FOR DENTIST Land for Sale (owned by Rubicon Realty Group) SALE Ave HH Income: LAND FOR $118,572 LAND FOR SALE FOR L-1b Building Two Retail Pads 2-Story SALE Tract i-3 Fort Bend ISD Career and Two Retail Centers LEAPopulation: (1.595 AC)5,000 SF) SE Total 192,366(1.564 AC) (7,500 SF each) Tract i-2Center (Retail: Technical Education (36,000 Square Feet) Drainage Land for Sale (third-party listings) (1.292 AC) (Office: 15,000 SF) (Estimated: 2,000 students/day) Est. Delivery: 09/2018

Delivery: Ready THE CROSSING AT TELFAIR: hwys 6&90, Sugar land, TX 77498 Telfair Office Park (70 office condos) Open

LAND FOR SALE

LAND FOR SALE Tract P (2.116 AC)

2-StoryBuilding Building 2-Story 2-Story Building Two Retail Centers (Retail: Two Retail Centers Two Retail Centers 5,000 SF) (Retail: 5,000 SF) (Retail: 5,000 SF) (36,000 Square Feet) (Office: (36,000 Square Feet) (36,000 Square Feet) 15,000 SF)SF) (Office: 15,000 (Office: 15,000 SF) Est. Delivery: 09/2018 Delivery: 09/2018 Est.Est. Delivery: 12/2018 Est. Delivery: 12/2018 Est. Delivery: 09/2018 Est. Delivery: 09/2018

US

9 WY

Dental Group

H

Two Retail Pads Two TwoRetail RetailPads Pads (7,500 SF each) (7,500SF SFeach) each) (7,500

Drainage Drainage & Roads Roads Dental & Dental Group Group

-

Disclaimer: The information contained in this file, while supplied by sources deemed reliable, is subject to errors and omissions and is not, in any way, warrantied by Rubicon Realty Group or by an agent, independent associate or employee of Rubicon Realty Group. This information is subject to change without notice.

Future

--

Future Future


READY FOR DEVELOPMENT

NWC of MUESCHKE ROAD andNWC SCHIEL ROAD FORROAD SALEAND SCHIEL ROAD FOR SALE OF MUESCHKE FAIRFIELD

CYPRESS LANDING

SITE

CYPRESS LAKES LAKES OF FAIRHAVEN

SITE

FALLS AT DRY CREEK

HIDDEN ARBOR

23.45 +/- Acres 23.45 +/- Acres Cypress, TX 77433 Frontage:

Cypress, TX 77433

914 feet on Mueschke 1055 feet on Schiel Rd.  Frontage: 914 ± feet on Mueschke Utilities: HC MUD 531 1055 ± feet on Schiel Rd.  Utilities: HC MUD 531 Cypress Fairbanks ISD  Ready for development

CONTACT BROKER FOR MORE INFORMATION: Joe Evans 281-955-5535 Joe@evtex.com

Janae Evans, SOIR 713-621-3999 Janae@evtex.com

SITE

 Cypress Fairbanks ISD

Evtex Companies 5100 Westheimer, Ste.155 Houston, TX 77056

A NEW OFFICE DEVELOPMENT FOR LEASE IN NEW BRAUNFELS, TX Contact Broker For More Information:

UP TO 58,574 SF * EASY ACCESS TO IH-35 Joe Evans Janae Evans, SIOR FLEXIBLE CUSTOMIZED LAYOUTS * BEAUTIFUL PARK-LIKE SETTING

Evtex Companies 5100 Westheimer | Ste. 155 Houston, TX 77056

281-955-5535

713-621-3999

Joe@evtex.com

Janae@evtex.com

The information herein has been obtained from sources believed reliable. While we do not doubt its accuracy, we have not verified it and make no guarantee, warranty or representation about it. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinion, assumptions or estimates used are for example only and do not represent the current future performance of the property. The value of this transaction to you depends on tax and other factors which should be evaluated by your tax, financial, and legal advisors. You and your advisors should conduct a thorough independent investigation of this property to determine the suitability of the property for your needs.

LOREN GULLEY 210.841.9262

www.parkviewplazanewbraunfels.com

NO W

MIKE YBARRA 210.601.1414

LE

AS

ING

!


RETAIL DESTINATION

McKINNEY TEXAS

POPULATION

375,906 2018 ESTIMATED RETAIL TRADE AREA POPULATION

AVERAGE HOUSEHOLD INCOME

$128,242

HIGH PROFILE RETAIL DEVELOPMENT OPPORTUNITIES • Southgate

60+ acre mixed-used development

• Hub 121

22 acre retail, restaurant nd entertainment destination

• U.S. 380 at Headington Heights

400,000 sq. ft. retail and restaurant space

• SWC U.S. 380 at Lake Forest Dr.

POTENTIAL RETAIL SALES

$5,453,957,105 ACTUAL SALES

$2,826,322,052 RETAIL OPPORTUNITY

$2,627,635,053

Pad sites and shop space available

• The Avenue at McKinney

+- 450,000 sq. ft. retail and restaurant space

• Davis at the Square

10,719 sq. ft. retail and restaurant space

• Northgate McKinney

76.2 acre retail, restaurant and entertainment development

• Honey Creek Corner

37.38 acre retail, restaurant and entertainment development

McKinney was chosen as Money Magazine’s #1 Best Place to Live in America in 2014, and its historic downtown is a major tourism destination. We’re growing and so are our retail opportunities.

RESTAURANTS • COMMERCIAL • SPECIALTY RETAIL • HOTELS

McKinney Community Development Corporation McKinneyCDC.org

Cindy Schneible, President 972.547.7653 • cschneible@mckinneycdc.org Barry Shelton, Assistant City Manager 972.547.7527 • bshelton@mckinneytexas.org


ray’s buzz BY RAY HANKAMER rhankamer@gmail.com

STACEY HUNT

RICARDO RIVAS

O’Connor Apartment Forecast Luncheon - Speakers Stacy Hunt, Executive Director-Greystar; Ricardo Rivas, CEO-Allied Orion Group Takeaway: Nationally and locally the multi-family (MF) segment is very healthy.

• MF starts nationally are at a record of 300350,000 units per year • Sales of single family homes are lagging as renters are renting longer and Millennials are choosing to rent instead of to buy • Fancy student housing projects ‘train’ college grads to look for the same amenities in their apartment projects • Between 2010 and 2017 tenant ‘turnover’ has fallen from 62% to 52% per annum, and the longer occupancy periods save money for MF operators nationwide as they pay fewer locator fees, renovate less often, and lose less revenue in the gaps between rentals • There is a lot of individual and institutional equity available for MF developers now, and quality of MF developments is getting higher nationwide on average • In cities where rent control or quasi rent control is being tried, development dries up as equity flees-nonetheless, there is the challenge nationwide of providing affordable housing to lower income employees-how to do it is the problem • There are about 680,000 apartment units in the Houston area and we are the healthiest MF market overall in the US, all things considered • Houston has good supply of B-C-D units at more affordable prices, but upper units don’t degrade in quality and rental rate fast enough to keep up with need for low income housing 24

AUGUST 2018

•W  hen lenders foreclose on unsold ‘for sale’ units they become rental units nationwide, adding to supply • C onstruction costs currently are $125 SF for traditional garden units; $150 SF for separate structured parking; $190 SF for podium (midrise) construction; and $310 SF for high-rise…numbers are subject to variance • E quity investors are mostly not in the game for a long ownership and they want to know the exit strategy before they invest • L arge MF developers are a ‘three-legged stool’ with development, management, and investment ‘legs’ •A  verage lease term today is 13 months but operators have to be flexible; many tenants make first contact by phone and some lease online sight-unseen; tech and the project’s website are very important to tenant base, and they rely on online/social media reputation of project before leasing

• With escalation of construction and operating costs, landlords need to boost rents on average by 4.5% per year to stay even; today operators are experiencing operating cash flow, where in the past often the first profit came on sale of project • Eleven million American households pay over half of monthly income for housing; 40% pay more than 30% of income • 600,000 renter households enter the national market each year, creating big demand • Changes in construction codes with relation to floodplain issues in Houston will add significantly to construction cost for MF developers and by extension will lead to higher rents • The guys who stand on the street corners and spin the signs calling attention to apartment projects earn $100 per hour


Retail/Restaurant Space for Lease Great Visibility & High Traffic HIGH COMMISSION! 3.5%

2660 Marina Bay, League City, TX

2700 Marina Bay, League City, TX

• 1200 SF – 5522 SF Available

• Corner of Marina Bay Drive (FM 2094) & Lighthouse Drive at entrance to South Shore Harbour

• 1500 SF & 3857 SF Available

• Easy Access to Beltway 8 & Hwy 290

S ES PR CY

K EE CR

Y W PK

• High Traffic Count

2700 Marina Bay Dr

D LV EB OR SH

10000 FUQUA

• Highly visible corner shopping center

H UT SO

10541 FM 1960 Rd W

• 1137 SF – 4910 SF Available DR IV E

• West Side I45 @ NE Corner Fuqua & Kingspoint Drive

10541 FM 1960, Houston, TX

BA Y

• 1425 SF & 2548 SF End Cap & 1142 SF Inline & Available

M AR IN A

10000 Fuqua, Houston, TX

2660 Marina Bay Dr

Contact: Sal Lalani | Re/max Southwest | 832-202-9000

D

80 V P

Slalanirealty@gmail.com

Jones Crossing

Future Development

1800 Wellborn Road College Station, TX 77845

Property Highlights • New 106,000 SF H-E-B opening September 2018

Har vey Mi

tche ll P k wy 35,5

|

• More than 47,000 SF of small tenant space

28 18 /

• Restaurant spaces include outdoor patios & common green areas with amphitheater

FM

• Multiple pad sites available • Located in rapidly expanding south College Station Balcones Drive

For More Information, Please Contact: Cyndee Smith

Sr. Vice President Retail & Land Services C: 713.816.3407

Jeremy Richmond Managing Director Land Services O: 979.268.2000

1 Mile

Wellborn Road : 42,442 VPD

2800 S Texas Avenue, Ste. 401, Bryan, TX 77802 OldhamGoodwin.com


civil fair play

Opportunity Zones and New Real Estate Opportunities. BY: OMAR IZFAR, ATTORNEY, WILSON CRIBBS+GOREN

The Tax Cuts and Jobs Act of 2017 establishes a federal tax incentive for deferring and partially exempting capital gains for investments made into a “Qualified Opportunity Fund” which may own business property within “Qualified Opportunity Zones.” In March, Governor Abbott designated 150 Opportunity Zones in the metro Houston area and 628 state-wide. This new type of investment vehicle is designed to incentivize real estate investment in low-income communities. Unlike Enterprise Zones, which give you a tax incentive for buying land and opening a business in a zone, here you invest in a Qualified Opportunity Fund that is organized as a partnership or a corporation for the purpose of investing in real estate or certain other assets in the designated Opportunity Zones.

While the designated Opportunity Zones are supposed to be low-income communities as defined in the Internal Revenue Code, the designated areas include some prime areas for real estate investment, such as downtown Houston, parts of midtown, and much of east downtown, and many other potentially great places to park capital gains from a real estate sale. There are real tax incentives that give you 1) a deferred tax on your capital gains from the sale of real estate; 2) receive a stepped-up basis on those gains after some time, and 3) allow you to eventually take your appreciation tax-free from the sale of property held by your Qualified Opportunity Fund.

So how does this work? Capital gains from the sale of an asset such as real estate can be reinvested within 180 days of the sale into a Qualified Opportunity Fund, which can be a corporation or a partnership organized for this purpose. The Qualified Opportunity Fund must maintain 90% of its assets in Qualified Opportunity Zone Property, which can be a few different things, but for real estate, means Qualified Opportunity Zone Business Property. The Business Property must be for a trade or business of the Qualified Opportunity Fund that either originates with the Fund or is substantially improved by the fund. This requires that improvements occur within 30 months after the date of acquisition and be in an amount at least to the adjusted basis of the property held by the Qualified Opportunity Fund. Unlike a like-kind exchange, only the capital gains and not the original basis from the sale of an asset need to be reinvested in the Qualified Opportunity Fund. Once the investment is made, taxes owed on the capital gains are deferred until the earlier of the date the investment is sold or exchanged, or December 31, 2026. For investments held for 5 years, there is a 10% step-up in the basis of the gains. For investments held for 7 years, there is a total of 15% step-up in the basis. Here’s the potentially largest incentive: while the investment in a Qualified Opportunity Zone has no basis, if it is held for 10 years, the basis becomes equal to the fair market value at the time of sale, exempting all appreciation from the Qualified Opportunity Fund from taxation. That means you can pay some tax after year 7 and get the remaining money out of your real estate tax-free after year 10.

For example: Year 1 – I sell a piece of real estate for $200. I originally paid $100. I keep my original $100 (unlike in a like-kind exchange), and I put my $100 gain into real estate in a Qualified Opportunity Zone through a Qualified Opportunity Fund within 180 days of sale. I defer taxes on the gain for now. Year 5 – I now have a 10% basis in my original $100. If I sell now, I owe capital gains tax on $90. Year 7 – I now have a 15% basis in my original $100. I owe capital gains tax on $85. December 31, 2026 – I owe the IRS capital gains tax on $85. Year 10 – I sell the real estate held by the Qualified Opportunity Fund for $300. I have already paid taxes to the IRS on $85 out of the original $100 after year 7. I now owe no tax at all on the remaining $200.

I want to take advantage of this. What do I do next? First, call your CPA, or contact me and I’ll put you in touch with one. There are certain requirements to establishing a Qualified Opportunity Fund. Also, because this is so new, make sure you get professional assistance. Second, start shopping. The US Treasury Department has an interactive mapping tool that will help you identify parcels within Qualified Opportunity Zones. I’ve included links to the mapping tool as well as an FAQ on the IRS’s website below. Feel free to contact me and I will be happy to email the links to you. Third, plan for the future. Do you or your clients have property that needs to be sold and reinvested through a like-kind exchange? Consider keeping the basis and reinvesting the gain into a Qualified Opportunity Fund. You’ll defer tax with a stepped-up basis, but you’ll get your money out tax-free after 10 years.

Here is a link to the IRS’s FAQ on the zones: https://www.irs.gov/newsroom/opportunityzones-frequently-asked-questions Here is a link to the US Treasury Department’s interactive mapping tool that’ll help you check Opportunity Zones on a parcel basis: https://www.cims.cdfifund.gov/preparation/?config=config_nmtc.xml


K I E FKEIRE FREDR. R D . 32.74 32.74

acres acres

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acres acres

acres acres neutz (future) neutz blvd.blvd. (future)

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SCOOP The following pages contain a calendar of Texas CRE events, networking photos, and deals/announcements. For more updates, log on to REDNews.com

REGISTER TODAY! WOMEN IN REAL ESTATE SUMMIT

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August MONDAY

TUESDAY

BOMA AUSTIN: bomaaustin.org/ BOMA SAN ANTONIO: bomasanantonio.org CBA: cbaaustin.org/ CCIM CENTRAL TEXAS: ccimtexas.com CREW AUSTIN: crewaustin.org CREW SAN ANTONIO: crew-sanantonio.org CTCAR: ctcaronline.com IREM AUSTIN: iremaustin.org IREM SAN ANTONIO: iremsanantonio.org

WEDNESDAY REC Austin - Policy Committee Meeting [12:00pm - 1:00pm]

REDNews Newsletter [4:00pm]

6

THURSDAY

FRIDAY 2

1

8

7

IREM Austin - Board & Committee Chair Meeting [11:30am - 1:00pm]

RECA reca.org RECSA: recsanantonio.com/ RETAIL LIVE: retaillive.com TABB AUSTIN: tabb.org/austin_chapter.php TABB SAN ANTONIO: tabb.org/san_ antonio_chapter.php ULI AUSTIN: austin.uli.org ULI SAN ANTONIO: sanantonio.uli.org

9

CTCAR - Property Information Exchange [7:30am - 9:00am]

3

BOMA Austin - Texas Board Meeting [8:00am 5:00pm]

10

ULI Austin - Coffee Chat [8:00am - 9:00am] IREM Austin - Learn @ Lunch [11:30am - 1:00pm]

REDNews Newsletter [4:00pm]

13

REDNews September Issue Deadline [5:00pm]

14

BOMA San Antonio Luncheon [11:30am 1:30am]

15

CBA Austin - Luncheon [11:30am - 1:00pm]

16

BOMA Austin - HVAC, Elevators & Roofs - Oh My! [8:30am - 10:30am]

CREW Austin Luncheon [11:30am 1:00pm]

17

REC Austin - Luncheon [11:00am - 1:00pm] TABB Austin - Luncheon [11:30am - 1:00pm]

REDNews Newsletter [4:00pm]

21

20

ULI Austin - Breakfast [7:30am - 9:00am]

22

TABB San Antonio Luncheon [11:30am - 1:00pm]

REC Austin - Offsite Regional Issues Committee Meeting [12:00pm - 1:30pm]

27

REDNews Newsletter [4:00pm]

32

AUGUST 2018

CCIM Central Texas Luncheon [11:30am - 1: 00pm] ULI Austin - 2018 Impact Awards Gala [5:30pm 9:30pm]

28

29

23

BOMA Austin - Board of Directors Meeting [8:00am - 9:30am]

24

IREM San Antonio - Board Meeeting [11:00am 12:30pm]

RETAIL LIVE Austin - 2018 Regional Networking Event [11:00am - 8:00pm]

30

31

CREW Austin - Hardhat & Heels @ Yeti Corporate Offices [11:30am - 1:00pm]

The events listed are confirmed at the time of printing. Please make sure to check with the event host for any changes. For the full listing of events, visit REDNews.com.


BOMA SAN ANTONIO

CENTRAL SOUTH TEXAS SOCIAL BOMA AUSTIN

L to R: Sally Flanagan, Carolyn Guerrero, Adrian Contreras, and Amanda Reed working

L to R: Kim Thomsen, Christine Pev

The Outstanding Buildings of the Year (TOBY) Banquet

Tour of Google Building on 2nd Street in Austin, Texas

OMA San Antonio boasted a large group of attendees at The Outstanding Buildings of the Year (TOBY) Banquet

BOMA San Antonio Vice President Betty Lagred far right participates in a session on Women in Commercial Real Estate

BOMA San Antonio Vice President Betty Lagred, far right participates in a session on Women in Commercial Real Estate Packed House at Tour of Google Building on 2nd Street in Austin, Texas


BOMA DALLAS: bomadallas.org BOMA FORT WORTH: bomafortworth.org CCIM NORTH TEXAS: ccimconnect.com/ccimnorthtexas CORENET NORTH TEXAS: northtexas.corenetglobal.org CREW DALLAS: crew-dallas.org CREW FORT WORTH: crewfw.org GFWAR: gfwar.org IREM DALLAS: irem-dallas.org IREM FORT WORTH: fortworthirem.org

NORTH TEXAS

August MONDAY

TUESDAY

WEDNESDAY CREW Fort Worth Luncheon [11:30am 1:00pm]

LADIES IN CRE: ladiesincre.com NAIOP: northtexasnaiop.com NTCAR: ntcar.org SCR: scr-fw.org TABB DALLAS/FORT WORTH: tabb.org/dallas_ ft_worth_chapter.php TREC DALLAS: recouncil.com REC GFW: recouncilgfw.com ULI NORTH TEXAS: northtexas.uli.org

THURSDAY

FRIDAY 2

3

9

10

16

17

1

IREM Dallas - Executive Council Meeting [12:00pm 1:30pm] TREC Dallas - ALC Open House [5:30pm - 7:30pm]

REDNews Newsletter [4:00pm]

6

BOMA Fort Worth Luncheon [11:00am 1:00pm]

8

7

BOMA Dallas - Immigration Law [11:30am - 1:30pm]

ULI North Texas - ULINT & NCTAPA UrbanPlan Event [8:30am - 4:00pm]

IREM Dallas - Interchange [3:30pm - 5:00pm]

REDNews Newsletter [4:00pm]

REDNews Newsletter [4:00pm]

13

REDNews September Issue Deadline [5:00pm]

14

21

20

BOMA Dallas RE Principal Member Event [7:30am - 9:30am]

CREW Fort Worth - Board & Brush Event [5:30pm 8:30pm]

BOMA Dallas - GALA Happy Hour [5:30pm 7:30pm]

SCR - Breakfast [7:30am - 9:00am]

15

22

IREM Fort Worth Clearfork Luncheon [11:30am - 1:00pm]

TABB Dallas Luncheon [11:30am - 1: 00pm]

23

BOMA Dallas - Sporting Clays [7:00am - 2:00pm]

24

BOMA Fort Worth Business Exchange [3:00pm - 6:30pm]

CCIM North Texas CI101 Financial Analysis [8:30am - 5:30pm]

27

BOMA Fort Worth - Board Meeting [12:00pm - 1:30pm]

28

NAIOP North Texas Co-working Luncheon [11:30am - 1:00pm]

ULI North Texas Networking Event at Tyler Stadium [5:00pm - 7:00pm]

REDNews Newsletter [4:00pm]

CCIM North Texas - Happy Hour [5:30pm - 7:00pm]

34

AUGUST 2018

CCIM North Texas CRE & Developer Expo [3:00pm - 7:00pm] NTCAR - 2018 CRE Expo [3:00pm - 7:00pm]

29

RETAIL LIVE Austin - 2018 Regional Networking Event [11:00am - 8:00pm]

30

31

BOMA Fort Worth Volunteer Day [4:00pm 8:00pm]

The events listed are confirmed at the time of printing. Please make sure to check with the event host for any changes. For the full listing of events, visit REDNews.com.


Pat Duffy, President Houston, Colliers International Jan Sparks, Executive Managing Dir/Structured Finance, Transwestern Sandra Paige, COO, Veritas Title Gary Maler, Director, Texas A&M Real Estate Center Brandi Smith, Real Estate Writer, REDNews Cheryl Gajeske, Principal, PGAL Lori Bryant, Managing Director Asset Services, CBRE Lynny Osenbaugh, MAI, CCIM, President, Osenbaugh & Associates Michelle Wogan, Executive Vice President Office Leasing, Transwestern Christie Amezquita, Partner, SHOP Companies

ULI NORTH TEXAS

NORTH TEXAS SOCIAL

MORE INFORMATION and REGISTRATION: www.resummits.com/wireHOUSTON

Leigh R Diane B Paula B Mauree Susan A Liz Troc Laura H Kennis Julie Yo Ka Cott Beth La Kathy P Kyla Sa Coni He Michele

Leigh Richter, Executive Vice President, Bradford Diane Butler, Principal, Butler Associates Paula Beasley, Partner, Farrow-Gillespie Heath Witter LLP Maureen Kelly Cooper, Executive Director, Cushman & Wakefield Susan Arledge, President Site Selection, esrp Liz Trocchio Smith, Founder & CEO, The Trocchio Advantage Laura Hoffmann, Attorney, Winstead Kennis Ketchum, President, Portfolio Development Julie Young, General Manager, Crescent Real Estate Equities, LLC Ka Cotter, Director, Blinksale Beth Lambert, Executive Managing Director, Cushman & Wakefield Kathy Permenter, Co-Managing Partner, Younger Partners Kyla Sadau, Superintendent, Scott & Reid General Contractors, Inc Coni Hennersdorf, Partner, CODA Consulting Group, LLC Michele Langenberg, Vice President Asset Management, TIER REIT

BOMA DALLAS

MORE www.

MORE INFORMATION and REGISTRATION: www.resummits.com/wireDALLAS Jeff Johnson | Real Estate Summits | 952-405-7780 | jeff.johnson@resummits.com

To Learn about how your company can sponsor this event contact:

L to R: Sarah Buckles, Chandra Hamric, Kim Hartz

Ginger Wheless | REDNews | (713) 661-6300 | Ginger@rednews.com

To Learn about how your company can sponsor this event contact:

Jeff Johnson | Real Estate Summits |SPEAKERS 952-405-7780 | jeff.johnson@resummits.com DALLAS WOMEN IN REAL ESTATE

Course #34806 TREC Provider #10163 TREC Instructor #4153

Ginger Wheless | REDNews | (713) 661-6300 | Ginger@rednews.com

Beth Lambert, Executive Managing Director, Cushman & Wakefield

Leigh Richter Executive Vice President, Bradford

Diane Butler, Principal, Butler Associates

Liz Trocchio Smith, Founder & CEO, The Trocchio Advantage

Julie Young, General Manager, Crescent Real Estate Equities, LLC

Paula Beasley, Partner, Farrow-Gillespie Heath Witter LLP

Kathy Permenter, Co-Managing Partner, Younger Partners

Maureen Kelly Cooper, Executive Director Capital Markets, Cushman & Wakefield

Kennis Ketchum, President, Portfolio Development

Laura Hoffmann, Attorney, Winstead

Susan Arledge, President Coni Hennersdorf, Site Selection, esrp Partner, CODA Consulting Group, LLC

MORE www.

Dallas

Dallas Speakers Include: Canopy Membership Event The Three Danes Inn in Fort Worth June 19th

Gary M Brandi Cheryl Lori Bry Lynny O Michell Christie

Ka Cotter, Director, Blinksdale

Kyla Sadau, Superintendent, Scott & Reid General Contractors, Inc

Michele Langenberg, Vice President Asset Management, TIER REIT

Course


ACRP: acrp.org BACREN: bacren.us BOMA HOUSTON: houstonboma.org CCIM HOUSTON: ccimhouston.org CETA: cetalliance.com CORENET HOUSTON: houston.corenetglobal.org C.R.E.A.M.: creamtx.com CREN: crengulfcoast.com CREW HOUSTON: crewhouston.org FBSCR: fbscr.com

SOUTHEAST TEXAS

August MONDAY

TUESDAY

WEDNESDAY CREW Houston - Luncheon [11:30am - 1:00pm]

REDNews Newsletter [4:00pm]

7

6

BOMA Houston Technology Takeover [8:00am - 10:00am]

THURSDAY

REDNews Newsletter [4:00pm]

REDNews Newsletter [4:00pm]

36

13

20

27

AUGUST 2018

REDNews September Issue Deadline [5:00pm]

14

8

3

9

10

IREM Houston - Golden Opportunity Happy Hour [4:30pm - 6:30pm]

15

BACREN - Luncheon [10:30am - 1:30pm] CORENET Houston Emerging Leaders Kirby Collection [4:30pm 6:30pm] BOMA Houston - Meet Us at Moxie’s [5:30pm - 7:30pm]

16

17

22

23

24

30

31

21

28

CCIM Gulf Coast Luncheon [11:30am 1:00pm]

2

O’Connor Houston Luncheon [11:30am - 1:00pm]

FBSCR - Monthly Meeting [8:00am - 9:00am]

ULI Houston Luncheon [11:30am 1:30pm] ACRP - Happy Hour [5:00pm - 8:00pm]

FRIDAY

1

CREAM - Luncheon [11:30am - 1:00pm]

REDNews Newsletter [4:00pm]

GREATER HOUSTON PARTNERSHIP: houston.org HAA HOUSTON: haaonline.org HRBC: houstonrealty.org HREC: houstonrealestatecouncil.org IREM HOUSTON: iremhouston.org NAIOP: naiophouston.org O'CONNOR & ASSOCIATES: poconnor.com SIOR: sior.com TABB HOUSTON: tabb.org/houston_chapter.php ULI HOUSTON: houston.uli.org

CREW Houston - Style Trends Show [6:00pm 8:00pm]

29

RETAIL Live Austin - 2018 Regional Networking Event [11:00am 8:00pm] TABB Houston - Chapter Meeting [11:30am - 1:00pm]

The events listed are confirmed at the time of printing. Please make sure to check with the event host for any changes. For the full listing of events, visit REDNews.com.


SOUTHEAST TEXAS

ULI HOUSTON AIRPORT OF THE FUTURE

SOCIAL

Hou

Houston Speakers Include:

Susan Hill, Senior Managing Director, HFF Elke Laughlin, President, Laughlin Consulting Group Edna Meyer-Nelson, President & CEO, The Richland Group Melanie Edmundson, Principal, Phase Engineering Pat Duffy, President Houston, Colliers International Jan Sparks, Executive Managing Dir/Structured Finance, Transwestern Sandra Paige, COO, Veritas Title Gary Maler, Director, Texas A&M Real Estate Center Brandi Smith, Real Estate Writer, REDNews Cheryl Gajeske, Principal, PGAL Lori Bryant, Managing Director Asset Services, CBRE Lynny Osenbaugh, MAI, CCIM, President, Osenbaugh & Associates Michelle Wogan, Executive Vice President Office Leasing, Transwestern Christie Amezquita, Partner, SHOP Companies

MORE INFORMATION and REGISTRATION: www.resummits.com/wireHOUSTON

Panelists, L to R: Daniel Gilbane, Mario Diaz, Andrew Right, Benjamin Richter

HOUSTON WOMEN IN REAL ESTATE SPEAKERS

Brandi Smith, Real Estate Writer, REDNews

Cheryl Gajeske, Principal, PGAL

Christie Amezquita, Partner, SHOP Companies

Leigh Richter, Executive Vice President, Bradford Diane Butler, Principal, Butler Associates Paula Beasley, Partner, Farrow-Gillespie Heath Witter LLP Maureen Kelly Cooper, Executive Director, Cushman & Wakefield Susan Arledge, President Site Selection, esrp Liz Trocchio Smith, Founder & CEO, The Trocchio Advantage Laura Hoffmann, Attorney, Winstead Kennis Ketchum, President, Portfolio Development Julie Young, General Manager, Crescent Real Estate Equities, LLC Ka Cotter, Director, Blinksale Beth Lambert, ExecutiveElke Managing Director, Cushman & WakefieldJan Sparks, Executive Edna Meyer-Nelson, Laughlin, President, President & CEO, Laughlin Consulting Managing Director, Kathy Permenter, Co-Managing Partner, YoungerGroup Partners The Richland Group Kyla Sadau, Superintendent, Scott & Reid General Contractors, IncStructured Finance, Transwestern Coni Hennersdorf, Partner, CODA Consulting Group, LLC Michele Langenberg, Vice President Asset Management, TIER REIT

MORE INFORMATION To Learn about how and yourREGISTRATION: company can sponsor this event contact: Jeff Johnson | Real Estate Summits | 952-405-7780 | jeff.johnson@resummits.com www.resummits.com/wireDALLAS Ginger Wheless | REDNews | (713) 661-6300 | Ginger@rednews.com Jeff Johnson | Real Estate Summits | 952-405-7780 | jeff.johnson@resummits.com Ginger Wheless | REDNews | (713) 661-6300 | Ginger@rednews.com Lori Bryant, Managing Director Asset Services, CBRE

Lynny Osenbaugh, MAI, CCIM, President, Osenbaugh & Associates

Melanie Edmundson, Principal, Phase Engineering

Course #34806 TREC Provider #10163 TREC Instructor #4153

Michelle Wogan, Executive Vice President Office Leasing, Transwestern

Sandra Paige, COO, Veritas Title

MOR www

Dall

Dallas Speakers Include:

To Learn about how your company can sponsor this event contact:

Susa Elke Edna Mela Pat D Jan S Sand Gary Bran Cher Lori Lynn Mich Chris

Susan Hill, Senior Managing Director, HFF

Leigh Dian Paul Mau Susa Liz T Laur Kenn Julie Ka C Beth Kath Kyla Coni Mich

MOR www

Cour


CENTRAL SOUTH TEXAS bulletin

AUSTIN, TX PLANNING COMMISSION REMOVAL Attorney General Ken Paxton has approval from a Travis County district judge to pursue removal of 8 of the 13 members of Austin’s Planning Commission who have direct & indirect ties with the real estate industry which is a violation of a 1994 charter amendment.

Joe DeCola has joined NAI Partners to lead their retail services division in Austin & San Antonio.

AUSTIN, TX CAPITOL COMPLEX DEVELOPMENT Initial construction on the first phase of the Capital Complex Master Plan for a total of six construction packages over four years has been approved. The first phase will be a $581 million development which will add 1 million sf of office space in two buildings to consolidate state agency office space including the Texas Lottery Commission which will vacate its Sixth Street location. A 14 story office building will be located across from the Bob Bullock History Museum on Congress & a 12-story building will be located west of the LBJ office building located on E. 17th Street. MEDICAL SCHOOL SUB-LEASE Travis County Commissioner & the board manager at public health organization Central Health have approved leasing two blocks of the six-block, 14.3 acre site of the old Brackenridge Hospital to the 2033 Fund who will then sub-lease the block to Dell Medical School for 99 years. Central Health owns the property located at Red River & 15th streets. MIXED-USE DEVELOPMENT SEEKING PARTNERS New York-based McCourt Global is reportedly seeking new partners for its proposed $1 billion Waller Park Place mixed-use development located at Red Rive & East Cesar Chavez streets. The project is projected to have more than 3 million sf of residential, office & retail space upon completion. MULTI-FAMILY SALE A subsidiary of San Antoniobased Casey Development Ltd sold the 246-unit Tacara Steiner Ranch project located at 4306 N. Quinlan Park Road for $47.9 million to TH Real Estate, an affiliate of Nuveen Global Cities REIT. Scott LaMontagne, Michael Gonzalez & Michael Furrow with JLL represented the seller. OFFICE LEASE The U.S. Army Futures Command’s main hub will be relocated to 210 West Seventh Street. The division is a 500-person operation that manages the development of weapons & transportation systems & is the largest relocation of the Army’s headquarters in 45 years. Some of the operation will be located in incubator hubs rather than the downtown Austin location.

38

AUGUST 2018

OFFICE LEASE Stonepeak Infrastructure Partners, a private equity firm led by former Blackstone Group executives, leased 8,000 sf in the Third+Shoal building located 601 W.3rd Street. The company is relocating their offices from New York to Austin. The building is currently under construction.

PFLUGERVILLE, TX

OFFICE REDEVELOPMENT TO MIXED-USE Brandywine Realty Trust has received approval for the redevelopment of the Broadmoor, a seven office building complex at 11501 Burnet Road. They plan to transform the 66 acre project into a mixed-use development of which IBM is currently the primary office tenant.

MIXED-USE TOWER CANCELLED Austin-based Teeple Partners has cancelled plans to build an $83 million residential/retail project called Kallison Square at the southwest corner of Flores & Dolorosa streets. The project was planned to include 305 upscale apartments & 45,000 sf retail space & included incentives through the city’s Center City Houston Incentive Policy (CCHIP). The developer has a 99 year lease on the property & reportedly plans to explore other residential development options for the site.

RETAIL SALE A Texas LLC sold the 3,720 sf, twotenant Domino’s Retail Strip center on Mesa Drive to a Texas investor. James Anderson with STRIVE handled the transaction.

FREDERICKSBURG, TX SENIOR LIVING DEVELOPMENT Dallas-based developer Bridgeview Realty Capital LLC is building a $21 million senior living community at 702 W. Windcrest Street. The project is scheduled to open November 2018.

GEORGETOWN, TX RESIDENTIAL EXPANSION Hillwood Development Company LLC purchased 366 acres to expand its $1.1 billion Wolf Ranch by 800 homes. The master-planned community development is located close to I35 & Hwy 29 and now includes 1,120 acres.

JONESTOWN, TX OFFICE LEASE Heritage Construction leased 3,564 sf at Richmond Oil Office Park located at 19621 FM 1431. Andrew Perkel with Retail Solutions represented the tenant & Andrew Creixell of CSA Management represented the landlord.

MANOR, TX INDUSTRIAL LEASE Elliott Electric Supply leased 144,113 sf at 12555 Harris Branch Parkway for a new regional distribution center. The company will keep 20,000 sf at 10605 Delta Drive in Austin for a countersales operation. Joe Brockman with Cushman & Wakefield represented the tenant & Darryl Dadon with CBRE & Ace Schlameus, formerly with CBRE, represented the landlord.

RETAIL LEASE Comerica Bank leased 2,781 sf at Pflugerville Station located at 1713 FM 685. Andrew Perkel & Robby Eaves with Retail Solutions represented the landlord & Bryan McMurray with CBRE represented the tenant.

SAN ANTONIO, TX

OFFICE SALE Braun Enterprises purchased the Century Building, a four-story, 187,000 sf building located at 84 NE Loop 410 near the US 281 intersection. The company plans to renovate the building & build-out 25,000 sf in collaborative space. RESIDENTIAL RE-DEVELOPMENT Dallas-based developer TVPA Partners is redeveloping the residential project that went into default located at 18495 Highway 16 South. The Tundra Village project is now called Palo Alto Villas & will include 36 four-plexes. The units will initially be rented & then sold to investors. VACANT LAND SALE Round Rock-based microbrewery & movie theater chain, Flix Entertainment, purchased 5.9 acres on Loop 1604, just south of the Walmart Supercenter on Potranco Road from a partnership affiliated with Blackburn Properties.

SAN MARCOS, TX RETAIL SALE Robb Lane, Ltd sold the 73,756 sf San Marcos Plazas located at 900 Bugg Lane to NAI Investment Fund. Cathy Nabours, Walter Saad & Drew Fuller with HFF represented the seller.

TEMPLE, TX RETAIL LEASE

Accent Care leased 3,551 sf at Aubrey’s Crossing located at 3809 S. General Bruce Drive. Phil Morris with Retail Solutions represented the landlord & Travis Sawvell with JLL represented the tenant.


ADDISON, TX INDUSTRIAL LEASE Irving-based, Paisa Holds purchased a 24,190 sf semiconductor manufacturing building located at 15050 Beltwood Parkway. David Dunn & Courtney Dunn with SVN/Dunn Commercial handled the auction sale. INDUSTRIAL SALE StoneDome Real Estate LLC purchased a 40,782 sf industrial building located at 4500 Westgrove Drive from Key Development. Nathan Denton of Lee & Associates brokered the sale.

ALLEN, TX INDUSTRIAL LEASE Unitex International Inc leased 32,656 sf of space at 2000 Exchange Drive. Corby Hodgkiss with Mercer Company handled the lease along with Greg Cannon with Colliers International.

ARLINGTON, TX INDUSTRIAL SALE Unitex International Inc, a linens & textiles company, leased 32,656 sf at 2000 Exchange Drive. Corby Hodgkiss with Mercer Company represented the tenant & Greg Cannon with Colliers International represented the landlord. RETAIL SALE Diamond & Diamond Insulation Inc purchased a 21,127 sf retail building at 1718 E. Abram Street. Troy Morgan of Structure Commercial handled the transaction.

ARLINGTON/ DENTON, TX RETAIL DEVELOPMENT Duluth Trading Company has opened a store on land purchased at 3651 I35 N & US Highway 380 in Denton & is building a store in Arlington located at 620 East IH-20 which is scheduled to open this summer. Clay Mote & Charlotte Cooper with Venture Commercial represented the buyer on both transactions. Matt Fetter with Baum Realty & Stacy Standridge & Thomas Crowel with Standridge Company represented the Denton seller. Matt Montague with JLL & Matt Fetter with Baum Realty represented the seller for the Arlington property.

CARROLLTON, TX INDUSTRIAL SALE

Natural Stone Design purchased an 11,536 sf building at 2400 Tarpley Road from RPDC LLC. Reed Parker with Lee & Associates handled the transaction with TIG Real Estate Services.

CELINA, TX MIXED-USE DEVELOPMENT Centurion American Development Group is planning to build 440 homes in the 95acre Chalk Hill development located at the southeast corner of Preston Road & Collin CR 102. The first home sites are expected to be delivered within 12 months. The development will also include apartments as well as commercial construction.

DALLAS, TX

HIGH-RISE DEVELOPMENT Atelier, a partnership between ZOM Living, Daiwa House Texas & Itochu Corp., is building a 41 story, 364-unit residential development with retail space on the ground level in the Dallas Arts District. INDUSTRIAL LEASE Fusion Labs leased 14,000 sf at Midtown located at 5680 Peterson Lane. Grant Pruitt with Whitebox Real Estate negotiated the lease. OFFICE SALE Caddo Holdings purchased the 170,000 sf Lakewood Tower located at 6301 Gaston from an affiliate of Houston-based Highland Resources. John Alvadado, Gary Carr, Robert Hill, Eric Mackey, Evan Stone & Jared Chua with CBRE negotiated the sale. RETAIL SALE Corinth Properties sold the 43,000 sf Glen Oaks Crossing center located at I35E & Ledbetter to a Dallas investor. Jason Vitornio with STRIVE represented the seller. RETAIL SALE Greenway-2051 NWH LP purchased a 39,000 sf center at 2051 W. Northwest Highway. Troy Morgan of Structure Commercial brokered the sale.

FARMERS BRANCH, TX FLEX PROPERTY SALE LCG Spring Valley LLC purchased the 61,139 sf Spring Valley Tech Center located at 4200-4288 Spring Valley Road from 669 Fairway LLC. Steve Rowland & Timothy Veler with Transwestern represented the buyer & Hal Pollard represented the seller. INDUSTRIAL SALE Gamma Capital Investments LLC purchased an 18,850 sf building at 13730 Gamma Road. Cole Horowitz of NAI Robert Lynn handled the transaction.

FORT WORTH, TX INDUSTRIAL LEASE

366 Processing Services leased 12,000 sf at Riverbend Business Park located at 2501 Gravel Bend Drive. Clay Balch with Holt Lunsford represented the tenant. RETAIL SALE Beaumont-based investment firm, Albanese Cormier Holdings, purchased the 105,605 sf Renaissance Square located at 2700 Renaissance Drive from Midlandbased Moriah Real Estate Company. Eric Whol & Andrew Cunningham with Hanley Investment Group represented the buyer & Jeffrey Jackson with CBRE’s Houston office represented the seller.

FRISCO, TX MIXED-USE DEVELOPMENT Lesso America, a subsidiary of China Lesso Group Holdings Ltd, is planning a 77-acre mixed used development off the Dallas North Tollway at US 360. The development will includes residential, retail, hotel & office projects. OFFICE SALE Innovatus Capital Partners purchased the 163,923 sf Frisco Bridges Place office building located at 2600 Dallas Parkway from Heady Investments.

GARLAND, TX INDUSTRIAL LEASE Metroplex Sheet Metal Inc leased 23,500 sf at 32939 Forest Lane. Tucker Cason & Jeremy Mercer of Mercer Company handled the transaction.

NORTH TEXAS

bulletin

VEHICLE ASSEMBLY FACILITY SALE Fort Worth property investor, Fort Capital, purchased the 600,000+ sf former Navistar International truck manufacturing center & warehouse located at 4040 Forest Lane. The company plans to buy 2 million sf of real estate by 2019.

HUTCHINS, TX

Rendering Courtesy http://3plcentral.com

INDUSTRIAL LEASE VMInnovations, an online retailer, leased 416,891 sf at Core5 Logistics Center at Wintergreen, located at I45 & Wintergreen Road. Mark Collins & Adam Campbell of Cushman & Wakefield represented the tenant & Matt Elliot of NAI Robert Lynn represented the landlord.

IRVING, TX INDUSTRIAL SALE BD Land Company sold a 101,500 sf building at 1800 Hurd Drive to JED Industrial. Nathan Denton & Stephen Williamson with Lee & Associates represented the seller & Trace Elrod with Jackson Cooksey represented the buyer.

LONGVIEW, TX WAREHOUSE SALE Sadler’s Smokehouse purchased a 64,528 sf building at 115 Kodak Blvd to support its primary operation in Henderson of producing pit-smoked meats. Frank Chaney & Kim Stewart of Coldwell Banker Commercial Lenhard handled the transaction.

DFW REGION, TX MULTI-FAMILY SALES Exponential Property Group purchased six DFW apartments including Cedar Point in Arlington, Emerald Hills, Normandale, Marine Creek & the Woodlands in Fort Worth, Pecan Knoll & Boradway in Garland & Quail Ridge in Grand Prairie. NorthMarq Capital’s Dallas office & HFF financed the transaction.

MESQUITE, TX VACANT LAND SALE T&T Realty Corporation purchased 16.49 acres at 2749 I30 Gus Thomasson Road from YA Live Oak Landholdings LLC. Thomas Clarke with Transwestern handled the transaction.

RICHARDSON, TX

Theron Bryant, Casey Tounget & Brent Landfried have joined Transwestern’s Fort Worth office.

INDUSTRIAL LEASE Able Direct Wholesale Door LLC leased 20,228 sf at 970 Security Row in Richardson. Chandler Mason with Mercer Company negotiated the lease along with David Peterson of NAI Robert Lynn.

SOUTHLAKE, TX BUSINESS PARK SALE TS Partners & Meridian Capital Group purchased the 129,000 sf Cedar Ridge Office Park located at 850 & 950 E. State Highway. Allan Liberman, Steve Adler & Simcha Schick with Meridian Capital arranged the $12.25 million loan.

Steve Wolff has joined Westmount Realty Capital as senior director – industrial acquisitions.

AUGUST 2018

39


SOUTHEAST TEXAS bulletin Maria Flores has joined The J. Beard Property Management Company as director of property management.

Diana Bridger has joined Colvill Office Properties as director of leasing.

Bryant Lach has joined JLL as a vice president office tenant services.

Randy Nerren has joined NAI Partners as senior vice president of their office leasing group.

Micheal Palmer has joined CBRE as senior vice president of industrial.

Andrew Peeples has been named CEO & president of Phoenix Construction.

Friedman Real Estate has opened a Houston office led by Mark Zeidman.

NKF has acquired tenant representation firm, Jackson Cooksey. Jim Cooksey will become vice chairman & president of tenant representation in Texas.

Chad Braun, Kerr Taylor & Tenel Tayar have launched real estate investment firm, Fifth Corner & have hired Tim Ng & Brad Blazer. Tim Ng

Brad Blazer

BAYTOWN, TX SELF-STORAGE SALE NY-based Merrit Hill Capital purchased the 782-unit self storage facility located at 120 S. Alexander Drive from Weiss Realty Group. Steve Mellon & Brian Somoza with JLL negotiated the sale.

BROOKSHIRE, TX INDUSTRIAL SALE QC Land Development sold a 92,000 sf building located at 34218 Sunset Lane to an undisclosed buyer. Preston Yaggi, Patrick Wolford & Reed Parker with Lee & Associates represented the seller.

CONROE, TX INDUSTRIAL OPENING Galdisa USA has opened their 47,000 sf facility in Conroe Park North located at 3455 Pollok Drive.

DEER PARK, TX DISTRIBUTION CENTER DEVELOPMENT Crow Holdings has started construction on a 349,000 sf distribution facility located at 2851 E. Pasadena Blvd. Jon Lindenberger, Walter Menuet & Paul Dominique with Collier will lease the property.

FRIENDSWOOD, TX OFFICE/RETAIL DEVELOPMENT An affiliate of Tannos Construction & Development, Tannos Land Holdings III, is building a 63,000 sf office/retail/ restaurant building in Friendswood. Completion is projected by early 2019.

HOUSTON, TX HIGH-RISE RESIDENTIAL DEVELOPMENT Hines has broken ground on the Residences at La Colombe d’Or, a 34-story luxury apartment development located adjacent to the La Colombe d’Or hotel located at 3410 Montrose Blvd. Opening is scheduled for first quarter 2020. HISTORIC BUILDING SALE An affiliate of a real estate investment trust has sold the former Spaghetti Warehouse located at 901 Commerce to 901 Commerce LLC. Donna Kolius, Pierce Owens, Kaylie Walker with JLL & Michael Hassler & Todd Casper with CBRE represented the seller. INDUSTRIAL DEVELOPMENT United Equities purchased 12 acres in Satsuma Station Industrial Park located in the US290/SH 6 area for the development of 83,500 sf & 90,000 sf of industrial space.

40

AUGUST 2018

INDUSTRIAL LEASE Freeway Logistics leased 32,000 sf at 5910 West by Northwest Blvd. Travis Secor & Ryan Fuselier with JLL represented the tenant & John Kruse with Holt Lunsford represented the landlord. INDUSTRIAL LEASE Frameworks Manufacturing leased 65,000 sf at 1910 Cypress Station in the Interstate Commerce Center. Matteson Hamilton & Jeremy Lumbreras with Stream represented the landlord, Copeland Commercial & Hillwood Investment Properties. Ryan Fassett with Moody Rambin represented the tenant. INDUSTRIAL SALE Investment & Development Ventures, LLC sold a 30,000 sf building located at 11150 Equity Drive to GBP Properties, a Monterrey, Mexico-based investment firm. Tom Lynch & Mark Redlingshafer with CBRE represented the seller INDUSTRIAL SALE TRECAP Sam Houston Parkway Partners, led by Tim Phillips, purchased Transcore Plaza, a 56,000 sf building at 2701-2801 West Sam Houston Parkway North. Jason Tangen with Colliers represented the buyer & Payton Indermuehle with Keen Realty Advisors represented the seller. OFFICE CAMPUS SALE The former Halliburton office campus located at 10200 Bellaire Blvd has been sold to a local private investment group. The 48 acre campus includes 568,000 sf of office space, a 17,500 sf fitness facility, day care center, central plant & a parking garage. Rudy Hubbard, Kevin McConn Rick Goings & Dan Bellow with JLL worked with OK-based Williams & Williams on the sale. OFFICE LEASE Aerotek, a recruiting & staffing agency has leased 11,000 sf at 10713 West Sam Houston Parkway North & 11,000 sf at 575 North Dairy Ashford Road. Brad Fricks & Ryan Bishop with Stream represented the landlord at West Sam Houston Parkway & Steve Rocher represented the landlord at 575 N. Dairy Ashford. Ryan Young with Lee & Associates represented the tenant in both leases. OFFICE SALE Houston-based Cameron Management & NY-based Silverpeak Real Estate Partners sold the 375,440 sf 1001 McKinney building to a partnership between Houston-based TRC Capital Partners LLC (formerly The Redstone Cos.). Dan Miller, Marty Hogan & Johnny Kight with HFF represented the seller.

RETAIL SALE Wirt Longpoint, LP sold the 75,660 sf center located at 7600 Longpoint to an undisclosed buyer. Josh Jacobs & Bill Pyle with EDGE Capital Markets represented the seller. VACANT LAND SALE Benchmark Acquisitions, , LLC purchased 26.69 acres from Larry G. Wilkins at 8100 Feland. Conrad Bernard & David Munson with Boyd Commercial represented the seller.

KATY/WEBSTER, TX RETAIL SHOWROOM/STORAGE DEVELOPMENT Englewood, CO-based American Furniture Warehouse purchased 29 acres AT I10 & Pin Oak Road in Katy & 23 acres on I45 near the NASA Bypass for the construction of a furniture showroom & a storage building. The company will build a 498,700 sf store with a 150,000 sf showroom in Katy & the Webster property will include 355,000 sf with a 147,000 sf showroom & a 208,000 sf storage area. Vincent Giammalva with Giammalva Properties presented Katy Village Investments LP in the Katy sale & Ben Brown with Baker Katz represented the buyer in both transactions.

MAGNOLIA, TX MID-RISE/RETAIL DEVELOPMENT Magnolia City Council has approved a four-story, 24,000 sf mid-rise with 24,000 sf of retail to be built on Commerce Street in downtown Magnolia. PHP-314 Equities Pauline Thude-Speckman is the developer for the 2-acre project. OFFICE WAREHOUSE SALE Continuum Investments sold a 14,000 sf, three-building office warehouse property to G. Ramirez located at 31719 FM 2978. Ryan Hutson with The J. Beard Company represented the seller & Vicky Kuczbel-Rogers represented the buyer who will occupy the property.

MISSOURI CITY, TX RETAIL SALE An undisclosed buyer purchased the 61,000 sf center located at 1751 Texas Parkway. Danny Nguyen with DN Commercial represented the buyer & Eugene Wang with Agate Properties represented the seller.

SPRING, TX OFFICE/RETAIL DEVELOPMENT Patrinely Group, USAA Real Estate Company & CDC Houston have started construction on a 122,700 sf office building with 26,900 sf of retail space located at 1700 City Plaza Drive.


classifieds & index

ADVERTISER INDEX AA Realty Company 19

Hankamer Commercial Brokers, LLC 12

Berkadia 2, 3

Koontz Corporation 22

Caldwell Cos. 13

La Marque Economic Development Corp. 9

Capital Retail Properties 1-SE Texas, 17

National Environmental Services, LLC 43

City Bank 44

New Era Partners 5, 15

City of McAllen 1- C/So Texas, 14

Oldham Goodwin Group 25

City of McKinney 1-North Texas, 23

Phase Engineering 30

City of Seabrook 11

Real Estate Summits 7

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ReMax Southwest 25

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Equity Secured Investments 15

RetailLive! 28

Evtex Companies 22

Rubicon Realty 21

First Warranty Realty 15

Showalter Law Firm 12

Greenberg & Co. 12

Stream Realty Partners 27

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ray’s buzz BY RAY HANKAMER rhankamer@gmail.com

CCIM LUNCHEON - SPEAKER - Stephen Reiter, Jones | Carter Engineers Management Issues Following Harvey Takeaway: Mathematical calculations using more pinpointed data, plus on-the-ground observation following Hurricane Harvey, have resulted in modifications to tighten requirements affecting construction in the 100- and 500 year floodplains.

STEPHEN REITER

• F loodplain management takes into account environmental impact, health & safety, and economics

• East and west Harris County do not get the same amount of rainfall

• S cience, research, technology, and engineering are combined to define the problems and their solutions

• Houston’s floodplain building requirements will now extend into the Extra Territorial Jurisdiction (ETJ) of the city, even if this goes into neighboring counties

•M  ore detailed topographical information is now available, plus the more powerful computers on which to process it

• 100 year floodplain regs will now be extended to the 500 year plain, thus extending the rules into 13% more area

• T he National Flood Insurance Program evaluates risk and insures to it-all is predicated and influenced by politics + math + statistics

• Building slabs will now have to be two feet higher rather than one foot

•M  ore numerous and more accurate rainfall collection gauges help give more accuracy in defining flood-prone areas

• Sites with impervious cover that were exempted before for various reasons will not be in the future, and sub-surface retention basins will need to be built

•N  ew data will dictate new development rules and new rules for city storm drain and other flood control infrastructure sizes

• Harris County has also gone from 100- to 500-year floodplains in its regs, following the City of Houston

Ray interviews Leven Rambin Note: Two months back, Ray’s Buzz interviewed Howard Rambin, who mentioned how he had helped his daughter, Leven, get her start acting by hiring professional show business agents/managers from the very start, and by validating her as a person and young professional. Here is my conversation with her: Ray: Leven, we heard a couple of months back from your dad about his career. Now let us hear a little bit about yours! How did you get started in acting? Leven: I started acting in plays at St. Francis Episcopal and my mom and dad were smart enough to enlist the guidance and help of a local acting teacher, Elyse Lester. My dad always encouraged me to work hard. Watching him run Moody Rambin with diligence and passion and relentlessness instilled in me a work ethic and boldness and inspired me to make him and myself proud.

My mom selflessly joined me in NYC in 2014 and I began my first acting job on All My Children. We were both nervous to be living in Manhattan, as we had been Texas girls our entire lives, but living in Houston sort of prepared me for big city life there and I took to it fairly quickly.

which has been a huge asset to me as I grow as an artist. He motivated me to attend drama school for two years in 2014, which undoubtedly changed the course of my career forever.

Ray: How did you decide which direction to take as a very young actress, and how did you manage your money?

Leven: After All My Children and living in NYC for four years, I moved to LA and began working in film and television such as Grey’s Anatomy, The Hunger Games, Chasing Mavericks, Percy Jackson II:Sea of Monsters, The Path and True Detective. My new series, Gone, where I play the lead, Kit Lannigan, will premiere on WGN America in January 2019 and my new film, The Dirt, will be on Netflix sometime next year. Tatterdemalion, directed by Ramaa Mosley and winner of Best Feature at Kansas City Film Festival where I have the lead role comes out in September!

Leven: My dad always advised me on career decision and handling my money for which I am SO grateful. He has a brilliant business mind and I am so lucky to have him on my team in my career and my life. He taught me to be grateful in times of being very busy and I have found that I am able to work on multiple projects concurrently because I don’t get easily overwhelmed. He taught me to not stop until I am proud,

Ray: What are some of the TV shows and movies you have been in?

LEVEN RAMBIN


CERTIFIED & QUALIFIED National Environmental Services, based in Houston, Texas and Gabriel Environmental Group, based in San Bernardino, California, are sister environmental consulting companies, established in 1995, that conduct a full range of reliable and cost-effective environmental assessment and corrective services, with competitive pricing and convenient turnaround.

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National Environmental Services, LLC 5773 Woodway Drive, Suite 96 Houston, Texas 77057 Tel: 281.888.5266 Toll Free: 833-4Phase1 hgabriel@nationalenv.com www.nationalenv.com

Gabriel Environmental Group 700 East Redlands Blvd, Suite U618 Redlands, California 92373 Tel: 951.545.0250 Toll Free: 833-4Phase1 hgabriel@gabrielenv.com www.gabrielenv.com

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REDNews August 2018 - Central Texas  
REDNews August 2018 - Central Texas