04/22/08

Lecture:

1. Final exam review
   
   1. Pay attention to terms at the end of the chapt.
      
   2. Chapt 10, inception of an idea
      
      1. Back of the envelope pro-forma
         
      2. One question in reference to a specifice project
         
   3. Chapt 11
      
      1. Environmental scanning
         
      2. Focus groups
         
      3. NGT
         
      4. Delphi
         
      5. Market research
         
         1. Micro trends
            
         2. Swat analysis
            
         3. Due diligence
            
         4. Absorption rates
            
      6. Refinement of the idea
         
      7. Sectors, liens, GIS, ETJ, Actual theory
         
   4. Chapt. 13
      
      1. Roles of the public sector
         
      2. Different options of the public sector to guide development
         
      3. Abbreviations
         
         1. PUD
            
   5. Chapt 14
      
      1. Meshing public and private roles
         
      2. RFP
         
      3. RFQ
         
      4. UDAG
         
      5. Municipal bonds
         
   6. Chapt. 15
      
      1. Affordable housing
         
      2. CDVG
         
      3. FHA
         
      4. FIRREA
         
      5. Freddie mac
         
      6. Ginnie mae
         
   7. Chapt. 16
      
      1. Planning analysis
         
      2. Take out loans
         
      3. Venture capital
         
      4. Feasibility analysis
         
      5. Enterprise concept
         
   8. Chapt 17
      
      1. Collecting validating information
         
      2. Bottom up approach
         
      3. Top down approach
         
      4. Forecasts
         
      5. Consensus forecasts
         
   9. Chapt. 18
      
      1. Don't worry about first part of chapt.
         
      2. Second part
         
         1. Data sets
            
         2. Prominent players
            
         3. Kinds of services offered
            
   10. Chapt. 19
       
       1. Mezzanine financing
          
       2. Critical path
          
       3. Ecosystems
          
       4. Study glossary terms
          
   11. Chapt. 20
       
       1. Construction managers
          
       2. Draw request
          
       3. GC
          
       4. Lien waivers
          
       5. Mechanical liens
          
   12. Chapt. 21
       
       1. Enterprise concept
          
       2. Portfolio management
          
   13. Chapt. 22
       
       1. Marketing and sales
          
       2. Swat
          
       3. Target market
          
       4. Promotions positioning and marketing
          

           
           

        
        

    
    

    
    

Notes:

 
 

 
 

04/22/08

Lecture:

1. Construction, completion and formal opening
   
   1. Construction
      
      1. Coordination
         
      2. Collaboration
         
      3. Supervision - on-site management
         
   2. Project manager
      
      1. An architect
         
      2. In-house construction professional
         
      3. In-house engineer
         
      4. A person experienced in the type of project
         
   3. Marketing manager
      
      1. Marketing - on going activity
         
      2. Feedback to the development team
         
   4. Financial officer
      
      1. Manages the project budget
         
      2. Pays the bills
         
      3. Ensure compliance with plan's economic performance
         
      4. Liason with construction and permanent lender
         
   5. Property manager
      
      1. Long-term manageability
         
      2. Design issues
         
      3. Tenant concerns - service levels
         
      4. Record keeping procedures
         
      5. Warranties
         
   6. Building the structure
      
      1. Developer
         
      2. Architect
         
      3. Contractor
         
      4. Subcontractors
         
      5. Inspectors
         
   7. Drawing down the construction loan
      
      1. 5 to 10% retention
         
      2. Subcontractors submit invoices for work completed (1 week to 1 month)
         
      3. Contractor compiles and reviews and sends to the developer
         
      4. Architect or project manager verifies
         
      5. Invoice sent to financial officer who compiles added costs and submits to the construction lender
         
   8. Construction loan risk control
      
      1. Funds dispersed through title companies
         
      2. Subcontractors exchange lien waivers for draw checks
         
      3. Mechanic liens
         
         1. Subcontractor can take property and sell if they are not paid.
            
   9. Building out tenant space
      
      1. Leasing reserve
         
      2. Floor and ceiling loan amounts
         
   10. Completion and formal opening
       
       1. Training the operations staff
          
       2. Connecting the utilities
          
       3. Beginning on site operations
          
       4. Final marketing
          
       5. Grand opening
          
       6. Tenants move in
          
       7. Transition in financing - construction to permanent loan
          
   11. Risk control
       
       1. Retainage and performance bonds
          
       2. Union relations
          
          1. San antonio is non-union
             
       3. Architectural supervision and project management
          
       4. Insurance coverage
          
       5. PERT and CPM
          
       6. Net leases, expense stops, escalations
          
   12. Definitions
       
       1. Property management - day to day operation of the asset
          
       2. Asset management - several different properties with different managers
          
   13. The enterprise concept
       
       1. Real estate as a living breathing business
          
       2. Need to redefine and defend market position
          
       3. Market is ongoing
          
       4. Seek new niches in the marketplace
          
   14. Graaskamp's real estate feasibility process
       
       1. What is the it that we are doing?
          
       2. For whom are we doing it?
          
       3. To whom are we doing it?
          
       4. Will it fly?
          
   15. The real estate management triad
       
       1. Property manager
          
       2. Asset manager
          
       3. Portfolio manager
          
   16. Property manager
       
       1. Tenant relations and retention
          
       2. Rent collection
          
       3. Control of operating expense
          
          1. PM can raise the rent
             
          2. Replace systems with more efficient systems (HVAC)
             
       4. Financial reporting and record keeping
          
       5. Maintenance of property
          
       6. Planning capital expenditures
          
          1. Improvements to grounds common areas
             
       7. Crisis management
          
   17. Asset manager
       
       1. Develops property strategic plan
          
       2. Hold/sale analysis
          
          1. Review of when to sell or keep the property using the return on equity equation or condition of the property
             
       3. Reviews opportunities
          
       4. Monitors property performance
          
       5. Manages and evaluates the property manager
          
       6. Assists in tenant relations
          
   18. Portfolio manager
       
       1. Communicates with investors and sets portfolio goals and investment criteria
          
       2. Defines and implements portfolio investment strategy
          
       3. Oversees acquisitions, dispositions
          
       4. Accountable for portfolio performance
          
       5. Client reporting and cash management
          
   19. From property development to property management
       
       1. Development period - 1 year +
          
       2. Stabilization - project physically complete and has obtained fair share of market
          
       3. Developers profit - difference between the developers total cost and market value of the property at the end of the development period
          
   20. Handing off to asset management
       
       1. Transfer package
          
       2. Description of the status of the project at transfer
          
       3. Comparative analysis of actuaal results versus pro forma
          
       4. Value of the project
          
       5. Calculate profit
          
   21. Property strategic planning process
       
       1. Property life cycle
          
   22. Define and analyzie property problems and opportunities
       
       1. Review major decision points
          
          1. Hold or sell
             
          2. Rehabilitate
             
          3. Change the use of the building
             
          4. Change the tenant mix
             
       2. Implement the plan
          
   23. The americans with disabilities act 1990
       
       1. Provide persons with disabilities with access equal to, or similar to, that available to the general public
          
   24. The americans with disabilities act july 26, 1990
       
       1. Provide clear and comprehensive national mandate to end discrimination against individuals with disabilities
          
   25. Marketing and sales
       
   26. Marketing plan and budget
       
       1. Marketing plan
          
       2. Develop a list of specific activities and assign costs
          
       3. Total and refine
          
       4. 2nd method
          
       5. How much
          
          1. 6 -7% generally
             
   27. Targeted advertising
       
       1. Where are potential prospects located?
          
   28. Public relations
       
   29. Merchandising the product
       

        
        

    
    

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4/10/08

Lecture:

1. Exam (april 24) chapts. 10 - 23
   
2. The feasibility study
   
   1. Content
      
      1. Executive summary
         
      2. Market study
         
      3. Preliminary drawings
         
      4. Cost estimates
         
      5. Terms and sources of financing
         
      6. Time line
         
      7. Government considerations
         
      8. Estimate of value
         
   2. 38% operating expense cost
      
   3. 20% return on equity (80% loan)
      
   4. Rule R-41C
      
      1. Appraisal policies and practices of insured institutions and service corporations
         
      2. Lenders are required to formally estimate projects highest and best use
         
   5. Critical analytic elements
      
      1. Idea and target market - enumeration of the target market (numbers, tastes, etc.)
         
      2. Analysis of competition
         
      3. Discounted cash flow model
         
      4. Sensitivity analysis
         
      5. Review of risks (risk control techniques)
         
      6. Confirmation that the project is feasible for each participant
         
   6. Market study
      
      1. First step - long term global, national, regional, and local trends
         
      2. Second step - investigate comparable properties
         
      3. Thrid step - projected absorption schedules for the market segment and for the specified property
         
   7. Market study results
      
      1. The result of the market study is an estimated schedule of leasing or sales for the proposed development that projects rent, occupancy, and expenses over the leasing period and number of units over the sellout period.
         
   8. Preliminary drawings
      
      1. Site plan
         
      2. Exterior elevations
         
      3. Floor plans showing rentable SF
         
      4. Salable units
         
      5. Parking
         
      6. Mechanical systems
         
   9. Quality of design
      
      1. High quality design is becoming more important - marketing appeal
         
      2. Bilbao - guggenheim - frank gehry
         
      3. Projected 500,000 visitors in the first year but brought in 1.36 million visitors and $160 million in revenue
         
   10. Cost estimates
       
       1. Land - optioned or contracted
          
       2. Needed infrastructure - impact fees
          
       3. Improvement costs
          
       4. www.d4cost.net
          
   11. Detailed cost breakdown
       
       1. Land cost - bexar cad
          
       2. Site development costs
          
       3. Design fees
          
          1. Architecture
             
          2. Engineering
             
       4. Hard costs
          
          1. By category (csi divisions)
             
          2. Labor and materials
             
       5. Permitting fees
          
       6. Financing costs
          
          1. Permanent loan commitment fees
             
          2. Construction interest
             
          3. Construction loan fee
             
       7. Marketing costs
          
       8. Pre-opening operating costs
          
       9. Legal fees
          
       10. Accounting fees
           
       11. Field supervision
           
       12. Overhead
           
       13. Contingencies
           
       14. Development fees
           
   12. Lenders
       
       1. Permanent lender
          
       2. Prospective return and associated risk
          
          1. Debt service coverage ratio
             
          2. Loan to value ratio
             
       3. Large life insurance companies
          
          1. Larger projects developed by national firms
             
       4. Regional life insurance companies and some commercial banks
          
   13. Government considerations
       
       1. Reviews
          
       2. Building permits
          
       3. Inspections
          
       4. One stop center - san antonio
          
   14. The enterprise concept
       
       1. View of the development process as a living breathing organism with ongoing problems with cash management like operating a business
          
   15. Venture capital (higher risk investors)
       
       1. Large projects require extended time periods to develop
          
       2. Venture capital money may be needed
          
       3. Expensive financing
          
   16. Risk control
       
       1. Feasibility analysis
          
       2. Financing
          
       3. Infrastructure analysis
          
       4. Warranties
          
          1. Architects - errors and omissions
             
          2. Suppliers
             
   17. Market research
       
       1. Identify supply/demand
          
       2. Identify potential buyers/users
          
       3. Identify unit characteristics preferances
          
   18. Market studies
       
       1. Inventory and quality of existing space
          
       2. New construction of space
          
   19. Important inputs
       
       1. Population and population changes
          
       2. Employment and employment changes
          
       3. Income and income changes
          
       4. Other macroeconomic and local factors
          
       5. Psychological, image, and other perceptions
          
   20. Develop a market strategy
       
   21. Definitions
       
       1. Metropolitan area market - MSA (metropolitan statistical area)
          
       2. Competitive submarket - downtown housing/office space
          
       3. Peer group market - office levels
          
3. Contract negotiation and formal commitment
   
   1. Stages
      
      1. Inception of an idea
         
      2. Refinement of an idea
         
      3. The feasibility study
         
   2. The construction lender
      
      1. Developer experience and reputation a factor
         
   3. The permanent lender
      
      1. Historically - 30 years at a fixed rate
         
      2. Today
         
      3. Ballooning
         
      4. Interest rates adjusted periodically
         
      5. Interested in the projects ability to sustain cash flows
         
   4. The mezzanine lender
      
      1. Loan to the developer or equity holders to cover the shortage between construction of permanent lenders loan
         
      2. May be secured by a subordinated deed of trust
         
      3. Higher borrowing or loan fees
         
   5. Sources of development financing
      
      1. Insurance companies
         
      2. Correspondent programs - loan origination firms that allow insurance
         
   6. Conduit loans
      
      1. Exacting rules
         
      2. Higher costs of transaction
         
      3. Restrict prepayment of the loans
         
      4. Prepayment premiums
         
   7. Environmental audit of property
      
      1. Review of past land owners and uses
         
      2. Site studies
         
      3. Soil tests
         
   8. Environmental issues
      
      1. Superfund
         
      2. Present owners and certain past owners of land contaminated by hazardous waste are liable
         
      3. Innocent landowners
         
      4. Love canal - hooker chemical co.
         
      5. Asbestos
         
      6. Clean water act
         
      7. Wetlands
         
      8. Permit from corps. Of engineers - 373 days average
         
   1. Contracts
      
      1. AIA B-141
         
      2. Insurance requirements (errors and omissions, etc)
         
      3. Plans belong to the architect
         
      4. The construction contract
         
   2. Bidding versus negotiations
      
      1. Fixed price
         
      2. Cost plus
         
      3. Combinations
         
   3. Fast-track construction
      
      1. Pros
         
         1. Quick response in a changing market situation
            
      2. Cons
         
         1. Requires a high degree of coordination and experienced architects
            
   4. Bonding
      
      1. Guarantee of either completion and/or payment
         
      2. Contractor
         
         1. Measure of capacity to do the work and financial substance
            
   5. Supervision of construction
      
      1. Architect
         
      2. Developer
         
      3. Construction manager
         
   6. Tenants
      
      1. Major
         
         1. Department stores
            
         2. Corporate offices
            
      2. Minor
         
         1. Specialty shops
            
   7. Design bid build
      
      1. Traditional
         
   8. Construction management
      
      1. Advisor
         
      2. Agent
         
      3. Constructor - CM takes on full management
         
         1. Hires architect
            
   9. Design build
      
      1. Contractor hires architect
         
   10. Services and compensation
       
       1. Specialization of older disciplines - architecture, engineering, contractors
          
       2. No standard projects
          

           
           

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4/8/08

Lecture:

1. Test review
   
   1. Look at terms at the end of chapters, and essay questions
      
2. Affordable housing
   
   1. 30 percent of its household income
      
3. Housing definitions
   
   1. Low income rental housing - housing that requires subsidies
      
   2. Affordable ownership housing - market rate housing for unsubsidized and subsidized home buyers
      
4. The problem today
   
   1. 2/3 of all poor families live in housing that costs more than they can afford
      
   2. 1 in 6 poor families live in dilapidated units
      
   3. By 1985, poor families were spending 58% of their income for housing
      
   4. Rents for poor families increased 30%
      
5. Since 1973
   
   1. The poorest one-fifth of the population lost 32% of its real income compared to loss of only 1.7% for the wealthiest
      
   2. Poor americans have lost income more quickly than any other group
      
6. Bexar county, Texas
   
   1. 1999 - 228,083 people are considered to be living in poverty
      
   2. The above figure could be as high as 275,785
      
   3. Health and human services classifies a family of 4 living on less than $18,400 as being in poverty
      
   4. HUD - $21,141
      
7. Average housing unit size
   
   1. 1950's levittown house - 750 sf
      
   2. 1963 - 1450 sf
      
   3. 1973 - 1650 sf
      
   4. 1989 - 2000 sf
      
   5. 2007 - 2500 sf
      
   6. Dominion - 3000 - 5000 sf
      
8. Housing trends
   
   1. By 1973, 3/4 of all new houses contained 2 or more bathrooms
      
   2. Each child is given a bedroom
      
   3. Family and recreation rooms added durin ghte 1960's
      
   4. Houses become warehouses for storage
      
9. Cost of housing
   
   1. In 1939 the average house cost was priced at $6000
      
   2. Today the average house costs over $130,000
      
10. Cost of development of a single family house
    
    1. Land 1948 - 11%
       
    2. Land 1984 - 22%
       
    3. Materials - 36% 1948
       
    4. Materials - 31% 1984
       
    5. Labor 33% - 1948
       
    6. Labor 16% - 1984
       
    7. Financing 5% - 1948
       
    8. Financing 11% - 1984
       
    9. Profit/overhead - 15%
       
    10. Profit/overhad - 20% - 1984
        
11. Definition of low income HUD
    
    1. 4 person household with an income less than 50% of the local area median family income is considered very low income, 30% exremely low
       
    2. 50 to 80% of the area median
       
    3. Median income in san antonio - $36,000 - $45,860
       
12. Median family income
    
    1. San antonio - $41,331 (2000)
       
    2. San antonio - $46,484 (2006)
       
    3. Alamo heights - $86,897 (2000)
       
    4. Balcones heights - $27,074 (2000)
       
    5. Terrell hills - $86,636 (2000)
       
    6. Austin - $51,519 (2003)
       
13. Housing inventory absorption
    
    1. Unsustainable high-water marks in production, price and appreciation 2004-2005
       
    2. 875,000 - 2007
       
    3. 621,000 - 2008
       
    4. 214,000 - 2009
       
    5. 108,000 - 2010
       
14. Inflated prices created affordability disconnect - leading home price appreciation markets 2000-2003
    
    1. 40% - california
       
    2. 37.5% - washington d.c.
       
    3. 35% - new jersey
       
    4. 32.5% - florida
       
    5. 22.5% - U.S.
       
15. Ten principles for developing affordable housing
    
    1. Inspire leadership
       
    2. Build community support and trust
       
    3. Learn the alphabet and do the math
       
    4. Know your market and your customers
       
    5. Nurture partnerships
       
    6. Select sites for opportunity and choice
       
    7. Strive for health balanced communities
       
    8. Use design to foster community, safety and pride
       
    9. Empower residents
       
    10. Orchestrate sustainability
        
16. Ravenna cottages
    
    1. High density in-fill
       
    2. 10,500 sf
       
    3. 9 units
       
17. Refugio place
    
    1. Combination mid and low income housing
       
    2. Victoria courts
       
       1. Appearance location and high crime rate, made it a good candidate
          
       2. 2002 texas department of housing and community affairs approves over $7 million in tax credits to finance refugio
          
       3. 2003 HUD
          
       4. Costs
          
          1. Land $1M
             
          2. Hard costs $12.3 M ($65/sf)
             
          3. Soft costs $5.7 M
             
          4. Infrastructure $1.76 M
             
       5. Bedrooms are on the exterior
          
       6. Statistics
          
          1. Average unit size: 892 SF
             
          2. Average rent: $567
             

              
              

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4/03/08

Lecture:

1. Gross income statement due on Tuesday April 8
   
   1. We should see 15% return on equity
      
   2. Example
      
      1. $100,000 x 20% = $20,000.00 (equity loan from a bank)
         
      2. $80,000 x 15% = $12,000.00 (return per year)
         

    
    

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03/6/08

Lecture:

1. Market research in the real estate development process
   
   1. Inception of an idea
      
   2. Refinement
      
   3. Feasibility
      
   4. Contract negotiation
      
   5. Formal commitment
      
   6. Construction
      
   7. Completion of formal opening
      
   8. Property, asset, and portfolio management
      
2. Developers downtown
   
   1. DB Harrell
      
3. Assignment due next week
   
   1. Notebook
      
      1. Site analysis
         
      2. Market analysis
         
      3. Profile immediate competition in primary market area
         
4. Back of the envelope Pro Forma
   
   1. Identify he tenant audience
      
   2. Estimate rental income per sq. ft.
      
   3. Estimate operating expenses per sq. ft
      
   4. Multiply leasable sq. ft. by project revenue
      
   5. Subtract operating expenses
      
   6. Multiply (NOI) by 10 = economic value
      
5. Actual development expense
   
   1. Land costs
      
   2. Site development costs
      
   3. Construction costs
      
6. Strategic decision making and market research
   
   1. Formulating goals
      
   2. Determining courses of action
      
   3. Consideration of talent and money available
      
7. Generating ideas
   
   1. Brainstorming and hitchhiking
      
   2. Nominal group technique
      
   3. Delphi method
      
   4. Environmental scanning
      
   5. Focus groups
      
   6. Surveys
      
8. Risk control
   
9. Competitive apartment communities in the market area
   
   1. SEE EXCEL FILE
      
10. Growth in major shopping center space, san antonio, TX Market, 1960 - 1992
    
    1. Typical shopping center anchors by type of center
       
11. Market research
    
    1. A tool for generating ideas
       
12. Market definition
    
    1. If you build it they will come
       
13. Kotler
    
    1. Marketing is a social and managerial process by which individuals and groups obtain what they need and want through creating, offering, and exchanging products of value with each other
       
    2. If people have a choice among products, their choice will usually be guided by their notion of value and their expectation of satisfaction
       
    3. A market consists of all the potential customers sharing a particular need or want who might be willing and able to engage in exchange to satisfy that need or want. The size of the market depends on how many people share the need or want, have resources that interest others, and are willing and able to offer those resources in exchange for what they want.
       
14. Quiz - chapter - Inception of an idea
    
15. The four P's
    
    1. Product - property type
       
    2. Place - projects location
       
    3. Price - finish out, etc
       
    4. Promotion
       
16. The marketing concept: serving the potential customer
    
17. Site
    
    1. 15' back from sidewalk
       
    2. Floor by floor analysis
       
    3. Types of development
       

     
     

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03/11/08

Lecture:

1. Refinement of the idea
   
   1. Objectives of stage two
      
   2. Finding the right site
      
      1. Land can represent 10 to 30+% of total project costs
         
      2. Location is crucial
         
      3. Control of the site
         
         1. Option to buy - money is placed to secure the site, and development continues. Money is lost if development does not proceed.
            
      4. Refinement of idea
         
         1. Market research
            
         2. Site selection
            
         3. Negotiation with players
            
         4. Project specifications
            
            1. Prelim. Project design
               
            2. Determine feasibility
               
   3. Urban growth patterns
      
      1. Concentric zone theory
         
         1. E.W. Burgess
            
         2. Axial theory
            
         3. Sector theory
            
            1. Homer Hoyt
               
         4. Multiple Nuclei Model
            
            1. Chauncy Harris and Edward Ullman
               
   4. Factors in site selection (page 279)
      
      1. Zoning
         
      2. Physical features
         
      3. Utilities
         
      4. Transportation
         
      5. Parking
         
      6. Environmental impact
         
      7. Government services
         
      8. Local attitudes
         
      9. Price of the land
         
      10. Demand and supply
          
   5. Discussing the project with other players
      
      1. Contractors
         
      2. Tenants
         
      3. Property managers
         
      4. Lenders
         
      5. Investors
         
      6. Public
         
   6. Market segmentation
      
      1. Defin the market niche and reduce risk
         
      2. Housing
         
      3. Retail/commercial
         
      4. Office
         
      5. industrial
         
   7. Risk control
      
      1. Option agreements
         
   8. Impact of interest rates
      
      1. 108+ million households in the U.S.
         
      2. 68% homeowners - over 70 million
         
      3. Until recently we have been buying/selling 7 million+ homes a year
         
   9. Trends
      
      1. Increasing large share of the housing market
         
      2. More sophisticated renters that are mobile
         
      3. Trend towards larger complexes
         
         1. Maximum efficiency in management and development costs
            
         2. Amenities - swimming pools, tennis courts, recreation room, sauna baths
            
   10. Feasibility
       
   11. Location
       
   12. Site
       
       1. Adequate in size and configuration to accommodate improvements without overcrowding
          
       2. 1 -2 parking spaces
          
   13. Soundproofing
       
   14. Room arrangement
       
       1. Functional with zones of living, utility, and sleeping
          
   15. Apartment sizes
       
       1. Vary depending on local competition
          
       2. One bedroom units 550 to 600+ SF
          
       3. Two bedroom units 750 to 800+ SF
          
       4. Three bedroom units 900+ SF
          
       5. Circulation usually 10%
          
   16. Sources of income
       
       1. Primary
          
          1. Individual tenant rentals
             
       2. Secondary
          
          1. Laundromats
             
          2. Retail and service shops if part of the apartment complex
             
   17. Vacancy
       
       1. In a very favorable market 5% is usually applied to cover continuing turnover vacancy and collection losses
          
       2. 10% - 15% applies to student or seasonal type units
          
   18. Expenses
       
       1. Includes minimal replacement reserves
          
       2. Varies considerably depending on local factors - taxes
          
       3. Base figure of 20% to 25% of adjusted gross income (excluding taxes)
          
       4. Real estate taxes can range from 5% to 30% (15% average)
          
       5. Utilities
          

        
        

    
    

    
    

Notes: