2. REAL ESTATE INVESTMENT | ACQUISITION
Development | Finance | Leasing | Operation | Restructuring
An accomplished real estate executive with more than 17 years of
experience leading the investment, development, and operation of more
than 4.5 million square feet of retail, commercial and multifamily property
located throughout the country. An excellent deal maker with extensive
expertise in complex real estate transactions. A skilled and meticulous
negotiator; known for achieving optimum structure and terms in multimillion
dollar acquisitions, dispositions and joint venture transactions.
Olathe Pointe
Areas of Expertise Include:
● Joint Ventures
● Financial Modeling
● Debt & Equity Structuring
● Development/Construction
● Anchor/Big Box Leasing
● Due Diligence/Site Selection
● Entitlements & Zoning
● Asset Management
● Asset Acquisition & Disposition
KEY ACCOMPLISHMENTS
• Identified 24 real estate investment opportunities, formed investment groups and ultimately
raised $500 million in capital for the development and construction of major shopping
centers, land, and multifamily housing developments.
• Managed a large, complex commercial real estate portfolio valued at $700 million.
• Expertly structured a variety of Joint Ventures including: Private Equity, REIT and Pension
Funds. Sourced and structured $125 million of equity.
• Successfully negotiated department store anchor agreements with retailers such as JC
Penney, Target, Kohl’s, Whole Foods, Von Maur and Lowe’s. Many of these agreements
included easements and restrictive covenants.
• Negotiated, managed and executed more than 300 leases with big box, national and local
tenants.
• Directly closed $325 million in shopping center, multifamily and land parcel asset
sales.
4. Structured $500 million in capital for the
investment in shopping centers, land,
multifamily and office properties.
Negotiated Joint Venture partnerships with
Pension Funds, REIT’s and Private Equity.
Financial Analysis Public Finance
Experienced in complex financial modeling Experienced in approval and monetization of
relating to acquisition of “in-place” income and Governmental and quasi-governmental
multi-phase development/construction projects. development incentives and districts, including
Sensitivity analysis relating to releasing rates, TIF’s (sales tax and ad valorem), Tax Abatement,
improvement costs, absorption and exit Transportation Development Districts, CIDs,
capitalization rates. SIDs and Metro Districts. Successfully engaged
and co-underwrote with bond underwriters to
maximize bond terms and sizes.
Debt/Equity
Successful in attracting capital to real estate
investments across a broad spectrum of asset Construction Finance
classes. Experience in “roadshow” presentations Successful in presenting detailed loan
for institutional advisors and REIT’s. presentations to lenders. Negotiating key loan
covenants, including: interest rate floors/caps,
LTV’s, interest rate SWAP agreements,
Ownership Structures/Partnership preleasing covenants, bonding requirements,
Structures and loan conversions.
Experience in negotiating partnership agreements Negotiation of loan modifications, renewal,
(Limited Partnerships, LLC’s) for investments. restructurings and forbearance agreements.
Limitations on manager or general partner, control
issues relating to financing, sale or key decisions.
Permanent Finance
Experienced in procuring and closing long term
Joint Ventures financing with insurance companies.
Negotiated key terms relating to: Reserve
Experienced as both a limited partner (equity
Requirements, Lock Box Arrangements,
provider) and general partner (active developer).
Reporting Requirements and Yield
Successfully closed partnerships with REIT’s,
Maintenance.
Pension Funds, Private Equity and Developers.
Document negotiation as it relates to key control Tax Considerations
issues, defined project costs,”waterfall” structures, Extensive experience working with Tax
additional capital contributions, financing, default, Attorneys and Accountants on issues relating to
equity partner rights to assign to a third party. taxation issues related to :
Institutional level reporting and communication as Capital Gains vs. Ordinary Income
required by Equity provider.
1031 Exchange and Deferred Gain
Depreciation Recapture.
5. Development
Site Control | Site Analysis | Entitlements | Site
Construction
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Extensive experience in pre-acquisition due
diligence, entitlements and site construction.
Directly oversaw the acquisition and
improvement of 20 properties totaling 1,200
acres of land. Acquired $120 million in land
and managed $60 million in site work.
Consultant Selection/
Site Analysis Management
Extensive experience in performing Managed, coordinated and selected
site and property due diligence. civil engineers, land planners and
Working knowledge of ALTA architects appropriate for specific
Surveys, Title Work (Schedule B projects.
Exceptions), Geotechnical Reports,
Phase I & II Environmental Reports
and Traffic Studies. Regulatory Agencies
Complete knowledge of site design Experience in permitting process
criteria relating to retail and with State and Federal agencies
shopping center site planning. relating to: Historical Artifacts,
Worked with land planners on Wetlands, Waters of the US and
master planning large tract Endangered Species.
development, retail site planning,
office, multifamily and single family
developments.
Entitlements
W orked extensively with
municipalities (Planning and Public
Works) on major re-zoning and Site Construction
development projects. Including
Development Agreements, Major Significant understanding and
Amendments to Master Plans, working knowledge of civil
Architectural Design Criteria, On-Site engineering concepts, relating to:
and Off-Site Improvements and City site grading/topography, storm
Development Incentives. water management, site utilities and
paving.
Extensive experience in contract
Pro-Forma Budgeting negotiations with grading, utility
and paving contractors.
Significant experience in financial
modeling and budgeting related to
city fee’s, consultant fees, permit
costs and site costs.
7. Leasing
Anchor | Big Box | Ground Lease | Reciprocal
Easement Agreements |Site Development Agreements
8. Cultivated and maintained relationships
with tenants, retailers and brokers
nationwide. These relationships not only
created a pipeline of projects and tenant
representation assignments, they assisted
in conflict resolution between owner and
tenant.
Anchor Tenants
Document Negotiation
Negotiated and executed all key documents relating to
Anchor/Key Tenant transactions.
Purchase Agreement
Negotiated initial price for acquisition and requirements
to close, construct and open store on a set date.
Site Development Agreement
Negotiated scopes of work, letter of credit requirements,
Anchor reimbursements, construction standards,
delivery timeframes, and owner penalties.
Reciprocal Easement Agreements
Negotiated definitions of shopping center, scope of
common areas, reimbursable expenses, parking ratios,
exclusive and prohibited uses, building areas/heights,
and design covenants.
Separate Agreements
Negotiated Anchor and Department Store financial
incentives, operating covenants, “go-dark” provisions,
and re-use/sublet provisions.
Committee Presentation
Coordinated efforts of consultants to prepare CPR books
consistent with current design and development
standards for each Anchor.
9. Executed 300 leases and sales
transactions with anchor, big box,
national and local tenants.
Big-Box Retailers
Document Negotiation
Negotiated terms of all Big-Box tenants to
maximize return, leasability, and long term
viability of properties.
Term/Rent
Opening Date
Delivery Date
Penalties
Black-out Dates
Rent Commencement
Use of Premise
Tenant’s Exclusive Use
Prohibited Use
Initial/On-Going Tenancy
Go-Dark Provisions
Landlord’s Scope of Work
Tenant Improvement Allowance
Parking Requirements
Scope and Definition of CAM
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Managed and oversaw the construction of
4.5 million square feet of retail, multifamily
and offices space in seven states.
Architect & Engineer Contractor Selection &
Extensive experience in selection of Negotiation
project architects and engineers for a Experienced in understanding a
wide array of construction projects. projects scope of work and selecting
Negotiation of AIA contract documents contractors with the skill set and
between owner and consultant. experience to perform quality work, on
Working knowledge and understanding time and on budget.
of architectural drawings and Experienced in negotiating AIA
engineering plans relating to building construction contracts: GMP and Cost
construction. Plus documents.
Managed project budgets by controlling
architects design intent, material
selections and construction methods.
Pre-Construction Budgeting
Worked extensively with assembling pre-
construction budgets from both general
contractors and directly from
subcontractors.
Construction Timing/Scheduling
Construction Management
Understanding of construction schedules,
construction timings and required Extensive working knowledge of
construction lead times for key building construction methods and
materials. understanding of trade skills and
responsibilities associated with building
Managed delivery turnover to tenants to
construction.
avoid late penalties and black out periods
for tenants. Experienced in conflict resolution
relating to owner and contractor.
13. Managed a complex real estate portfolio with a
market value of over $700 million. Oversaw
strategic planning of asset allocation, financial
performance and reporting. Sold $325 million of
assets.
Strategic Business Plans Property Hold/Sell
Developed and implemented strategic Reviewed property hold/sell and valuation
business plans for each asset that governed analyses in order to formulate and identify
its daily operation, position in the market and exit strategies.
ultimately disposition.
Evaluate the local markets to identify changes
Pro-actively identified property issues and and trends and the related impact on real
worked with property-level teams to create estate values and investment strategies.
asset plan strategies in order to address
Negotiated complex asset sales transactions
issues and optimize performance
with REIT’s and Private Investors.
Structuring transactions in a manner to
preserve capital gains/1031 treatment for the
Financial and Operational
equity owner.
Performance
Oversaw the financial and operational
Reporting
performance of all assets.
Maximized property value through effective Reviewed and managed the reporting
revenue management and identification of process for investors and lenders, including:
operating expense efficiencies. REIT’s, Pension Funds and national lenders.
Managed capital improvements strategies
and processes, including oversight of Market Relationships
construction management activities.
Prepared detailed property-level forecasts for Maintained market relationships and
cultivated new transaction sources.
both operations and capital expenditures.
Understanding of geographic markets,
Monitored financial performance of each
industry trends and macro-economic forces
asset relative to internal forecasts and debt
that impact the real estate industry and
requirements.
various asset classes.
Formulated and implemented debt strategies
in conjunction with overall investment
strategy.
14. Company Operation
Accounting | Capital Markets | Property Management |
Construction | Leasing | Marketing
15. Built a full service, real estate company to
lease, develop, build, operate and manage
investments in multiple asset classes across
seven states.
Capital Markets Sales and Leasing
Designed in-house financial models for Built a team of five in-house leasing
complex and multi-phased projects. Focused brokers to prospect for sales and leasing.
on IRR and ROE.
Standardized LOI’s and Landlord’s Work
Integrated pro-forma construction and Letter.
leasing budgets with monthly changes from
Lease Coordinator tracked changes from
Construction and actual leasing activity on a
LOI to Lease Execution, including exhibits.
monthly basis to monitor “actual vs
proforma”. Designed a proprietary “DealTracker”
software program. Dashboard based
Managed Joint Venture and Partnership
system that organized leasing materials
documentation and reporting.
and opportunities by project. Detailed
Commenced implementation of Loan physical attributes on a “by Space” basis.
Tracker to monitor: loan expirations, interest Tracked potential tenants from Prospect to
rates, capitalized interest balances and Executed Lease. Customizable reports and
reporting requirements. follow-up.
Managed relationships with Lenders and
handled loan originations and renewals.
Marketing
Implemented a corporate position and
Construction identity for the company. Oversaw and
Implemented use of E-Builder system to approved all corporate materials and
share engineering and architectural drawing brochures.
and documents between consultants, In-house layout and design of marketing
contractors and tenants. for properties, including: brochures,
Utilized detailed schedule system to track reports, advertisements, site plans, aerials,
design, permitting, construction timeframes, leasing plans and LOD’s.
to set pace for contractor’s and estimate Organized industry trade show booth and
Delivery Dates for tenants. private events to entertain clients, retailers,
Streamlined interaction between partners, lenders and brokers.
Construction and Accounting by interfacing Drafted all presentation materials for
the construction budgeting software with the “Road Shows” with potential JV Partners
accounting system. (REIT’s, Fund Advisor’s and High Net
Standardized delivery standards for Worth Individuals.
outparcels and shop space.
16. At the company’s peak, employed a staff of
20 people that were detailed and focused,
while being dynamic and entrepreneurial.
Accounting Property Management
Built an accounting department staff of Built a property management staff of 4
four to oversee the day to day operation to oversee the management of retail,
of 24 asset entities. Performed basic multifamily and office properties.
functions relating to accounts payable Implemented the use of Yardi
and accounts receivable. Reconciliation Enterprise to integrate and standardize
of accounts on a monthly basis. routine processes for setting up
Provided financial statements for the properties, vendors and tenants.
entities on semi-annually. Responsible for monthly billings and
Performed all “pre-tax return” collection of tenant rents, as well as
documentation to accountants for tax reviewing and approving monthly
preparation. expenses for assigned properties.
Performed all construction draws for Created a monthly and annual
submittal to lenders, on a monthly maintenance schedule for each
basis. Administered loan property. Bid routine maintenance
disbursements to contractors and and service contracts on an annual
consultants. basis to ensure competitive pricing.
Updated and “dated down” Provided monthly property operating
construction budgets on a monthly statements, as well as annual operating
basis to provide to Capital Markets and budgets.
Construction groups for review and
monitoring.
18. Shops at Chauncey Ranch - Scottsdale, AZ
Project Size: 175,000 s.f.
Project Type: Grocery
Anchored
Project Value: $67.5 mm
Structured a Joint Venture with a developer in the
Role: Acquisition, JV
Southwest for the purpose of constructing a Whole
Structuring, Equity,
Foods anchored property. Initially, acquired the
Construction Financing,
site as a ground lease to the Venture to
accommodate a 1031 transaction for the equity Asset Sale
partner. Prior to land acquisition, conducted
complete due diligence on the site, including: site
conditions, entitlements, budget costs, and anchor
tenant agreements. Provided both the equity and
debt for development in 60 days. Oversaw,
construction costs, TI budgets, construction draws,
and leasing for the equity partner.
19. Lakeport Commons - Sioux City, IA
Project Size: 550,000 sf
Project Type: Regional,
Open Air
Project Value: $70 mm
Assembly of a regional, 55 acre property, through
the acquisition of 32 individual property owners. Role: Acquisition,
Negotiated with the City for TIF during zoning Development, Leasing,
process. Developed a site design to maximize
Finance, Construction,
GLA and tenant mix. Coordinated leasing and
Management, Asset Sale
construction efforts to deliver space 12 months
from demolition. Operated center for two years
and sold to a REIT. Negotiated a complex REIT
transaction that had both an earn out and master
lease feature.
20. Corbin Park - Overland Park, KS
Project Size: 1,100,000
s.f.
Project Type: Regional,
Department Store
Anchored Open Air
Project Value: TBD
Acquired 97 acre site from A.G. Spanos Companies
for $23.5 million. Oversaw significant concept and
Role: Acquisition,
site planning to accommodate a mix of department
Entitlement, Site
stores, big box and traditional retailers. Handled
Development, Anchor
all entitlements and negotiation of development
Documents, Leasing, JV
agreement with the City. Negotiated a $30 mm
TDD overlay district to defray extensive off-site Structuring, Financing
improvement costs. Executed and negotiated and Construction
complex REA and operating covenant amongst Management
three national anchors. Simultaneously, closed a
Joint Venture with a Pension Fund and
Construction Financing for a total of $160 mm.
21. Stateline Station - Kansas City, MO
Project Size: 575,000 s.f.
Project Type: Power Center
Project Value: $62 mm
Negotiated with landowner a multi-phase
Role: Acquisition,
acquisition of 100 acre parcel to accommodate
the development and construction of a Target Entitlements, Development,
anchored power center. Oversaw all aspects Leasing, Finance,
of due diligence, site work, construction, Construction, Asset
leasing, finance and operation. Formed a Management, Asset Sale
TDD and district issued $9.8 mm in bonds to
reimburse ownership for allowable costs.
Entered into and closed asset sale via
complex REIT transaction.
22. Lowe’s Center - Omaha, Ne
Project Size: 225,000 s.f.
Project Type: Home
Improvement Anchored
Project Value: $30 MM
Acquired site through a 160 acre raw land Role: Acquisition,
purchase. Oversaw due diligence, land Partnership Structuring,
planning, entitlements, site development and Development, Leasing,
construction. Additionally, managed all lease Financing, Construction,
negotiations, including a ground lease, SDA Asset Management, Asset
and OEA with Lowe’s. Buy-out and Sale
restructure of partnership. Managed property
and sold asset.
23. L Street Marketplace - Omaha, NE
Project Size: 525,000 s.f.
Project Type: Power
Center, Office
Project Value: $ 65 MM
Acquired a 60 acre in-fill site from a major
industrial corporation. Significant restrictive Role: Acquisition,
covenants and easements existed on property, Entitlements, Leasing,
as well as major off-site and on-site storm Joint Venture,
water retainage requirements. Negotiated Development,
development agreement and rezoning with Construction, Asset
City to allow for development. Amended Management
restrictive covenant with Wal-Mart to allow for
construction of a Target store. Sold property to
the GSA for a Dept of Homeland Security
Office. Negotiated a Joint Venture with a REIT
for the construction of the shopping center.
24. Shadow Creek Marketplace - Las Vegas, NV
Project Size: 100,000 s.f.
Project Type: Grocery
Anchored Center
Project Value: $16 MM
Negotiated a Joint Venture with an operating Role: Joint Venture, Asset
partner to acquire and develop a Smith’s anchored Management, Partnership
center in Las Vegas. On behalf of the equity Restructuring
partner, executed all leases, reviewed construction
draws, refinancing and monitored construction
budget. Restructured partnership waterfall’s as a
refinance required additional capital due to
changing conditions in the financial markets.
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Olathe Pointe - Olathe, KS
Property Size: 425,000
s.f.
Property Type: Power
Center
Property Value: $55
MM
Oversaw and negotiated all leasing and
development on behalf of the owner.
Role: Leasing,
Additionally, conducted interviews and selected
Development,
consultants, including: legal, engineering,
Consultant Selection
architect and contractor. Provided substantial
reporting to owner on a weekly basis.
26. Perry Creek Plaza - Sioux City, IA
Project Size: 125,000
s.f
Project Type: Grocery
Anchored, Shopping Center
Project Value: $10 MM
Acquired in-fill site through the acquisition Role: Leasing, Development,
of nineteen individual parcels. Negotiated
Finance, Construction,
development agreement and Tax Abatement
Property Management, Asset
with the City. Entered into lease with Super-
Management
Valu and responsible for leasing balance of
center. General Contracted shopping center
and tenant improvements. Asset managed
and property managed the center for fifteen
years.
27. Sunnybrook Plaza - Sioux City, IA
Project Size: 120 Acres
Project Type: Land
Investment Land
Development
Project Value (Land Sales):
$35 MM
Managed the entitlement and improvement of
Role: Leasing, Site
a 120 acre land parcel. Negotiated a
Development, Financing,
substantial TIF Agreement with the City.
Worked with the Army Corp. of Engineers to Entitlement and Sales
“box” a half mile of creek bed to enable the
development of the property. Negotiated a
“large parcel” sale to a national developer for
the construction of the anchor stores.
28. Autumn Grove Apartments - Omaha, NE
Project Size: 264 units
Project Type: Multi-Family
Project Value: $18.5 MM
Role: Construction,
Restructured original partnership entity. Partnership Restructure,
Secured and closed permanent financing. Finance, Property
Responsible for Asset and directly Property Management, Asset
Managed for a period of nine years. Management, Asset Sale
Consistently maintained, at or above, market
rents and occupancy. Negotiated with lender
to reduce Yield Maintenance Penalty and sold
the asset.
29. Legacy - Omaha, NE
Project Size: 225 Acres
Project Type: Multiple Use
Land - Retail, Office, Single
Family, Multi-Family
Project Value (Total Sales):
$60 MM
Acquired high profile development Role: Acquisition, Land Use
property through a sealed bid process. and Planning, Entitlements
Successfully closed $14.5 mm acquisition in
and Zoning, Development,
60 days. Responsible for assembling team
Land Sales, Leasing,
of land planners, engineers, architects and
Partnership Reporting,
attorneys. Negotiated all development
Partnership Restructuring
agreements, sale contracts and lease
agreements on behalf of the partnership.
30. Grayhawk - Omaha, NE
Project Size: 160 Acres
Project Type: Multi-Use
Land - Residential, Retail,
Office, Multifamily
Project Value (Land Sales):
$15 MM
Acquired the 160 acre parcel from the estate of
landowner. Masterplanned, entitled and zoned
the property for multiple land uses.
Negotiated and received approval from the Role: Due Diligence,
Army Corp of Engineers to relocate a Waters of Partnership Structuring,
the US for the development of the retail portion Acquisition, Financing,
of the property. Managed all the civil Development, Leasing,
engineering, off-site and site improvement Construction, Land Sales,
work. Restructured the land partnership Restructuring
several times. Developed and sold parcels for
retail, office, multifamily and single family
uses.
31. West Dodge Station - Omaha, NE
Project Size: 365 Acres
Project Type: Land
Investment, Land
Development - Retail, Office,
Multi-Family, Single Family
Project Value (Land Sales):
$22 MM
Acquired a 365 acre parcel in a multiphase
contract from the land owners. Negotiated
substantial off-site improvements with the Role: Due Diligence, Land
City and state DOT during the entitlement Planning, Entitlements,
process. Developed 360 single family Partnership Structuring,
house lots and implemented a “Builder Financing, Site Construction,
Program”. Site infrastructure work and Land Sales
land sales to accommodate the construction
of 300,000 s.f. of office space.
32. Forest Trace - Aurora, CO
Project Size: 76 acres
Project Type: Land
Investment
Project Value: $14 MM
Acquired a 76 acre parcel adjacent to a 1.5
million square foot regional, shopping center.
Negotiated entitlements with the City of Aurora,
including: zoning, tree mitigation, wildlife Role: Due Diligence,
management plan and off-site improvements. Acquisition, Financing,
Negotiated approval of Metro District Overlay to Entitlements, Asset Sale
allow for additional property tax mil levy for
owner reimbursement. Negotiated property sale
to private surgical center.
33. Shops At Tule Springs - Las Vegas, NV
Project Size: 9 acres
Project Type: Retail Land
Project Value: $8.0 MM
Role: Due Diligence,
Provided capital to a operating partner in the Acquisition, JV
Southwest to acquire a developed 9 acre parcel Structuring, Financing,
from Albertson’s. Performed all due diligence Restructuring
prior to closing the Joint Venture. Oversaw
investment and construction budgeting for the
equity owner. Restructured the partnership as
more capital was required from the Lender.
34. Prescott Gateway - Prescott, AZ
Project Size: 7 Acres
Project Type: Retail Land
Project Value: $6.0 MM
Role: Acquisition, Due
Formed a partnership with a developer in the
Diligence, JV Structuring,
Southwest to acquire a seven acre parcel in
Restructuring
front of an existing regional mall. Performed
all financial and site due diligence for the
equity partner prior to closing. Oversaw
leasing activity, construction budgeting and
financing. Restructured the partnership as
lender required more capital during loan
renewal.
35. 17101 Fairway Circle | Omaha, NE 68136 | Ph: 402-990-5142 | Email: jeffjohnson70@live.com
