THE HIGH COST OF LABOR IN NEW YORK CITY AND ITS IMPACT ON THE CITY BUDGETLuis Taveras EMBA, MS
This brief sheds some light on Mayor Bloomberg’s quote: “What’s the next mayor going to do? Print money?” Now you have a much better understanding as to where he is coming from.
Roger Sutton CEO, CERA - speaking at Seismics and the City 2014SmartNet
Roger Sutton CEO, CERA - speaking at Seismics and the City 2014
Building Momentum
Local and central government, business and media perspectives on the Canterbury Recovery and Rebuild.
What is your take on where we are with the rebuild?
What are positive signs of progress and what's in the pipeline?
What are the main obstacles and how can they be resolved?
THE HIGH COST OF LABOR IN NEW YORK CITY AND ITS IMPACT ON THE CITY BUDGETLuis Taveras EMBA, MS
This brief sheds some light on Mayor Bloomberg’s quote: “What’s the next mayor going to do? Print money?” Now you have a much better understanding as to where he is coming from.
Roger Sutton CEO, CERA - speaking at Seismics and the City 2014SmartNet
Roger Sutton CEO, CERA - speaking at Seismics and the City 2014
Building Momentum
Local and central government, business and media perspectives on the Canterbury Recovery and Rebuild.
What is your take on where we are with the rebuild?
What are positive signs of progress and what's in the pipeline?
What are the main obstacles and how can they be resolved?
JLL Pittsburgh Office Outlook - Q4 2015Andrew Batson
JLL's Pittsburgh Office Outlook identifies the top trends driving the local real estate market. The report also includes an analysis of market statistics, leasing activity, notable sales transactions and economic conditions.
Westmoreland Energy Inc. which is a subsidary firm of Westmoreland coal of US, would like to invest in power plant project in China. The analysis of demand and feasibility is done in the ppt
EBSO: DESCRIPCION DE CILINDROS O2 LX6 - LUXFER MEDICAL (USA)EBSO
EBSO pone a disposición el FOLLETO DESCRIPTIVO DE LOS CILINDROS LX6 - MARCA LUXFER MEDICAL
Para adquirir el producto comuníquese con nosotros a los correos ventas_ebso@hotmail.com, joffreugaz@hotmail.com
'The Driver-car' 논문의 내용을 이그나이트 형식의 5분 스피치로 요약하여 발표한 자료입니다. 논문은 크게 'The Driver-car Affordance', 'The Driver-car Network', 'The Embodied Driver-car'의 3가지 주제로 이루어져 운전자와 차의 조합을 사회적인 존재로서 바라보는 관점을 가지고 있습니다.
*본 자료는 서울대학교 융합과학기술대학원 융합과학부 디지털정보융합전공의 산학연구프로젝트 'Driver Experience'를 진행하며 만들어졌습니다.
(정정) 브루노 라투어 -> 브뤼노 라투르
Bruno Latour의 한글표기가 잘못된 점 정정합니다.
Ruud Teunissen - Accelerate Testing and Advance Your Career With EuroSTAR 2010TEST Huddle
EuroSTAR Software Testing Conference 2010 presentation on Accelerate Testing and Advance Your Career With EuroSTAR by Ruud Teunissen. See more at: http://conference.eurostarsoftwaretesting.com/past-presentations/
Hong Kong replaces London as most expensive Global CitySavills Studley
The Savills Global Tenant Rep Guide presents a quarterly snapshot of occupancy costs for prime office space throughout the world as provided by expert, local tenant representation professionals.
This quarter’s Guide includes a focus on London, which has been replaced by Hong Kong at the top of the rankings following a 14.75% fall in total occupancy costs since the UK’s decision to leave the European Union. Concentrated on the core West End submarket to which our data relates, we examine what has contributed to this fall, how the market now looks for both landlords and tenants, and what the future may have in store.
With robotics getting all of the attention and an already well-established healthcare industry, Pittsburgh is ready for an increase in life science activity.
JLL Pittsburgh Office Outlook - Q4 2015Andrew Batson
JLL's Pittsburgh Office Outlook identifies the top trends driving the local real estate market. The report also includes an analysis of market statistics, leasing activity, notable sales transactions and economic conditions.
Westmoreland Energy Inc. which is a subsidary firm of Westmoreland coal of US, would like to invest in power plant project in China. The analysis of demand and feasibility is done in the ppt
EBSO: DESCRIPCION DE CILINDROS O2 LX6 - LUXFER MEDICAL (USA)EBSO
EBSO pone a disposición el FOLLETO DESCRIPTIVO DE LOS CILINDROS LX6 - MARCA LUXFER MEDICAL
Para adquirir el producto comuníquese con nosotros a los correos ventas_ebso@hotmail.com, joffreugaz@hotmail.com
'The Driver-car' 논문의 내용을 이그나이트 형식의 5분 스피치로 요약하여 발표한 자료입니다. 논문은 크게 'The Driver-car Affordance', 'The Driver-car Network', 'The Embodied Driver-car'의 3가지 주제로 이루어져 운전자와 차의 조합을 사회적인 존재로서 바라보는 관점을 가지고 있습니다.
*본 자료는 서울대학교 융합과학기술대학원 융합과학부 디지털정보융합전공의 산학연구프로젝트 'Driver Experience'를 진행하며 만들어졌습니다.
(정정) 브루노 라투어 -> 브뤼노 라투르
Bruno Latour의 한글표기가 잘못된 점 정정합니다.
Ruud Teunissen - Accelerate Testing and Advance Your Career With EuroSTAR 2010TEST Huddle
EuroSTAR Software Testing Conference 2010 presentation on Accelerate Testing and Advance Your Career With EuroSTAR by Ruud Teunissen. See more at: http://conference.eurostarsoftwaretesting.com/past-presentations/
Hong Kong replaces London as most expensive Global CitySavills Studley
The Savills Global Tenant Rep Guide presents a quarterly snapshot of occupancy costs for prime office space throughout the world as provided by expert, local tenant representation professionals.
This quarter’s Guide includes a focus on London, which has been replaced by Hong Kong at the top of the rankings following a 14.75% fall in total occupancy costs since the UK’s decision to leave the European Union. Concentrated on the core West End submarket to which our data relates, we examine what has contributed to this fall, how the market now looks for both landlords and tenants, and what the future may have in store.
With robotics getting all of the attention and an already well-established healthcare industry, Pittsburgh is ready for an increase in life science activity.
San Diego - Multifamily Real Estate Market Analysis Shah Ahsan
In this short presentation, we outline the current and future state of the San Diego multifamily real estate market. This presentation discusses some of the demand drivers, supply constraints, current & future demographics, current construction patterns, and asset and capital markets for San Diego.
Austin’s industrial market rental rates rise after nearly a decade of stagnant rates.
Since the first quarter of 2014, citywide rates have been on the rise after years of stagnation. The citywide average quoted industrial rate increased by 4.5% between quarters from $7.99 to $8.35 per SF NNN, and increased 21% on a year-to-year basis from $6.90 per SF NNN.
Though vacancy increased slightly over the quarter from 8.4% to 8.8%, likely due to the high amount of industrial product delivered last year, Austin’s citywide vacancy rate has been steadily decreasing since Q1 2010.
Only one building, totaling 199,865 square feet, delivered in the first quarter and 692,895 square feet are currently under construction. All but one of these buildings is scheduled to deliver in the second quarter of 2015.
According to the Texas Workforce Commission, the Texas economy and employment across all major industry sectors continue to grow. Austin’s unemployment rate fell to 3.4% from 4.6% over the year, lower than both the state and national average.
Austin was the third fastest growing metro area in the nation during the past year with the population expanding by 3% between July 2013 and July 2014, according to the U.S. Census Bureau’s recent data.
3. Sample Capital Cost During "Normal" Times Project Investment 10,000,000 Debt Interest Rate 7% (IF AVAILABLE) Required Equity Return 20% (COMPOUNDED) Debt $ 8,000,000 Equity $ 2,000,000 End of First Year End of Year Two End of Year Three End of Year Four Totals Debt Interest $ 560,000 $ 560,000 $ 560,000 $ 560,000 $ 2,240,000 (8,000,000 x Debt Interest Rate) At 20% (compounded) $ 400,000 $ 480,000 $ 576,000 $ 691,200 $ 2,147,200 Total Capital Costs $ 960,000 $ 1,040,000 $ 1,136,000 $ 1,251,200 $ 4,387,200
4. Sample Capital Cost During "Boom" Times Project Investment 10,000,000 Debt Interest Rate 7% (IF AVAILABLE) Required Equity Return 13% (COMPOUNDED) Debt $ 9,000,000 Equity $ 1,000,000 End of First Year End of Year Two End of Year Three End of Year Four Totals Debt Interest $ 630,000 $ 630,000 $ 630,000 $ 630,000 $ 2,520,000 (8,000,000 x Debt Interest Rate) At 13% (compounded) $ 130,000 $ 146,900 $ 165,997 $ 187,577 $ 630,474 Total Capital Costs $ 760,000 $ 776,900 $ 795,997 $ 817,577 $ 3,150,474
5. Sample Capital Cost During "Capital Crunch" Times Project Investment 10,000,000 Debt Interest Rate 7% (IF AVAILABLE) Required Equity Return 30% (COMPOUNDED) Debt $ 5,500,000 Equity $ 4,500,000 End of First Year End of Year Two End of Year Three End of Year Four Totals Debt Interest $ 385,000 $ 385,000 $ 385,000 $ 385,000 $ 1,540,000 (8,000,000 x Debt Interest Rate) At 30% (compounded) $ 1,350,000 $ 1,755,000 $ 2,281,500 $ 2,965,950 $ 8,352,450 Total Capital Costs $ 1,735,000 $ 2,140,000 $ 2,666,500 $ 3,350,950 $ 9,892,450
6. Sample Capital Costs in Differing Times End of First Year End of Year Two End of Year Three End of Year Four Totals Total Capital Costs "Normal" Times $ 960,000 $ 1,040,000 $ 1,136,000 $ 1,251,200 $ 4,387,200 Total Capital Costs "Boom" Times $ 760,000 $ 776,900 $ 795,997 $ 817,577 $ 3,150,474 Total Capital Costs "Capital Crunch" Times $ 1,735,000 $ 2,140,000 $ 2,666,500 $ 3,350,950 $ 9,892,450 So, what does this mean for us? Here are some POSSIBLE conclusions: • Money is available, but not many deals fit the capital requirements. • To make deals fit, investors try to obtain lower land costs and construction/development costs. • In Austin, however, there is NOT a lot of excess lots available (some, but not a tremendous amount), so heavy discounting has not hit this market. • In the Austin area, there is a lot of available raw land (that could be discounted), however, raw land typically comprises 15% to 30% of the cost of a residential lot. This means that heavy discounting of raw land will not produce substantial lot cost savings -- certainly not enough to pay for the additional capital costs being sought today. • Offsetting any land price reductions are the continual development cost increases that occur due to regulatory changes This is NOT a complaint -- just reality. Examples would include capital recovery fees; new code requirements; boundary road fiscal; increased code requirements; increased detention and water quality requirements; top soil changes; affordable housing requirements; fiscal requirements. • Austin is still growing: positive job growth in the last three months; Austin grew 32,000 people through in-migration last year; Austin is ranked first or second in lists for the best places for job growth and in-migrations. Demand will grow. • If the capital does not return to "normal" structures, Austin could face a tight housing market in the next few years.