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RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed...

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State of the Economy p.2 Leasing Activity p.3 Development Pipeline p.4 Market Outlook p.5 Market Breakdown p.6 IN THIS ISSUE RESEARCH MARKET REPORT DISTRICT OF COLUMBIA OFFICE | Q3 2017
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Page 1: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

State of the Economy p.2

Leasing Activity p.3

Development Pipeline p.4

Market Outlook p.5

Market Breakdown p.6

IN THIS ISSUE

RESEARCH MARKET REPORT

DISTRICT OF COLUMBIAOFFICE | Q3 2017

Page 2: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

DISTRICT OF COLUMBIA | OFFICE MARKET REPORT | Q3 2017 | COLLIERS INTERNATIONAL2

In virtually every submarket in the District, cranes are busy constructing office buildings, multifamily dwellings, retail and mixed-use projects at an incredible pace. Office product alone has more than 6.5 million square feet under development. The market had a similar look ten years ago when 6.0 million square feet of office product being constructed. There is, however, a big difference between where the market dynamics are now versus then. In the third quarter of 2007, the vacancy rate was 8.1 percent versus 11.8 percent at the end of third quarter of 2017. By the third quarter of 2009, much of the space under construction was completed, and vacancy rates spiked to 11.9 percent as all the space was added to the market. Fast forward to 2017, the low watermark is 11.8 percent, and demand has been and is expected to fall. This combination is anticipated to generate another rise in vacancy. While many of these buildings currently under construction are well pre-leased, it is not new or expanding tenants to the market that are leasing in these buildings, but instead, tenants poached from existing, aging Class A and B product.

Economy

During the third quarter of 2017, economic output in the District of Columbia declined, marking the third quarter of contraction. During the quarter, the projected gross regional product for the District fell by 0.24 percent for an annualized rate of negative 0.36 percent for the year. As a result, there was very little employment growth from office-using industries of the District of Columbia economy in 2017. Significant decreases in employment occurred in both the financial and government sectors. Since the beginning of the year, the federal government lost approximately 1,500 jobs, while media and telecom related groups shed almost 250. These losses were offset by employment gains in other sectors of the economy. Since the beginning of the year, the professional and business services added about 1,560 jobs, while advocacy groups and financial institutions added about 790 and 70 jobs, respectively.

Market Indicators2018 Year-End Projection

VACANCY

Q3 2017

NET ABSORPTION

CONSTRUCTION

RENTAL RATE

10 Years Later: Construction Hot but Market Dynamics DifferentAndrew Wellman RESEARCH ANALYST | DISTRICT OF COLUMBIA

$60.16/SF

$45.61/SF

$36.75/SF

$24

$29

$34

$39

$44

$49

$54

$59

$64

Class A Class B Class C

Aski

ng R

ate

($/S

F)

Direct Asking Rental Rates By Class

Q3 2017 Office Market All Classes Class A Class B & C

Vacancy Rate 11.8% 12.6% 10.6%

Change from Q2 2017(basis points) 17 11 26

Absorption (Square Feet) -443,618 - -547,173

New Construction (Square Feet) 222,771 222,771 -

Under Construction (Millions Square Feet) 6.57 5.91 0.67

Asking Rates Per Square Foot Per Year

Direct Asking Rate $54.95 $60.16 $45.03

Change from Q2 2017 -$0.01 $0.47 -$0.02

Summary Statistics

Sources: CoStar Group; Colliers International

Page 3: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

DISTRICT OF COLUMBIA | OFFICE MARKET REPORT | Q3 2017 | COLLIERS INTERNATIONAL 3

Demand

For the fifth quarter in a row, demand for office space in the District has fallen with net absorption measuring negative 443,618 square feet. Of this drop, negative 563,848 square feet occurred in Class B product. Net absorption in the third quarter was the lowest of the past four quarters.

Continued downsizing from Federal tenants over the last few years contributed to falling demand in the market. Started as a response to austerity measures implemented in 2013, Federal downsizing has been one of the most impactful and most sustained trends contributing to falling demand in the District.

Almost as significant, tenants continue to move from aging product to newer Class A space. Demand for Class A space has been positive in three of the last five quarters, with 603,537 square feet absorbed. However, this new demand failed to offset the vast amount of Class B and C space given back to the market, as 2.4 million square feet of lower quality space was returned to the market.

District of Columbia—Office Market—Leasing Activity | Q3 2017TENANT ADDRESS LEASE TYPE LEASED SPACE (SF)

Bates & White LLP 2001 K Street, NW Relocation/Consolidation 86,001

Goodwin Procter LLP 1900 N Street, NW Relocation/Consolidation 80,329

Facebook 575 7th Street, NW Relocation/Consolidation 73,840

DC Department of General Services 2100 Martin Luther King Jr Avenue, SE Renewal 66,800

Surface Transportation Board (DOT-STB) 395 E Street, SW Renewal 63,825

Yelp! 575 7th Street, NW New 57,703

Rally Health 3000 K Street, NW Relocation/Expansion 43,424

Covington & Burling LLP 1001 G Street, NW Expansion 30,000

Bully Pulpit Interactive (BPI) 1445 New York Avenue, NW Relocation 30,000

Urban Institute 500 L'Enfant Plaza, SW Expansion 25,055

Source: Colliers International

Page 4: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

DISTRICT OF COLUMBIA | OFFICE MARKET REPORT | Q3 2017 | COLLIERS INTERNATIONAL4

Supply

During the third quarter, only the 222,721-square-foot building at 2000 K Street, NW delivered. The construction of 2000 K Street included the demolition of a 153,212-square-foot Class A building and densification of the site.

Despite the delivery, the amount of product under construction rose by roughly 50,000 square feet to 6.6 million square feet as the redevelopment of the old Techworld buildings commenced. In the fourth quarter of 2017, nearly 2.3 million square feet is expected to deliver including the first new office building to deliver in the Wharf at 800 Maine Avenue, SW. At just over 70 percent leased, it marks a resounding success by developer PN Hoffman. The second and higher quality of the two new Wharf office buildings, 1000 Maine, is expected to deliver in the first half of 2018. It has also been highly successful in securing preleases. Another notable delivery will be the new Fannie Mae headquarters located at 1100 15th Street, NW. It will be the fifth largest privately owned building in the District.

With nearly 6.6 million square feet of space under construction, the District has the highest level of space being developed since the third quarter of 2008, when just under 7.2 million square feet was being built. Developers have not shied away from going forward with speculative projects in attempts to lure tenants from aging commodity A product. Both of the Wharf’s two office buildings and Capitol Crossing (200 and 250 Massachusetts Avenue, NW) were started on a completely speculative basis. At the end of the quarter, Capitol Crossing remained without any leases in place.

0.00.51.01.52.02.53.03.54.0

Q3

2007

Q3

2008

Q3

2009

Q3

2010

Q3

2011

Q3

2012

Q3

2013

Q3

2014

Q3

2015

Q3

2016

Q3

2017

Milli

ons

SF

Deliveries

Source: Colliers International, CoStar Group

0.01.02.03.04.05.06.07.08.0

Q3

2007

Q3

2008

Q3

2009

Q3

2010

Q3

2011

Q3

2012

Q3

2013

Q3

2014

Q3

2015

Q3

2016

Q3

2017

Milli

ons

SF

Under Construction

Source: Colliers International, CoStar Group

0

100

200

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Development PipelineDeliveries, Under Construction Deliveries Under Construction Availability

Q1 2017

Q2 2017

Q3 2017

Q12018

Q1 2019

Q2 2019

Q32019

Q42019

Q22018

Q32018

Q42018

0

100

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Deliveries Under Construction Availability

Q1 2017

Q2 2017

Q3 2017

Q12018

Q1 2019

Q2 2019

Q32019

Q42019

Q22018

Q32018

Q42018

Page 5: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

DISTRICT OF COLUMBIA | OFFICE MARKET REPORT | Q3 2017 | COLLIERS INTERNATIONAL 5

Vacancy Vacancy rates in the third quarter continued to rise and set a new cyclical high of 11.8 percent. In the third quarter of 2009, the vacancy rate was 11.9 percent after several quarters of deliveries. Due to the amount of space under construction, a similar bump is expected to occur in the next 18 months. Owners of lower quality buildings will be most affected as tenants in the market have tended to prefer Class A space often at the expense of B and C product. Over the next several quarters, expect the overall vacancy rate to increase several hundred basis points.

Rental Rates

While vacancy continued to rise in the third quarter, overall rental rates stayed virtually the same. A slight increase in Class A rents was offset by decreases in Class B and C rents. Class A rents increased from $59.69 to $60.16 per square foot, while the combined Class B and C rents decreased from $45.51 to $45.49 per square foot. To attract a dwindling supply of large, good credit tenants in the District, owners have continued to offer aggressive concession packages. Build-out construction costs, most notably labor, has made it difficult for tenants to fully construct their space for anywhere near $100 per square foot. Owners on ten-year deals are typically offering well above that on new spaces and giving ten to fifteen months of free rent.

Outlook

With the high level of space under construction and several other projects slated to break ground, the vacancy levels for the District are on the brink of exploding. In a market where most consider 10 to 11 percent vacancy healthy, increases into the mid-teens are likely in the near future. This, however, will not likely keep developers from going forward with speculative developments because the majority of tenants in the market demand new Class A product. Change is dependent on tenants being more impacted occupancy costs associated with high-quality space. Up until now, tenants have been able to keep costs down by shedding inefficient space and downsizing their footprint in new product, even at higher rents per square foot. As tenants organically grow and need more space in higher rent buildings, the allure of cost savings in second or third generation space may be able to pull some groups back to older buildings. However, the office-using employment sectors of the economy are expected lose jobs until late in 2018. As result, demand for office space is expected to contract over the next 18 months, propping up the cycle of tenants leaving older space and shrinking their footprint into new space. This will further prompt developers to break on new development.

$46

$48

$50

$52

$54

$56

Q3

2007

Q3

2008

Q3

2009

Q3

2010

Q3

2011

Q3

2012

Q3

2013

Q3

2014

Q3

2015

Q3

2016

Q3

2017

$/SF

Direct Asking Rental Rate

6%7%8%9%

10%11%12%13%

Q3

2007

Q3

2008

Q3

2009

Q3

2010

Q3

2011

Q3

2012

Q3

2013

Q3

2014

Q3

2015

Q3

2016

Q3

2017

%

Vacancy Rate

Perc

enta

ge

Sources: CoStar Group; Colliers International

Sources: CoStar Group; Colliers International

Page 6: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

DISTRICT OF COLUMBIA | OFFICE MARKET REPORT | Q3 2017 | COLLIERS INTERNATIONAL6

District of Columbia—Office Market—All Classes | Q3 2017

MARKET EXISTING INVENTORY NEW SUPPLY YTD NEW

SUPPLY UNDER

CONSTRUCTION ABSORPTION YTD ABSORPTION

OVERALL VACANCY

RATE

DIRECT ASKING RATE

DISTRICT OF COLUMBIACapitol Hill 5,326,060 - - 1,190,140 -81,393 -193,202 10.7% $54.41

Capitol Riverfront 5,030,678 - - 364,000 9,612 132,241 23.0% $44.42

CBD 44,176,079 222,771 338,109 2,007,887 -197,693 -371,461 8.4% $57.39

East End 46,927,211 - 94,273 1,709,968 -281,362 -475,148 14.5% $60.11

Georgetown 3,191,258 - - - -23,769 -54,570 7.7% $49.16

NoMa 10,873,132 - - 522,550 130,626 75,756 11.0% $52.27

Southwest 11,438,437 - - 757,010 8,024 65,002 12.6% $47.15

West End 4,482,399 - - - 3,882 43,313 9.8% $55.09

Uptown 10,926,481 - - 23,140 -11,545 -34,998 12.0% $42.76

District of Columbia Total 142,371,735 222,771 432,382 6,574,695 -443,618 -813,067 11.8% $54.95

District of Columbia—Office Market—Class A | Q3 2017

MARKET EXISTING INVENTORY NEW SUPPLY YTD NEW

SUPPLY UNDER

CONSTRUCTION ABSORPTION YTD ABSORPTION

OVERALL VACANCY

RATE

DIRECT ASKING RATE

DISTRICT OF COLUMBIACapitol Hill 2,941,200 - - 660,340 51,503 22,638 7.2% $57.48

Capitol Riverfront 3,809,851 - - 364,000 52,722 174,201 7.3% $50.99

CBD 21,382,827 222,771 338,109 1,963,579 118,733 134,470 9.8% $65.02

East End 33,322,908 - 94,273 1,668,955 -224,670 -378,099 15.9% $63.77

Georgetown 1,641,799 - - - -21,497 -36,889 9.0% $53.58

NoMa 9,001,182 - - 522,550 130,626 91,739 12.3% $53.22

Southwest 9,161,084 - - 729,010 -4,652 56,401 13.2% $47.97

West End 2,850,081 - - - 9,129 40,815 14.8% $55.29

Uptown 2,193,535 - - - -8,339 22,484 4.4% $48.95

District of Columbia Total 86,304,467 222,771 432,382 5,908,434 103,555 127,760 12.6% $60.16

District of Columbia—Office Market—Class B & C | Q3 2017

MARKET EXISTING INVENTORY NEW SUPPLY YTD NEW

SUPPLY UNDER

CONSTRUCTION ABSORPTION YTD ABSORPTION

OVERALL VACANCY

RATE

DIRECT ASKING RATE

DISTRICT OF COLUMBIACapitol Hill 2,384,860 - - 529,800 -132,896 -215,840 14.9% $50.73

Capitol Riverfront 1,220,827 - - - -43,110 -41,960 71.8% $39.00

CBD 22,793,252 - - 44,308 -316,426 -505,931 7.1% $48.24

East End 13,604,303 - - 41,013 -56,692 -97,049 10.9% $47.84

Georgetown 1,549,459 - - - -2,272 -17,681 6.3% $41.33

NoMa 1,871,950 - - - - -15,983 4.9% $29.00

Southwest 2,277,353 - - 28,000 12,676 8,601 9.8% $44.28

West End 1,632,318 - - - -5,247 2,498 1.0% $45.57

Uptown 8,732,946 - - 23,140 -3,206 -57,482 14.0% $42.46

District of Columbia Total 56,067,268 - - 666,261 -547,173 -940,827 10.6% $45.49

Page 7: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

DISTRICT OF COLUMBIA | OFFICE MARKET REPORT | Q3 2017 | COLLIERS INTERNATIONAL 7

Inventory by Class(Square Feet)

130Office Jobs Growth

6.58Under Construction

(Million Square Feet)

222,771New Deliveries(Square Feet)

-443,618Absorption

(Square Feet)

$54.95 Direct Asking Rate

11.8%Vacancy Rate

THIRD QUARTER 2017

OVERALL QUICK STATS

Class A60.6%

Class C 4.7%

Class B34.7%

Page 8: RESEARCH MARKET REPORT DISTRICT OF COLUMBIA states... · 2017-11-07 · telecom related groups shed almost 250. ... Q3 2007 Q3 2008 Q3 2009 Q3 2010 Q3 2011 Q3 2012 Q3 2013 Q3 2014

8 North American Research & Forecast Report | Q4 2014 | Office Market Outlook | Colliers International

Copyright © 2017 Colliers International.The information contained herein has been obtained from sources deemed reliable. While every reasonable effort has been made to ensure its accuracy, we cannot guarantee it. No responsibility is assumed for any inaccuracies. Readers are encouraged to consult their professional advisors prior to acting on any of the material contained in this report.

Colliers International 1625 Eye Street, NW | Suite 700Washington, DC 20006+1 202 534 3000colliers.com/washingtondc

FOR MORE INFORMATIONDavid Parker Regional Managing Director+1 202 728 [email protected]

Robert Hartley Director of Research+1 703 394 [email protected]

Andrew Wellman Research Analyst | District of Columbia+1 202 534 [email protected]


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