central park

Value-add Case Study (active)

Central Park

THE OPPORTUNITY
  • In Q3 2013 CIRE acquired a 145,460 SF multi-tenant retail asset located on the northeast corner of East IIiiff Avenue and South Quebec Street in Denver, Colorado

  • CIRE acquired the asset from a dissolving family partnership at $69 per SF and a 10%+ cap rate, representing a significant discount to comparable sales in the Denver metro

  • The asset has not been professionally managed with expenses and recapture income not being reconciled correctly leading to a direct leakage to net income

  • Ownership’s aversion to fund tenant improvements to capture new prospective tenants and renew current tenants has led to an above market vacancy in the center along with lease rates that are nearly 20% below market

  • Opportunity to stabilize the asset through the retention/renewal of the existing tenant base and aggressive lease-up of remaining vacant suites utilizing reasonable tenant improvement and leasing commission budgets

  • Twenty-seven year old asset with minimal deferred maintenance—current ownership has invested approximately $1M within the last four years to address repair and maintenance issues relating to parking lots, facade, lighting, signage and structure

VALUE-ADD STRATEGY
  • Immediate implementation of a local/regional rebranding campaign to introduce new ownership and reintroduce the asset to the marketplace

  • Roll-out of an aggressive hands-on leasing strategy offering quality retail product utilizing reasonable tenant improvement and leasing commission budgeted incentives

  • Implement CIRE’s best-in-class asset management practices including a complete audit and overhaul of property level operations to maximize efficiencies and reduce costs

  • Additional value enhancement or basis reduction strategy includes the potential to develop or sell off the additional two (2) undeveloped pads consisting of 1.15 and 0.63 acres respectively

 
Property Description

 

Property Type:
Multi-tenant Retail

Sub-Market:
Denver, Colorado

Number of Bldgs:
Three (3)

SF / Acres:
145,460 SF / 13.68 acres

Year Built: 1986

Initial Occupancy: 76%

Current Occupancy: 83%