Miami DDA Office Area. (134 Office Buildings)
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1 Miami DDA Office Area (134 Office Buildings)
2 Miami Dade County Office Employment Growth 1988 to 2013: Following economic downturn, Miami Dade County office employment experiencing modest, but sustained growth Jobs in 000 s Services Financial Source: CBREEA
3 Miami Dade County Office Employment (annual % change): Professional services strongest office employment growth sector for several years; financial services achieving solid growth more recently. 12.0% 10.0% 8.0% 6.0% 4.0% 2.0% 0.0% -2.0% -4.0% -6.0% -8.0% -10.0% : Avg. Annual Growth at 1.4% Financial Services Total Source: CBREEA
4 Miami Dade County Office Employment Projections: Increasing an average 3,867 per annum through 2019 Financial Services Total ,600 76, ,000 Avg. Annual Change Avg. Annual Growth % , , ,200 5, % , , ,600-1, % , , ,600 5, % , , ,800 3, % Note: Lambert Advisory also utilizes the Florida Department of Economic Opportunity (FDEO) industry employment and projection data to determine office employment and growth. Lambert s projection of average annual office employment growth for Miami Dade County is 4,146 between 2013 and 2019 or slightly higher than the CBREEA projection herein. Unlike, CBREEA, Lambert includes a percentage of wholesale trade employment growth as a driver office employment given the nature of trade in the County. Source: CBREEA
5 Miami Dade County Office Sector by Industry: FIRE and Professional Services entities represent largest office sectors in Miami Dade County Transportation, 5% Manufacturing, 4% Retail, 5% All Other, 19% FIRE, 22% Prof. Serv., 18% Commination, 6% Law Firms, 13% Bus. Serv., 8%
6 Miami Dade County & DDA Office Area Office Deliveries: CBD and Brickell office deliveries sporadic during past several years 2,500 2,000 Sq.Ft. in 000 s 1,500 1, Brickell CBD County -
7 CBD Office Completions (History): Averaging 100,000+ sq.ft. of office deliveries past several years Year CBD Brickell Total , , , , , , , , ,800 25, ,000 55, , , ,000 1,335, , , ,000 Total 1,142,300 2,307,900 3,450,200
8 Miami Dade County and DDA Office Area Net Absorption Trends: Historically, Miami Dade County office net absorption stronger than DDA Office Area; however, DDA Office Area gaining past 3 to 4 years 800 2,500 Sq.Ft. in 000 s (200) (400) (600) 2,000 1,500 1, (500) (1,000) (1,500) (2,000) Sq.Ft. in 000 s CBD Brickell County Source: CBREEA
9 DDA Office Area Net Absorption (Q Q3 2013) More than 800,000 square feet of Space Absorbed 250, ,000 Total Net Absorption = 750,000 sq.ft. 150,000 Sq.Ft. 100,000 50,000 - Q Q Q Q Q Q Q Q (50,000)
10 DDA Office Area % Capture Net Absorption of County (by period): DDA Office Area capture very strong within past 5-10 years 35% 30% 25% 20% 15% 31% 30% 10% 5% 11% 16% 0% Q Q Q Q Q Q Q Q4 2013
11 Miami Dade County, DDA Office Area Vacancy (History): Submarket consistently higher vacancy than Miami Dade County 30.0% 25.0% 20.0% 15.0% 10.0% County CBD Brickell 5.0% 0.0%
12 Miami Dade County, DDA Office Area Average Full Service Asking Rents (History): Brickell among highest in Miami Dade County $50.00 $45.00 $40.00 $35.00 $30.00 $25.00 $20.00 $15.00 County CBD Brickell $10.00 $5.00 $-
13 Miami Dade County, DDA Office Area Average asking rent growth (Inflation Adjusted $2013): Historically tracks annual inflation $50.00 $45.00 $40.00 $35.00 $30.00 $25.00 $20.00 $15.00 $10.00 $5.00 $- Avg. Annual growth at 2.2% County_Actual County_Adj. CBD_Actual CBD_Adjsuted Brickell_Actual Brickell_Adj
14 Tenant Profile
15 Miami Dade County Office Space Profile (by Tenant Size): More than 80% of Miami Dade County office tenants occupy less than 2,500 sq.ft. of space 25,000 to 49,999 SF, 2% 50,000 to 75,000 SF, 1% 10,000 to 24,999 SF, 7% 75,000 SF and up, 1% 5,000 to 9,999 SF, 9% 2,500 to 4,999 SF, 19% Up to 2,499 SF, 61% Up to 2,499 SF 2,500 to 4,999 SF 5,000 to 9,999 SF 10,000 to 24,999 SF 25,000 to 49,999 SF 50,000 to 75,000 SF 75,000 SF and up
16 DDA Office Area Tenant by Size - Compared to Select Markets Miami-Dade County Broward County Palm Beach County Greater Atlanta Greater Houston <5, % 78.9% 75.1% 68.9% 68.0% 5,000-9, % 10.2% 13.3% 14.3% 13.5% 10,000-24, % 7.1% 8.8% 10.5% 11.2% 25, , % 2.3% 1.7% 3.2% 3.5% 50,000 & Up 1.3% 1.6% 1.1% 3.1% 3.7% Source; Costar
17 DDA Office Area Largest Leases in 2013: 12 leases > than 20,000 sq.ft. out of 400+ lease transactions annually Submarket Building Sq.Ft. CBD 200 S. Biscayne Blvd. 69,155 Brickell 600 Brickell 64,820 CBD 200 S. Biscayne 57,954 CBD 100 SE 2 nd St. 55,006 Brickell 801 Brickell 54,800 CBD 200 S. Biscayne 30,019 Brickell 1111 Brickell 24,242 CBD 201 S. Biscayne 24,133 CBD 201 S. Biscayne 23,344 Brickell 600 Brickell 21,347 Brickell 600 Brickell 21,347 Brickell 777 Brickell 20,400 Source; Costar
18 DDA Office Area Average Deal Size (History): Avg. Deal size steadily declined past several years 3,000,000 14,000 2,500,000 Total SF Leased Avg. Deal/SF 12,000 Sq.Ft. 2,000,000 10,000 8,000 1,500,000 6,000 1,000, ,000 4,000 2,000 Sq.Ft
19 Trends by Class of Space
20 DDA Office Area Office Inventory of 133 Office Buildings (by Class): Class A space dominates office inventory in DDA Office Area DDA Office Area 10% 34% 56% Class A Class B Class C CBD 4% Brickell 14% 32% 54% Class A Class B 37% Class C 59% Class A Class B Class C
21 Brickell Average Asking Rent (Class A, B): Class A in Brickell outpaced Class B space during economic expansion; gap closing past two years $50.00 $45.00 $40.00 $35.00 $30.00 $25.00 $20.00 $15.00 $10.00 $5.00 $0.00 Class A Class B
22 CBD Average Asking Rent (by Class): Class A space far outpaced Class B and C past several years $45.00 $40.00 $35.00 $30.00 $25.00 $20.00 $15.00 Class A Class B Class C $10.00 $5.00 $0.00
23 Brickell Office Vacancy (by Class): Class A space greater than 25% in 2011 (new inventory); however, strong decline since 30% 25% 20% 15% 10% Class A Class B 5% 0%
24 CBD Vacancy (by Class): Class A and Class B office vacancy remains high 30.0% 25.0% 20.0% 15.0% 10.0% Class A Class B Class C 5.0% 0.0%
25 Downtown Miami by Comparison
26 DDA Office Area Office Submarket vs. Select Markets (Office Inventory): DDA Office Area largest submarket in S. Florida, but substantially smaller than Downtown Atlanta or Houston 70,000,000 60,000,000 50,000,000 Sq.Ft. 40,000,000 30,000,000 20,000,000 10,000,000 - DT Miami Coral Gables MIA Airport DT Fort Lauderdale Boca DT Atlanta DT Houston
27 DDA Office Area Office Market vs. Select Markets (Net Absorption): Following economic downturn, DDA Office Area net absorption among strongest of select markets 1,200,000 1,000,000 Sq.Ft. 800, , , ,000 - (200,000) (400,000) (600,000) (800,000) DT Miami Coral Gables MIA Airport DT Ft. Lauderdale Boca DT Atlanta DT Houston
28 DDA Office Area Office Submarket vs. Select Markets (Average Asking Rents): DDA Office Area has the highest average asking rent of select markets $40.00 $35.00 $30.00 $25.00 $20.00 $15.00 $10.00 $5.00 $ DT Miami Coral Gables MIA Airport DT. Ft. Lauderdale Boca DT Atlanta DT Houston
29 DDA Office Area Office Submarket vs. Select Markets (Vacancy): DDA Office Area remains among highest of select DT Miami DT Atlanta Boca DT Ft. Lauderdale MIA Airport Coral Gables DT Houston 0.0% 5.0% 10.0% 15.0% 20.0% 25.0%
30 Headlines Solid office employment growth over next 5+ years in Miami Dade County Miami DDA Office Area gaining substantial market share in terms of construction activity. 37 percent of County s total office development past 5 years, twice the share of its historical share of 19 percent. Miami DDA Office Area up to 31 percent capture of the County s total net absorption during the past five years Although vacancy remains relatively high in the Miami DDA Office Area, it is well off its peak in both Brickell and the CBD and continues to decline. Rents have yet to recover from the highs in 2008, but recovered to levels above 2006/7.
31 Headlines Historic Trending Total Office Demand (Sq.ft.) Miami Dade County (2014 to 2020) 5,450,000 5,450,000 Miami DDA Office Area Submarket Capture 15% 30% Miami DDA Office Area Total Potential - Office Demand (Sq.Ft.) 2014 to 2020 Miami DDA Office Area Total Potential - Office Demand (Sq.Ft.) Avg. Annual 820,000 1,640, , ,000 Miami DDA Office Area needs to absorb 1.2 million square feet to reach stabilized levels Planning for new office development is getting closer in view
32 Questions & Comments
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