Wednesday, December 21, 2011

Construction Pricing Trends - Grinch, Scrooge or .......

Prices for products such as lumber and drywall rose almost by the day during the construction boom. After the economy crashed and construction demand fell to a drip, prices routinely dropped in line with weakening demand. Construction surely hasn’t recovered and might be just above bottom but, contractors are seeing the cost of building products heading up again.

Prices for building materials have just as much to do with local demand as they do with the speed of development in fast-moving economies such as Brazil, China and India. Overall, construction prices dipped in November by 0.1 percent but are up 6.2 percent over last year, according to a report by Associated Builders and Contractors, citing government data.

However, concrete and electrical wiring components are some of the products suppliers have said could rise 5 percent to 10 percent in 2012. Monthly steel prices have declined, though steel is still up 11.2 percent over November 2010, Petroleum, which affects the price of transporting commodities, is up 19.3 percent over a year ago.

The cost of labor is also is a wild card. There’s less competition, because contractors and sub-contractors who had bid for work at unsustainably low prices are now out of business. The remaining companies can charge higher rates. The costs of health care and other types of insurance also are rising.

The Construction Boom saw double-digit price inflation for supplies and labor. That balloon was deflated in the recession. The question is, where are we going from here?

Monday, December 12, 2011

Whole House Made In USA

Was just sent the most amazing News story done by ABC. ABC found a Home Builder in Montana who built a house 100% of products made in the USA. An Economist confirmed increasing the content of American made products in all houses just 5%, at the current low level even, would create 230,000 jobs.

This link AMERICAN MADE will take you to the story and a down loadable PDF File of Materials and Suppliers. I think the challenge has been made and I for one except it. This would give a Green Home a whole new context. Commercial LEED could be Let's Expand Employment Demand.

Thursday, December 1, 2011

Use A Commercial Developer's Skills & Knowledge On Your Project

Most people think of Development and Developers as working with commercial companies on creating facilities for those companies to lease. The Company, Big Box Retail, wants a new store in Anytown USA. Big Box Retail contacts Developers informing them of their desire for the store and how the store should look, how large and what features are required. Developers submit Proposals to Big Box. Big Box selects a Developer/Proposal. Contracts are executed and the Developer uses the Contract to obtain financing, purchases land approved by Big Box, does design and engineering to Big Box specifications, pulls permits and constructs facilty. On completition Big Box moves in and starts paying Developer lease payments. Depending on Contractural restrictions Developer may or may not use the Site to add other large Retailers, Strips of small shops or out parcels for C-Stores, Fast Food and even Drug Stores.

That is only one way a Developer could work. A Developer could locate usable property, obtain financing, purchase land, do design and engineering done to his specifications and budget, pull permits and construct a facilty. During Construction and at completition the Developer markets his project to businesses for lease. Flex Space, commercial space designed for many uses not just one or a few, is typically an example of this process.

A Development Model we utilize is managing your Construction Program. Because we are Real Estate Brokers and licensed as Building, Highway and Water/Sewer Utility Line Contractors we can work with companies and individuals to help them purchase land, do design and engineering, pull permits and construct a facilty for their occupancy and use without involving us in the financing, leasing or ownership of the Project. We develop your construction, remodel or expansion program so that your focus is on doing what you do best, making money with your business and not on a complex, highly regulated Construction Program and Project. Managing your Construction Program is what we do best.

Contact us to explore if we can develop a Construction Program for you.

Friday, November 18, 2011

Some Outside Influences on Commercial Property

As a Builder and a Developer I constantly hear the word Sustainable to rationalize some new government regulation or fee. It is applied to Growth, Building Materials, Design and Energy.

Now, keeping in mind the desirability of Sustainable, I want to give you some food for thought on our nation’s spending. 

U.S. Tax Revenue: $2,170,000,000,000
Federal Budget: $3,820,000,000,000
New Debt: $1,650,000,000,000
National Debt: $14,271,000,000,000
Recent Budget Cut: $38,500,000,000

In other words, if this was a household budget, it would look something like this:

Annual Family Income: $21,700
Money the Family Spends: $38,200
New Debt on a Credit Card: $16,500
Outstanding Balance on a Credit Card: $142,710
Total Budget Cuts: $385

Sustainable or Unsustainable?

To see how government is spending the budget on regulations please read the post of Nov 17th below. If your thinking about a new facility, an addition to your current facility or a remodel you can call on us to help you navigate the rules and regulations.

Thursday, November 17, 2011

Regulations & Job Creation Don't Mix

I'm from the Government and I'm here to help you.

Recently in a speech our President stated Americans have been "lazy" in pursueing business. A prior statement questioned the innovative ability of Americans.

With all due respect to our President I disagree America has been "lazy" or lacking in innovation about business and jobs. I think we have been very busy doing the wrong things.

  • Small Business creates 2 out of 3 jobs*
  • Cost to Small Business per Employee to Comply with Government Regulations $10.585*
  • New or pending Federal Regulations potentially adverse to Small Business - 845 **
* Small Business Administration   ** Wall Street Journal
Learn more at www.sensibleregulations.org

From "Cost of State Regulations on California Small Business Study by Cal State Sacramento comes these four stats.

  • Small Business Segment CA Economy 99.2%
  • Cost of State Regulation $492.9 Billion
  • Cost of State Regulations per Business $132,122
  • Jobs lost as a result 3.8 Million or 10% of CA Population
Part of what we do for our clients is advise and advocate for them in regards to constructing, developing, buying or selling commercial real estate. What you don't know can severly impact your business and/or your real estate investments.

Tuesday, November 8, 2011

Local Elections Do Effect Rents on Commercial Property

Today is Election Day - Vote!

Every election and every office counts.

Costly regulation is not always generated at the State or Federal level. For example local Councils that over regulate exterior building materials to "raise the bar" on development can hurt your pocket book at rent time. Requiring all four sides of a building whether visible from a street or not to be constructed of expensive aestheticly please materials is costly. Know the candidates and determine if they are truly "business friendly". These hidden costs and hidden fees might be the difference between survival and profitability.         

VIEW LISTINGS    


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Thursday, October 20, 2011

Commercial Leasing Opportunities Gaston County Update

Things have seemed a bit slow but I went to update the Available Listings and there have been some changes. So I wanted to update

Commercial Leasing Opportunities in Gaston County.

  • 4465 Suite 100 Posterity Court Gastonia NC 1750 SF $1,095.00 per month
  • 4465 Suite 110/120 Posterity Court Gastonia NC 3500 SF $2,190.00 per month
  • 4471 Posterity Court Gastonia NC 3000 SF $1,875.00 per month
  •  4479/4481 Posterity Court Gastonia NC 3000 SF $1,900.00 per month
  • 4488 Posterity Court Gastonia NC 1500 SF $925.00 per month 
THESE INCLUDE OUR VALUE LEASE

We have done the site selection, financing, permitting and construction so that you may save with our simple cost efective leasing plan for flex-space. Our leases for Flex Space Units are not Triple Net (NNN), triple net means that in addition to rent the tenant pays other costs of the property. In a multi-tenant building these costs are usually prorated to each tenant on the basis of square footage of unit divided by square footage of building. These costs include property tax, insurance on the building, maintenance, common area maintenance, trash, storm water fees and even water/sewer. These cost savings are demonstrated below.

Typical 1,750 square foot unit in an 8 unit building.

  • Common Area And Exterior Maintenance $31.00 per month
  • City of Gastonia Utilies (water/Sewer/Storm Water $24.39 per month
  • Dumpster $10.61 per month
  • Real Estate Property Taxes $97.22 per month
  • Total Costs Included In Our Lease $163.22 per month*

* Based on proration of annual costs divided by 12 months divided by total square fottage of the building multiplied by the square footage of the unit.

For details on features and money saving lease terms please contact me.

Thursday, September 15, 2011

Hey Mr. Gaston County Landscaper

Becoming available for rent on Oct 1st is 4488 Posterity Court . A 1,500 SF end unit space of about 500 office for records and getting that paperwork out of the house and 1,000 storage with a 10x10 ground level overhead door. Rent is $925/Month to secure your truck, your trailer and therefore your tools and equipment. Located directly behind John Deere Landscaping Supply and in front of Carolina Turf Authorized Equipment Service.

Tuesday, August 9, 2011

New Design Rules For The City of Gastonia Commercial Buildings

Below is a synopsis of new City of Gastonia Design Regulations for Commercial Buildings excluding the use of block, metal or EIFS (artifical stucco) as a primary wall material throughout all the commercially zoned properties in Gastonia and requiring it on all building walls not just those visible from the street.


Building Materials


1. At least Seventy-five (75) percent of the area below the fascia of any non-residential building face (excluding industrial uses) including doors and windows shall be finished with one (1) or more of the materials designated as primary as listed below, with the remaining percentage consisting of any materials listed below subject to applicable building code requirements. This shall apply to all building facades. (NOTE: The Administrator shall have the authority to approve building materials not specifically listed but similar in appearance and texture to those herein listed.)



a.                     Brick, brick veneer or polystyrene faced with real brick veneers and field applied jointing. (Primary)


b.                     Decorative CMU (concrete masonry unit) concrete block. (Non-Primary)


c.                     Pre-cast or field-poured tilt concrete panels with texture (such as exposed aggregate) and/or architectural detailing. (Primary)


d.                     Stone, stone veneer, lath applied stone and cultured stone. (Primary)


e.                     Flush architectural metal panels or other metal panels with architectural detailing, (Non-Primary) but not including sheet metal panels of "R" or similar corrugated and/or ribbed configuration or appearance. (Disallowed)


f.                      Stucco with architectural detailing (Primary) or artificial stucco (EPS/expanded polystyrene)"Drivet©") with architectural detailing. (Non-Primary)


g.                     Glass,  (Primary) plastic "glass," e.g., "Plexiglas  and translucent  fiberglass panels. (Non-Primary)


h.            Doors, windows and other fenestration along with their casings.


i.             Wood and wood materials designed and intended for use as exterior finish material. (Primary)

2.       Trim and similar architectural detailing shall be composed of any code-approved materials (any material may be painted; however, paint and similar coatings themselves are not considered a finish material for the purpose of this list.)

3.       Portions of roof visible from adjacent public street shall not have shiny surface appearance similar to aluminized or galvanized metal however baked on paint metal roofs   shall be allowed.

4.       Regardless of visibility from a public street or adjoining residential property, all facades of a building shall use materials consistent with those used on the front of the building and should he designed with similar detailing and be comparable in quality.

Tuesday, July 19, 2011

For Rent Property Needs To Be Evaluated by Traffic Count

From the City of Gastonia's Web Site

Route NumberStreetAverage Daily Traffic
NC 274Bessemer City Road 18,000
US 321Chester Street 47,000
SR 2200Cox Road 28,000
US 29/74East Franklin Boulevard 35,000
SR 2466East Garrison Boulevard 14,000
SR 1255East Hudson Boulevard 12,000
I-85I-8598,000
SR 1136Myrtle School Road 13,000
NC 279North New Hope Road 21,000
NC 7Ozark/Long Avenue 22,000
NC 279South New Hope Road 14,000
NC 274Union Road 23,000
US 29/74West Franklin Boulevard 18,000
SR 2466West Garrison Boulevard 14,000
US 321York Road 19,000

We have property around I-85, Franklin Square, Union Road and South New Hope Rd.

Monday, July 11, 2011

For Sale - Union Road Commercial Lot Owner Financing OAC

Commercial Lot on Union Road Gastonia NC for sale. Lot has parking, curb/gutter and storm water in place. We are talking shovel ready! Price is $300,000.00


2910 Union Road Gastonia NC

Wednesday, July 6, 2011

For Lease - Gastonia NC - Commercial Space

4459 Posterity Court
(2) 3,500 SF Units Available $2,190.00/mo
(1) 1,750 SF Unit Available $1,095.00/mo

Units can be combined

Inclusive Rent Includes - Water, Sewer, Storm Water Fee, Property Taxes on Building, Common Area Maintenance on Building and Insurance on Building.

Thursday, June 30, 2011

For Lease - 831 South Church St. Lowell NC


831 South Church St
Lowell NC

1236 SF Unit
1600 SF Unit
2400 SF Unit
Units Can Be Combined
All 10,000 SF Available

$10/SF/YR NNN


Market Area
Property is located in the heart of Gastonia’s retail district on South Church St. Lowell in the Franklin Square Area between E Franklin Blvd. with average traffic of  35,000+ cars/day and I-85 / Senator Marshall Arthur Rauch Hwy whose average traffic is 102,000+ cars/day. Franklin Square III has the highest volume movie theatre in North Carolina . Property signage visible from I-85. Retailers located in the immediate trade area include Home Depot, Wal-Mart, Lowe’s, Sams Club, Kohls, Kmart, Walgreens and Petsmart among others. A new Super Target is being constructed approximately 1.5 miles west of the property. Approximately 2 miles west is the Westfield-Eastridge Mall, a large regional mall anchored by Belk, Dillards, Sears, and JC Penney.


Price Comparision 
National Real Estate Research Company LoopNet says average rent in May 2011 was $16.96 per SF per Year and rose 2.6% in May alone.

Tuesday, June 28, 2011

ICM -A Construction Company

All the for lease space and property we develop and manage can make potential clients forget ICM is a General Contractor licensed for Building, Water/Sewer Utility Lines and Highway with extensive experience in metal buildings and roofing. Recently ICM became Lead Based Paint Renovation, Repair and Painting Certified for work on pre-1978 construction.

Click Here For More Information On ICM - A Construction Company

Tuesday, June 21, 2011

Gaston Commercial Real Estate Leasing Market

Currently Taranis Properties is 100% Leased.

Sucellus has 3 units available. One is 1,750 SF and is $1,095.00/month and the other two are 3500 sf at $2,190.00/month. Remember water/sewer, storm water fee, extrerior maintenance of building and grounds, dumpster and building insurance is included in those rates.

LLYR Properties still has space available at Franklin Square for $10/SF/Year NNN (Triple Net). This is the low cost entry point for retail space in the Franklin Square Area.

Also have (2) Lots available. First is Union Road Commercial Lot in front of Whithers and Whisenant Funeral Home with development work in place. Dare to say "shovel ready". Sell for $300,000.00 and Owner financing available OAC. Second is residentail lot in Lowell on the corner of Church St. and Walker for $29,900 and Owner financing available OAC. Licensed Contractor is part Owner of both lots and available to discuss construction.

Monday, June 6, 2011

Supply of Commercial Space in Gastonia May Be Tightening

At 2 T Park I have only (1) 1,750 SF Unit and (2) 3,500 SF Units available and I have none in the planning or construction stages. I doubt anyone else does either. Even a low demand will reduce supply if there is no supply being added.

Still have $10/Sf/Yr NNN space @ Franklin Square 1236, 1600 and 2400 sf retail store units but tire kickers are becoming serious lookers so I expect those to move.

Thursday, May 12, 2011

Franklin Square Area Retail Space $10/SF/YR NNN

Could be best retail opportunity in Gaston County. Franklin Square Area Retail Space starting at $10 per Square Foot per Year Triple Net.

High Traffic Count Across from MOVIES.

Signage on I-85 Available

Wednesday, April 20, 2011

Surge In Renting Gaston Commercial Space

This week has brought a surge in renting commercial flex-space units. The inventory has dropped significantly as three were rented and we are in serious negotiation for leasing a fourth space. All of the space we lease for Taranis Properties LLC in 2 T Park is occupied.
We represent for Sucellus LLC at 2T Park (2) 3,500 sf units and (1) 3,000 sf unit that are available. The fourth Sucellus Space is a 1,750 sf unit but it is the subject of negotiations. All other Sucellus LLC spaces in 2T Park are rented.

This has been nice to see!

Wednesday, April 13, 2011

We Offer Construction Services For Commercial Properties In Gaston County

Last week was a weather week for sure. Monday Night and Early Tuesday Morning Storms left many without power. Some were without power until Thursday or Friday. Just as things seem to be returning to normal Saturday Night brought three waves of severe Thunderstorms through the area with almost unbelievable baseball size hail. The damage to cars and roofs was unavoidable.

Industrial Construction and Maintenance, Inc. can offer construction services to repair the damage. We are a Gaston County Business of over 20 years. ICM has Workers Compensation Insurance, General Liability Insurance, UnLimited NC Contractors License and NC Department of Health Renovation, Repair and Painting for Lead Hazzard Management. We specialize in metal roofs.

Call 704-824-5635 today to arrange an inspection.

Monday, February 28, 2011

ICM IS NC Dept of Health Certified Lead Renovator, Repair and Painting Contractor

Are You Lead Safe?


Do You

• Live in a home built before 1978

• Own or Operate a child care facility, including preschools and kindergarten classrooms built before 1978

• Have a child under 6 who attends a childcare facility built before 1978

It’s the Law

• Federal Law requires contractors that disturb painted surfaces in homes, childcare facilities and schools built before 1978 to be certified and follow specific work practices to prevent lead contamination. Always ask to see the contractor’s certification.

• Federal Law requires individuals receive certain information before renovating more than six square feet of painted surfaces per room for interior projects or more than twenty square feet of painted surfaces for exterior projects or window replacement or demolition in housing, child care facilities and schools built before 1978.

• Homeowners and tenants: renovators must give you give you EPA approved information before starting work.

• Child care facilities, including pre-schools and kindergarten classrooms, and the families of children under six years of age that attend those facilities: renovators must provide EPA approved information to the facilities and to families of children attending those facilities.

Not For

• Abatement Projects which is a set of specific activities aimed specifically at eliminating lead and lead hazards.

• DIY Projects where you plan to do the renovation work yourself.

Information

http://www.epa.gov/lead/

http://www.epi.state.nc.us/epi/lead/lhmp.html

Tuesday, February 22, 2011

Gastonia's Best Value In Commercial Real Estate

When you evaluate Gastonia's Commercial Property for lease you need to review the total cost per month. Some leases are triple Net meaning Taxes, Insurance and Maintenance Fees will be added to the monthly rent. These costs can add substantial cost to the total monthly rent. A $100,000 Unit Value adds over $120.00 per month in taxes. Insurance could add $12.00 per month. Maintenance (Water/Sewer/Storm Water/Trash/Lawn/Etc...) adds about $40.00 per month. The extras could be 20% more than the rent.

We try to avoid this potential cost shock by quoting our flex-space rents as inclusive as we can. At 2T Park in Gastonia we include all these costs in our commercial rates for flex-space. So when we quote our 1,750 sf unit at $1,095.00 per month over $200.00 goes to taxes, insurance and maintenance and a 3,500 sf unit quoted at $2,190.00 per month has almost $440.00 for taxes, insurance and maintenance.

Another area of hidden cost is energy efficiency. All the buildings at 2T Park have been built since 2000 and in fact most of the available units were completed in 2010. These units meet modern energy codes for efficiency. Older structures lacking in insulation and energy efficient HVAC (seer ratings) will cost more to heat and cool.

Review and compare. Contact us with any questions or to schedule a viewing. More details at GastonCommercial

Monday, February 7, 2011

Take Care In Remodeling Older Gastonia Real Estate

Are You Lead Safe?


Do You

• Live in a home built before 1978

• Own or Operate a child care facility, including preschools and kindergarten classrooms built before 1978

• Have a child under 6 who attends a childcare facility built before 1978

It’s the Law

• Federal Law requires contractors that disturb painted surfaces in homes, childcare facilities and schools built before 1978 to be certified and follow specific work practices to prevent lead contamination. Always ask to see the contractor’s certification. ICM has completed requirements and is only waiting on confirmation (2/8/11).

• Federal Law requires individuals receive certain information before renovating more than six square feet of painted surfaces per room for interior projects or more than twenty square feet of painted surfaces for exterior projects or window replacement or demolition in housing, child care facilties and schools built before 1978.

• Homeowners and tenants: renovators must give you give you EPA approved information before starting work.

• Child care facilities, including pre-schools and kindergarten classrooms, and the families of children under six years of age that attend those facilities: renovators must provide EPA approved information to the facilities and to families of children attending those facilities.

Not For

• Abatement Projects which is a set of specific activities aimed specifically at eliminating lead and lead hazards.

• DIY Projects where you plan to do the renovation work yourself.

Information

http://www.epa.gov/lead/    For SC/GA and 42 other States

http://www.epi.state.nc.us/epi/lead/lhmp.html  For NC

Monday, January 17, 2011

Are These Business Units in Gastonia Suitable for These Multi-Uses?


Top is Unit 4475 of 1,500 SF fully air conditioned space. 1,000 SF Office and 500 SF Storage with 10x10 Door.
Second is Combo Unit 4479 and 4481 of 3,000 SF. Formerly Office/Shop/Assembly/Showroom for marketing items from vinyl print to embroidery uniforms.

Both units include in lease rate water/sewer/stormwater/common maintenance/property tax on real estate.