Columbia Hits the Mark

Transcription

1 Research & Forecast Report COLUMBIA, SC INDUSTRIAL Q Columbia Hits the Mark Bryana Mistretta Research Coordinator South Carolina Key Takeaways > > Skilled labor trained in advanced manufacturing is a major factor in site selection. > > The size of available facilities in the Columbia market and its central location gives companies a unique edge. Skilled Labor Draws Investment Workforce was rated number one on Area Development s list of Top 10 Factors to Navigate the Location Maze. A region s available labor force, skill level and the cost to employ them are major factors considered by companies looking to relocate. Columbia has a strong labor force, hitting the mark on all aspects for new employers looking to relocate to the region. Columbia s labor market is the best positioned in the state for available skilled labor and cost. The Midlands industrial market is home to 1.5 million people, 685,000 of which make up the region s labor force. The labor force unemployment rate was recorded at 6.2% by the Bureau of Labor Statistics at the end of The Midlands industrial market offers employers a larger workforce than the Upstate or Charleston markets and a larger pool of available skilled labor, with 42,000 people. This is 15.8% larger than the Upstate and more than double that of the Charleston market. Training employees is a concern for employers, especially those in need of skilled laborers. Columbia is home to a network of five technical colleges: Midlands, Central Carolina, Orangeburg-Calhoun, Florence-Darlington and Aiken. All five are partnered with ReadySC and Apprenticeship Carolina, successful workforce training and development programs, ensuring companies in the region are well equipped with trained and skilled employees. In fiscal year , ReadySC trained 4,000 employees and served 78 companies in industries such as aerospace, automotive, biotech and textiles. Securing a location with a strong labor force is a challenge for some employers, while another is the cost of labor. In the Midlands industrial market, the cost to employ manufacturing staff is $998 per week, according to the Central South Carolina Alliance. This Market Indicators Relative to prior period VACANCY NET ABSORPTION CONSTRUCTION RENTAL RATE** Summary Statistics Q Columbia Industrial Industrial Vacancy Rate 7.4% Change From Q (basis points) Absorption (Thousands Square Feet) New Construction (Thousand Square Feet) Under Construction (Thousand Square Feet) *New construction is newly delivered buildings Asking Rents NNN Per Square Foot Per Year Q Q1 2017* Note: Construction is the change in Under Construction. *Projected **Rental rates for current quarter are for CBD. Rent forecast is for metro-wide rents Market $3.23 Change From Q % Change From Q %

2 is 32.8% and 34.9% lower than the Greenville and Charleston markets, respectively, and 23.8% lower than the national average of $1,236 per week. South Carolina is also a right-to-work state with the second lowest unionization rate in the nation at 2.1%. Large manufacturers such as Boeing, Volvo, BMW and Daimler are locating in the Upstate and Charleston industrial markets, diminishing the available labor force in those markets. Going forward, the labor market will play a key role in boosting Columbia s business-friendly environment. Columbia continues to build its workforce. Columbia is currently the only market with the available, skilled labor force in South Carolina to support major manufacturers. Centrality Gives Tenants Competitive Edge In today s e-commerce-centric market, next-day and two-day delivery is an expected convenience for retailers, customers and manufacturers. Consumer goods manufacturers and distributers are under more pressure to meet this demand, making speed to market an even more valuable site selection factor. These manufacturers and distributers are looking for buildings greater than 200,000 square feet, close to highways and deep sea ports and with access to primary markets with large populations. The Columbia industrial market ended the fourth quarter with a vacancy rate of 7.4%, down from 8.7% at the start of Activity in the market is due to the availability of large buildings capable of accommodating distributers and manufacturers satisfying e-commerce platforms. Despite the decrease in vacancy, six quality buildings, such as the former Little Tykes, Bose, Urban Outfitters and Mac Truck buildings, have over 200,000 vacant square feet, providing companies moving to the region an advanced speed to market. The Columbia industrial market is also the only South Carolina industrial market with mega sites available. Mega sites have a minimum of 1,000 contiguous acres of developable land, access to utilities at the scale needed for industrial activities, access to a network of transportation infrastructure and the workforce to support a major employer. There are three such sites within the Columbia industrial market: I-95 Mega Site in Clarendon County, I-26 Mega Site in Newberry County and the Central South Carolina Mega Site in Kershaw County. Mega sites are attractive to major employers looking to expand into new markets because they can support large industrial manufacturing or distribution campuses of at least 1 million square feet. Columbia is uniquely positioned centrally in the state and along the East coast and is trisected by interstates 20, 77 and 26, which connects to interstates 85 and 95. This network of interstates offers companies access to 78.3% of the nation s population within a 16-hour truck drive. Within that drive are major markets like St. Louis, Chicago, New York City, Boston, Miami and Houston. A legislative bill signed by the state government will commit $4 billion to fix the most heavily trafficked sections of South Carolina s interstates, including the intersection of I-26 and I-20 in Columbia. The completion of the improvements will maximize the utility and efficiency of Columbia s interstate and state roads network. The project will be key in the expansion of companies reliant on these routes for distribution of goods. Access to some of the countries primary markets and more than 235 million people is a unique advantage for distributers and manufacturers of consumer goods that require next day or two-day delivery of their supplies or products. Columbia also has access to a deep-water port, the Port of Charleston, via Interstate-26 or the Norfolk Southern rail line that runs from the Inland Port Greer to the Port of Charleston terminals, providing access to global markets. The Port of Charleston is currently limited by the tides but is undergoing a project that will deepen the port s harbor to 52 feet and allow post-panamax III ships with a capacity of 16,000 TEUs to access the port at any time. Access to global markets within a two-hour drive via the Port of Charleston enhances the draw of the Columbia industrial market to new and expanding companies. The Columbia market s unique position and strong logistics network, coupled with the available labor force, will drive new investments from new and existing companies. The availability of large buildings provides these companies a speed to market unavailable in other industrial markets throughout the state. Inland Port Greer Monthly Rail Moves Port of Charleston Fiscal Year-to-Date TEU Volume 579, ,084 November ,076 Sources: South Carolina Ports Authority, Colliers International 688, , , , May ,821 Source: South Carolina Ports Authority, Colliers International November ,465 2 South Carolina Research & Forecast Report Q Columbia Industrial Colliers International

3 Significant Transactions The 744,300 square feet of net absorption this quarter can be attributed to several new companies leasing space in the Columbia industrial market. Additionally, several build-to-suit buildings delivered at full occupancy, adding to the overall market absorption. Sales > > STAG Industrial purchased the 176,400-square-foot Midway Logistics 1 distribution building in December for $11.9 million, or $67.18 PSF. The building is located in the Lexington County Industrial Park. > > The Saxe Gotha speculative building, located at 222 Old Wire Road, is a 120,000 square-foot speculative building in Lexington County. The building sold in December to STAG Industrial for $5.7 million, or $47.71 PSF. Amazon will fully occupy the building. > > 115 Windhill Road, a 23,000-square-foot industrial building in Richland County, sold for $725,000, or $31.52 PSF. > > 1141 Silstar Road, a 24,000-square-foot building in Lexington County, sold for $910,000, or $37.50 PSF. Leases > > Copart of Connecticut renewed their lease of nearly 80,800 square feet at 120 Pine Plains Road in Lexington County. > > Hardy Corporation leased 41,600 square feet this quarter at 2413 Leaphart Road in Lexington County. > > Amazon leased the newly built, 120,000-square-foot Saxe Gotha Speculative building in Lexington County. > > Gateway Supply leased 64,500 square feet at 1662 Airport Boulevard in Lexington County. > > Pratt Industries leased the full 38,000-square-foot space at 120 Atlas Court in Richland County. > > In October, UTI Integrated Logistics leased 44,465 square feet at 3130 Bluff Road in Richland County. Saxe Gotha Building 2 Lexington County Source: LCK, LLC Construction Pipeline Construction activity is currently limited to build-to-suit and expansion projects, but the market is expected to see 424,000 square feet of new speculative development over the next twelve months. Deliveries > > Sensor Electronic Technology s 20,000-square-foot expansion is now complete in Southeast Columbia. > > The 513,000-square-foot build-to-suit for Husqvarna delivered in the fourth quarter. > > A 60,000-square-foot expansion at the Protective Packaging facility completed this year in Kershaw County. Under Construction > > Phase two of the Continental Tires facility, a total of 720,000 square feet, remains under construction. > > Inbra began construction on a 24,000-square-foot building in Orangeburg County. The company manufacturers additives for plastics, rubber and paint. Proposed > > Midway Logistics 2, a 200,000-square-foot building, is proposed for the Lexington County Industrial Park in West Columbia. > > A 184,000-square-foot warehouse building is proposed for the Carolina Pines Industrial Park in Richland County. > > Kershaw County plans to begin construction in the first quarter of 2017 on a 50,0000-square-foot speculative building. Investments & Expansion In 2016, $783.7 million in capital investments and 712 new jobs were announced in the Midlands region. Jushi USA, a Chinese fiberglass manufacturing company, announced a $300 million investment in Richland County that will create 400 new jobs. The investment is the largest in the region in several years. Adger Solar, a United States company, invested $200 million to build solar farms in Clarendon County. Other industries expanding in the market are automotive, alternative energy and plastics and rubber. Capital Investments COMPANY INVESTMENT JOBS TYPE COUNTY China Jushi $300,000, New Richland Adger Solar $200,000,000 5 New Clarendon NARENCO $89,100,000 0 New Orangeburg Husqvarna $45,400,000 0 Expansion Orangeburg ProBass Inc $40,000, New Clarendon West Fraser $33,000,000 0 Expansion Newberry Pure Power Technologies $15,000, Expansion Richland Source: SC Commerce, Upstate Alliance 3 South Carolina Research & Forecast Report Q Columbia Industrial Colliers International

4 1,000 Miles 16 Hours Cleveland Philadelphia Des Moines Springfield Indianapolis Columbus Pittsburg Washington Topeka Kansas City 500 Miles 8 Hours Louisville Cincinnati Richmond Nashville 250 Miles 4 Hours Charlotte Raleigh Oklahoma City Little Rock Memphis Birmingham Atlanta Columbia Dallas Montgomery Savannah Jackson Jacksonville Austin Houston New Orleans Efficient Logistics South Carolina s efficient logistics provide companies quick access to suppliers and customers through its ports, rail lines and interstates. South Carolina ports play a vital role in the continued success of the companies investing in the Midland s industrial market by expediting delivery of imports and exports, as well as reducing the cost on the transportation of goods. Total volume for the Port of Charleston at the fiscal year to date shows a 3.4% increase over the 2015 fiscal year to date. The Port of Charleston continues to grow with no signs of slowing down, as it undergoes the construction of a new terminal in North Charleston and a recently funded deepening of its harbor to 52 feet by The location of the inland port extends the reach of the Port of Charleston and its customers beyond South Carolina s borders. The Inland Port in Greer, South Carolina adds to the connectivity of the state by providing a direct route via a Norfolk Southern rail line to the Port of Charleston. The Inland Port recorded 9,392 rail lifts Tampa Miami in August 2016, a 28.3% increase from a year ago. The combined success of the Inland Port and increased demand within South Carolina markets has led the South Carolina Ports Authority (SCPA) to announce plans for a second inland port facility in Dillion County. South Carolina is crossed by five interstates, I-95, I-85, I-26, I-20 and I-77, creating heavy traffic that impacts the quality of the road infrastructure. A recent legislative bill signed by the government will commit $4 billion to fix the most heavily trafficked sections of South Carolina s interstates, including the intersection of I-26 and I-20 in Columbia. The completion of the improvements along these interstates will be key in the expansion of companies reliant on these routes for distribution of goods. 4 South Carolina Research & Forecast Report Q Columbia Industrial Colliers International

5 Q Industrial Market Summary Statistics Midlands, SC MARKET BUILDINGS INVENTORY DIRECT VACANT SUBLEASE VACANT TOTAL VACANT TOTAL VACANCY RATE (%) NET ABSORPTION INDUSTRIAL MARKET Aiken County 64 10,429, , , % 135,204 Calhoun County 9 562,737 30,000-30, % - Cayce/West Columbia 92 6,956, , , % 140,176 CBD 82 2,512, , , % 11,523 Clarendon County 9 695, ,600 Darlington County 21 3,565, , , % 17,500 East Columbia 55 1,960, , , % 3,369 Fairfield County 15 2,342, , , % - Florence County 110 8,608, , , % 15,544 Irmo/Chapin 15 1,187, Kershaw County 46 7,921, , , % - Lee County 8 823,968 39,598-39, % - Lexington 35 4,256,462 56,500-56, % - Newberry County 17 2,485, North Columbia 58 1,918, , , % 19,415 Northeast Columbia 45 5,613,770 1,260,024-1,260, % -134,600 Northwest Columbia ,101 58,800-58, % - Orangeburg County 73 7,972, , , % 528,000 Saluda County 3 400, , , % - Southeast Columbia 188 7,722,983 1,044,143-1,044, % -63,389 Sumter County 56 5,165, , , % - Market Total 1,015 83,544,153 6,152,894-6,152, % 744,342 Source: Colliers International, CoStar Market Conditions The annual absorption for 2016 was 1.7 million square feet. As a result, the market vacancy rate was 7.4% at the end of the fourth quarter, down from 8.7% at the start of The average asking rental rate for industrial space was $3.23 triple net (NNN) per square foot per year (PSF/YR) at the end of 2016, decreasing one cent since the start of the year. Over the last two years, the average asking rental rate for industrial space has increased 2.5%. Richland County ended the third quarter with a vacancy rate of 11.2%, down from 13.1% last quarter. The average asking rental rate increased by 3.6% to of $3.76 NNN PSF/YR from $3.63 NNN PSF/ YR a year ago. Midlands Industrial Market Conditions 2016 Net Absorption 1,675,528 SF $3.27 NNN PSF/YR Average Asking Rental Rate Vacancy Rate 7.4% The vacancy rate in Lexington County slightly increased from 3.2% in the second quarter to 3.3% this quarter, but is down from 3.7% a year ago. The average asking rental rate was $3.90 NNN PSF/ YR at the end of the third quarter, up from $3.80 NNN PSF/YR the previous quarter. 5 South Carolina Research & Forecast Report Q Columbia Industrial Colliers International

6 Industrial Employment Industrial employment, the combined manufacturing and wholesale trade employment sectors, are steadily increasing in the Columbia industrial market. As of November 2016, approximately 48,600 people were employed by industrial jobs in the Columbia, South Carolina Metropolitan Statistical Areas (MSA), an addition of 1,100 jobs over the last 12 months. Industrial jobs account for 12.3% of total non-farm employment in the Columbia MSA and 21.2% of all new non-farm jobs added over the last year. Over the last two years, 3,300 industrial jobs have been added to the Columbia MSA, a 7.3% increase. Market Forecast Strong prospect activity in 2016 will lead to strong leasing velocity in The vacancy rate is expected to decrease by the end of the year as prospects in the market close on their leases. Demand will come from growing retailers in the Southeast and Midwest that are looking to expand in the Southeast. These retailers are in need of large distribution centers to support consumer demand in Southeast markets. Columbia offers a greater speed to market for these retailers than other South Carolina industrial markets. Increased activity from suppliers is expected to be met with new speculative development of industrial buildings 100,000 square feet or larger over the next year. Around South Carolina The South Carolina industrial market is strengthening, with interest from investors and global and national tenants. Large available speculative buildings in Charleston and the rapid absorption of speculative space and booming construction of build to suits in the Greenville industrial market are evident of this strength. Charleston, South Carolina > > Growing e-commerce activity and the recent opening of the Panama Canal expansion has led a shift in shipping patterns from west coast ports to east coast ports. > > Institutional investors and developers are expanding into the Charleston market to capitalize on the high yields and to meet the demand for larger industrial spaces. Greenville, South Carolina > > The Upstate industrial market has seen a record year, with 30 new buildings delivered and nearly 8 million square feet absorbed. Three major industrial drivers are pushing the demand for industrial space in the market: advanced materials manufacturing, logistics and automotive. > > The market is now maturing to a point sustainable for development of speculative buildings over 200,000 square feet. For more statewide commercial real estate news check out our market reports at: Number of Industrial Jobs Added (Thousands) Industrial Employment Columbia, MSA 2,700 2,400 2,100 1,800 1,500 1, Nov-13 Feb-14 May-14 Source: Bureau of Labor Statistics, St. Louis Federal Reserve, Colliers International Commercial Real Estate Growth Cycle: Where the market stands and where it is going. NEW CONSTRUCTION RENTAL RATE EMPLOYMENT OCCUPANCY PHASE 4: RECESSION Aug-14 OMNI Industrial Campus Dorchester County Source: WestRock Company Nov-14 PHASE 1: RECOVERY Feb-15 Industrial Jobs Added May-15 Aug-15 COMMERCIAL REAL ESTATE GROWTH CYCLE Nov-15 Feb-16 Industrial Employment PHASE 2: EXPANSION PHASE 3: HYPERSUPPLY May-16 Aug-16 Nov Total Industrial Employment (Thousands) 6 South Carolina Research & Forecast Report Q Columbia Industrial Colliers International

7 554 offices in 66 countries on 6 continents United States: 153 Canada: 34 Latin America: 24 Asia Pacific: 231 EMEA: 112 $2.5 billion in annual revenue 2 billion square feet under management 16,000 professionals and staff FOR MORE INFORMATION: Liz H. McCary Director of Marketing South Carolina Liz.McCary@colliers.com Bryana Mistretta Research Coordinator South Carolina Bryana.Mistretta@colliers.com COLUMBIA INDUSTRIAL PROFESSIONALS: Chuck Salley, SIOR Vice President & Director of Industrial Brokerage Team Chuck.Salley@colliers.com Dave Mathews, SIOR Senior Brokerage Associate Dave.Mathews@colliers.com Sam Myers Brokerage Associate Sam.Myers@colliers.com Thomas Beard Brokerage Associate Thomas.Beard@colliers.com Colliers International Columbia 1301 Gervais Street, Suite 600 Columbia, South Carolina USA About Colliers International Colliers International Group Inc. (NASDAQ: CIGI; TSX: CIG) is a global leader in commercial real estate services with more than 16,000 professionals operating from 554 offices in 66 countries. With an enterprising culture and significant insider ownership, Colliers professionals provide a full range of services to real estate occupiers, owners and investors worldwide. Services include brokerage, global corporate solutions, investment sales and capital markets, project management and workplace solutions, property and asset management, consulting, valuation and appraisal services, and customized research and thought leadership. Colliers International has been ranked among the top 100 outsourcing firms by the International Association of Outsourcing Professionals Global Outsourcing for 10 consecutive years, more than any other real estate services firm. For the latest news from Colliers International, visit Colliers.com or follow us on Twitter (@ColliersIntl) and LinkedIn. colliers.com Copyright 2016 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.