CoStar Industrial Statistics. Y e a r - E n d Pittsburgh Industrial Market

Transcription

1 CoStar Industrial Statistics Y e a r - E n d

2 Year-End 2017 Pittsburgh Table of Contents Table of Contents A Methodology B Terms & Definitions C Market Highlights & Overview CoStar Markets Inventory & Development Analysis Inventory & Development Analysis Select Top Deliveries Select Top Under Construction Properties Figures at a Glance Figures at a Glance by Building Type & Market Historical Figures at a Glance Leasing Activity Analysis Select Top Lease Transactions Analysis of Individual CoStar Submarket Clusters Armstrong County Market Beaver County Market Butler County Market Greater Downtown Market Monroeville Market North Pittsburgh Market Northeast Pittsburgh Market Oakland Market Parkway East Corridor Market Parkway West Corridor Market South Pittsburgh Market Washington County Market West Pittsburgh Market Westmoreland County Market 2018 CoStar Group, Inc. CoStar Industrial Statistics A

3 Pittsburgh Year-End 2017 Methodology The CoStar Industrial Statistics calculates Industrial statistics using CoStar Group's base of existing, under construction and under renovation Industrial buildings in each given metropolitan area. All Industrial building types are included, including warehouse, flex / research & development, distribution, manufacturing, industrial showroom, and service buildings, in both single-tenant and multi-tenant buildings, including owner-occupied buildings. CoStar Group's global database includes approximately 119 billion square feet of coverage in 5.4 million properties. All rental rates reported in the CoStar Industrial Report are calculated using the quoted rental rate for each property. For information on subscribing to CoStar s other products and services, please contact us at COSTAR, or visit our web site at Copyright 2018 CoStar Group, Inc. All Rights Reserved. Although CoStar makes efforts to ensure the accuracy and reliability of the information contained herein, CoStar makes no guarantee, representation or warranty regarding the quality, accuracy, timeliness or completeness of the information. The publication is provided as is and CoStar expressly disclaims any guarantees, representations or warranties of any kind, including those of MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE. CoStar Group, Inc L ST NW Washington, DC (800) NASDAQ: CSGP B CoStar Industrial Statistics 2018 CoStar Group, Inc.

4 Year-End 2017 Pittsburgh Terms & Definitions Availability Rate: The ratio of available space to total rentable space, calculated by dividing the total available square feet by the total rentable square feet. Available Space: The total amount of space that is currently being marketed as available for lease in a given time period. It includes any space that is available, regardless of whether the space is vacant, occupied, available for sublease, or available at a future date. Build-to-Suit: A term describing a particular property, developed specifically for a certain tenant to occupy, with structural features, systems, or improvement work designed specifically for the needs of that tenant. A build-to-suit can be leased or owned by the tenant. In a leased build-to-suit, a tenant will usually have a long term lease on the space. Buyer: The individual, group, company, or entity that has purchased a commercial real estate asset. Cap Rate: Short for capitalization rate. The Cap Rate is a calculation that reflects the relationship between one year s net operating income and the current market value of a particular property. The Cap Rate is calculated by dividing the annual net operating income by the sales price (or asking sales price). CBD: Abbreviation for Central Business District. (See also: Central Business District) Central Business District: The designations of Central Business District (CBD) and Suburban refer to a particular geographic area within a metropolitan statistical area (MSA) describing the level of real estate development found there. The CBD is characterized by a high density, well organized core within the largest city of a given MSA. Class A: A classification used to describe buildings that generally qualify as extremely desirable investment-grade properties and command the highest rents or sale prices compared to other buildings in the same market. Such buildings are well located and provide efficient tenant layouts as well as high quality, and in some buildings, one-ofa-kind floor plans. They can be an architectural or historical landmark designed by prominent architects. These buildings contain a modern mechanical system, and have above-average maintenance and management as well as the best quality materials and workmanship in their trim and interior fittings. They are generally the most attractive and eagerly sought by investors willing to pay a premium for quality. Class B: A classification used to describe buildings that generally qualify as a more speculative investment, and as such, command lower rents or sale prices compared to Class A properties. Such buildings offer utilitarian space without special attractions, and have ordinary design, if new or fairly new; good to excellent design if an older non-landmark building. These buildings typically have average to good maintenance, management and tenants. They are less appealing to tenants than Class A properties, and may be deficient in a number of respects including floor plans, condition and facilities. They lack prestige and must depend chiefly on a lower price to attract tenants and investors. Class C: A classification used to describe buildings that generally qualify as no-frills, older buildings that offer basic space and command lower rents or sale prices compared to other buildings in the same market. Such buildings typically have below-average maintenance and management, and could have mixed or low tenant prestige, inferior elevators, and/or mechanical/electrical systems. These buildings lack prestige and must depend chiefly on a lower price to attract tenants and investors. Construction Starts: Buildings that began construction during a specific period of time. (See also: Deliveries) Contiguous Blocks of Space: Space within a building that is, or is able to be joined together into a single contiguous space. Deliveries: Buildings that complete construction during a specified period of time. In order for space to be considered delivered, a certificate of occupancy must have been issued for the property. Delivery Date: The date a building completes construction and receives a certificate of occupancy. Developer: The company, entity or individual that transforms raw land to improved property by use of labor, capital and entrepreneurial efforts. Direct Space: Space that is being offered for lease directly from the landlord or owner of a building, as opposed to space being offered in a building by another tenant (or broker of a tenant) trying to sublet a space that has already been leased. : The square footage of buildings that have received a certificate of occupancy and are able to be occupied by tenants. It does not include space in buildings that are either planned, under construction or under renovation. Flex Building: A type of building designed to be versatile, which may be used in combination with office (corporate headquarters), research and development, quasi-retail sales, and including but not limited to industrial, warehouse, and distribution uses. A typical flex building will be one or two stories with at least half of the rentable area being used as office space, have ceiling heights of 16 feet or less, and have some type of drive-in door, even though the door may be glassed in or sealed off. Full Service Rental Rate: Rental rates that include all operating expenses such as utilities, electricity, janitorial services, taxes and insurance. Gross Absorption: The total change in occupied space over a given period of time, counting space that is occupied but not space that is vacated by tenants. Gross absorption differs from leasing Activity, which is the sum of all space leased over a certain period of time. Unless otherwise noted Gross Absorption includes direct and sublease space. Growth in Inventory: The change in size of the existing square footage in a given area over a given period of time, generally due to the construction of new buildings. Industrial Building: A type of building adapted for such uses as the assemblage, processing, and/or manufacturing of products from raw materials or fabricated parts. Additional uses include warehousing, distribution, and maintenance facilities. The primary purpose of the space is for storing, producing, assembling, or distributing product. Landlord Rep: (Landlord Representative) In a typical lease transaction between an owner/landlord and tenant, the broker that represents the interests of the owner/landlord is referred to as the Landlord Rep. Leased Space: All the space that has a financial lease obligation. It includes all leased space, regardless of whether the space is currently occupied by a tenant. Leased space also includes space being offered for sublease. Leasing Activity: The volume of square footage that is committed to and signed under a lease obligation for a specific building or market in a given period of time. It includes direct leases, subleases and renewals of existing leases. It also includes any pre-leasing activity in planned, under construction, or under renovation buildings. Market: Geographic boundaries that serve to delineate core areas that are competitive with each other and constitute a generally accepted primary competitive set of areas. Markets are building-type specific, and are non-overlapping contiguous geographic designations having a cumulative sum that matches the boundaries of the entire Region (See also: Region). Markets can be further subdivided into Submarkets. (See also: Submarkets) Multi-Tenant: Buildings that house more than one tenant at a given time. Usually, multi-tenant buildings were designed and built to accommodate many different floor plans and designs for different 2018 CoStar Group, Inc. CoStar Industrial Statistics C

5 Pittsburgh Year-End 2017 tenant needs. (See also: Tenancy). Net Absorption: The net change in occupied space over a given period of time. Unless otherwise noted Net Absorption includes direct and sublease space. Net Rental Rate: A rental rate that excludes certain expenses that a tenant could incur in occupying office space. Such expenses are expected to be paid directly by the tenant and may include janitorial costs, electricity, utilities, taxes, insurance and other related costs. New Space: Sometimes called first generation space, refers to space that has never been occupied and/or leased by a tenant. Occupied Space: Space that is physically occupied by a tenant. It does not include leased space that is not currently occupied by a tenant. Office Building: A type of commercial building used exclusively or primarily for office use (business), as opposed to manufacturing, warehousing, or other uses. Office buildings may sometimes have other associated uses within part of the building, i.e., retail sales, financial, or restaurant, usually on the ground floor. Owner: The company, entity, or individual that holds title on a given building or property. Planned/Proposed: The status of a building that has been announced for future development but not yet started construction. Preleased Space: The amount of space in a building that has been leased prior to its construction completion date, or certificate of occupancy date. Price/SF: Calculated by dividing the price of a building (either sales price or asking sales price) by the Rentable Building Area (RBA). Property Manager: The company and/or person responsible for the day-to-day operations of a building, such as cleaning, trash removal, etc. The property manager also makes sure that the various systems within the building, such as the elevators, HVAC, and electrical systems, are functioning properly. Quoted Rental Rate: The asking rate per square foot for a particular building or unit of space by a broker or property owner. Quoted rental rates may differ from the actual rates paid by tenants following the negotiation of all terms and conditions in a specific lease. RBA: Abbreviation for Rentable Building Area. (See also: Rentable Building Area) Region: Core areas containing a large population nucleus, that together with adjacent communities have a high degree of economic and social integration. Regions are further divided into market areas, called Markets. (See also: Markets) Relet Space: Sometimes called second generation or direct space, refers to existing space that has previously been occupied by another tenant. Rentable Building Area: (RBA) The total square footage of a building that can be occupied by, or assigned to a tenant for the purpose of determining a tenant s rental obligation. Generally RBA includes a percentage of common areas including all hallways, main lobbies, bathrooms, and telephone closets. Rental Rates: The annual costs of occupancy for a particular space quoted on a per square foot basis. Sales Price: The total dollar amount paid for a particular property at a particular point in time. Sales Volume: The sum of sales prices for a given group of buildings in a given time period. Seller: The individual, group, company, or entity that sells a particular commercial real estate asset. SF: Abbreviation for Square Feet. Single-Tenant: Buildings that are occupied, or intended to be occupied by a single tenant. (See also: Build-to-suit and Tenancy) Sublease Space: Space that has been leased by a tenant and is being offered for lease back to the market by the tenant with the lease obligation. Sublease space is sometimes referred to as sublet space. Submarkets: Specific geographic boundaries that serve to delineate a core group of buildings that are competitive with each other and constitute a generally accepted primary competitive set, or peer group. Submarkets are building type specific (office, industrial, retail, etc.), with distinct boundaries dependent on different factors relevant to each building type. Submarkets are non-overlapping, contiguous geographic designations having a cumulative sum that matches the boundaries of the Market they are located within (See also: Market). Suburban: The Suburban and Central Business District (CBD) designations refer to a particular geographic area within a metropolitan statistical area (MSA). Suburban is defined as including all office inventory not located in the CBD. (See also: CBD) Tenancy: A term used to indicate whether or not a building is occupied by multiple tenants (See also: Multi-tenant) or a single tenant. (See also: Single-tenant) Tenant Rep: Tenant Rep stands for Tenant Representative. In a typical lease transaction between an owner/landlord and tenant, the broker that represents the interests of the tenant is referred to as a Tenant Rep. Time On Market: A measure of how long a currently available space has been marketed for lease, regardless of whether it is vacant or occupied. Under Construction: Buildings in a state of construction, up until they receive their certificate of occupancy. In order for CoStar to consider a building under construction, the site must have a concrete foundation in place. Abbreviated UC. Rate: A measurement expressed as a percentage of the total amount of physically vacant space divided by the total amount of existing inventory. Under construction space generally is not included in vacancy calculations. Vacant Space: Space that is not currently occupied by a tenant, regardless of any lease obligation that may be on the space. Vacant space could be space that is either available or not available. For example, sublease space that is currently being paid for by a tenant but not occupied by that tenant, would be considered vacant space. Likewise, space that has been leased but not yet occupied because of finish work being done, would also be considered vacant space. Weighted Average Rental Rate: Rental rates that are calculated by factoring in, or weighting, the square footage associated with each particular rental rate. This has the effect of causing rental rates on larger spaces to affect the average more than that of smaller spaces. The weighted average rental rate is calculated by taking the ratio of the square footage associated with the rental rate on each individual available space to the square footage associated with rental rates on all available spaces, multiplying the rental rate by that ratio, and then adding together all the resulting numbers. Unless specifically specified otherwise, rental rate averages include both Direct and Sublet available spaces. Year Built: The year in which a building completed construction and was issued a certificate of occupancy. YTD: Abbreviation for Year-to-Date. Describes statistics that are cumulative from the beginning of a calendar year through whatever time period is being studied. D CoStar Industrial Statistics 2018 CoStar Group, Inc.

6 Overview Year-End 2017 Pittsburgh Pittsburgh s Increases to 6.2% Net Absorption Negative (66,908) SF in the Quarter The Pittsburgh Industrial market ended the fourth quarter 2017 with a vacancy rate of 6.2%. The vacancy rate was up over the previous quarter, with net absorption totaling negative (66,908) square feet in the fourth quarter. Vacant sublease space decreased in the quarter, ending the quarter at 104,947 square feet. Rental rates ended the fourth quarter at $6.16, an increase over the previous quarter. A total of three buildings delivered to the market in the quarter totaling 179,070 square feet, with 360,969 square feet still under construction at the end of the quarter. Absorption Net absorption for the overall Pittsburgh Industrial market was negative (66,908) square feet in the fourth quarter That compares to negative (978,187) square feet in the third quarter 2017, positive 619,609 square feet in the second quarter 2017, and positive 220,251 square feet in the first quarter Tenants moving out of large blocks of space in 2017 include: Carter Lumber moving out of (162,000) square feet at Carter Lumber. Tenant moving into large block of space in 2017 include: Berlin Packaging moving into 297,200 square feet at 2300 Sweeney Dr - Bldg 1 (Leasehold). The Flex building market recorded net absorption of positive 35,539 square feet in the fourth quarter 2017, compared to negative (162,060) square feet in the third quarter 2017, positive 262,494 in the second quarter 2017, and negative (42,985) in the first quarter The Warehouse building market recorded net absorption of negative (102,447) square feet in the fourth quarter 2017 compared to negative (816,127) square feet in the third quarter 2017, positive 357,115 in the second quarter 2017, and positive 263,236 in the first quarter The Industrial vacancy rate in the Pittsburgh market arean increased to 6.2% at the end of the fourth quarter The vacancy rate was 6.1% at the end of the third quarter 2017, 5.4% at the end of the second quarter 2017, and 5.7% at the end of the first quarter Flex projects reported a vacancy rate of 9.3% at the end of the fourth quarter 2017, 8.9% at the end of the third quarter 2017, 8.2% at the end of the second quarter 2017, and 9.3% at the end of the first quarter Warehouse projects reported a vacancy rate of 5.8% at the end of the fourth quarter 2017, 5.6% at the end of third quarter 2017, 5.0% at the end of the second quarter 2017, and 5.2% at the end of the first quarter Largest Lease Signings The largest lease signings occurring in 2017 included: the 230,000-square-foot deal signed by Siemens at RIDC Westmoreland in the Westmoreland County market; and the 81,600-square-foot lease signed by Packaging Corporation of America at Allegheny Distribution Center in the Northeast Pittsburgh market. Sublease The amount of vacant sublease space in the Pittsburgh market decreased to 104,947 square feet by the end of the fourth quarter 2017, from 193,512 square feet at the end of the Rates by Building Type % Flex Warehouse Total Market 14% 12% Rate 10% 8% 6% 4% 2% 0% q q q q q q q q q q q q q q q q CoStar Group, Inc. CoStar Industrial Statistics 1

7 Pittsburgh Year-End 2017 Overview third quarter There was 102,897 square feet vacant at the end of the second quarter 2017 and 56,017 square feet at the end of the first quarter Pittsburgh s Flex projects reported vacant sublease space of 51,647 square feet at the end of fourth quarter 2017, up from the 25,292 square feet reported at the end of the third quarter There were 15,442 square feet of sublease space vacant at the end of the second quarter 2017, and 18,562 square feet at the end of the first quarter Warehouse projects reported decreased vacant sublease space from the third quarter 2017 to the fourth quarter Sublease vacancy went from 168,220 square feet to 53,300 square feet during that time. There was 87,455 square feet at the end of the second quarter 2017, and 37,455 square feet at the end of the first quarter Rental Rates The average quoted asking rental rate for available Industrial space was $6.16 per square foot per year at the end of the fourth quarter 2017 in the Pittsburgh market area. This represented a 0.3% increase in quoted rental rates from the end of the third quarter 2017, when rents were reported at $6.14 per square foot. The average quoted rate within the Flex sector was $12.17 per square foot at the end of the fourth quarter 2017, while Warehouse rates stood at $5.19. At the end of the third quarter 2017, Flex rates were $11.69 per square foot, and Warehouse rates were $5.30. Deliveries and Construction During the fourth quarter 2017, three buildings totaling 179,070 square feet were completed in the Pittsburgh market area. This compares to two buildings totaling 273,000 square feet that were completed in the third quarter 2017, three buildings totaling 151,500 square feet completed in the second quarter 2017, and 106,061 square feet in four buildings completed in the first quarter There were 360,969 square feet of Industrial space under construction at the end of the fourth quarter Some of the notable 2017 deliveries include: Clinton Commerce Center - Bldg 2, a 265,500-square-foot facility that delivered in third quarter 2017 and 300 Crown Court, a 100,000-square-foot building that delivered in second quarter The largest projects underway at the end of fourth quarter 2017 were 321 Cherry Hill Dr, an 80,000-square-foot building and Imperial Business Park - Proposed Bldg E, a 66,000- square-foot facility. Inventory Total Industrial inventory in the Pittsburgh market area amounted to 184,721,349 square feet in 5,225 buildings as of the end of the fourth quarter The Flex sector consisted of 23,590,737 square feet in 743 projects. The Warehouse sector consisted of 161,130,612 square feet in 4,482 buildings. Within the Industrial market there were 463 owner-occupied buildings accounting for 34,437,864 square feet of Industrial space. Reports compiled by: Danyelle Levi, CoStar Research Manager and the Pittsburgh Research team. U.S. Comparison Past 10 Quarters 7.0% Pittsburgh United States 6.0% 5.0% Rate 4.0% 3.0% 2.0% 1.0% 0.0% q 2 CoStar Industrial Statistics 2018 CoStar Group, Inc.

8 Markets Year-End 2017 Pittsburgh CoStar Submarkets In analyzing metropolitan areas, CoStar has developed geographic designations to help group properties together, called Markets, Submarket Clusters and Submarkets. Markets are the equivalent of metropolitan areas, or areas containing a large population nucleus, that together with adjacent communities have a high degree of economic and social integration. Markets are then divided into Submarket Clusters, which are core areas within a metropolitan area that are known to be competitive with each other in terms of attracting and keeping tenants. Markets are then further subdivided into smaller units called Submarkets, which serve to delineate a core group of buildings that are competitive with each other and constitute a generally accepted competitive set, or peer group. Submarket Clusters Armstrong County Ind Beaver County Ind Butler County Ind Greater Downtown Ind Monroeville Ind North Pittsburgh Ind Northeast Pittsburgh Ind Oakland Ind Parkway East Corridor Ind Parkway West Corridor Ind South Pittsburgh Ind Washington County Ind West Pittsburgh Ind Westmoreland County Ind 2018 CoStar Group, Inc. CoStar Industrial Statistics 3

9 Pittsburgh Year-End 2017 Inventory & development Historical Deliveries Deliveries Average Delivered SF Millions of SF * Future deliveries based on current under construction buildings. Construction Activity Markets Ranked by Under Construction RBA Under Construction Inventory Average Bldg Size Market # Bldgs Total RBA Preleased SF Preleased % All Existing U/C Westmoreland County Ind 2 111, % 50,460 55,750 Butler County Ind 4 105,187 57, % 40,083 26,297 Parkway West Corridor Ind 2 85,000 19, % 32,797 42,500 South Pittsburgh Ind 1 38,282 38, % 26,343 38,282 Parkway East Corridor Ind 1 21,000 21, % 29,686 21,000 Washington County Ind % 35,463 0 Oakland Ind % 14,398 0 North Pittsburgh Ind % 30,333 0 Northeast Pittsburgh Ind % 36,889 0 West Pittsburgh Ind % 41,457 0 All Other % 34,469 0 Totals , , % 35,353 36,097 Recent Deliveries Leased & Un-Leased SF in Deliveries Since 2013 Future Deliveries Preleased & Un-Leased SF in Properties Scheduled to Deliver 2.0 Leased Un-Leased 250 Preleased Un-Leased Millions of SF Thousands of SF q q 4 CoStar Industrial Statistics 2018 CoStar Group, Inc.

10 Inventory & development Year-End 2017 Pittsburgh Historical Construction Starts & Deliveries Square Footage Per Quarter Starting and Completing Construction 1.0 Construction Starts Deliveries Millions of SF q q q q Recent Deliveries by Project Size Breakdown of Year-to-Date Development Based on RBA of Project Building Size # Bldgs RBA SF Leased % Leased Avg Rate Single-Tenant Multi-Tenant < 50,000 SF 8 189, , % $ , ,061 50,000 SF - 99,999 SF 3 218,920 59, % $ , ,000 SF - 249,999 SF 1 100, , % $ , ,000 SF - 499,999 SF 1 265, % $ 0 265,500 >= 500,000 SF % $ 0 0 Recent Development by Tenancy Comparison Based on RBA Developed for Single & Multi-Tenant Use Based on Total RBA 2017 Deliveries Currently Under Construction By Building Type By Tenancy Type 3% 0% 13% 48% 52% 87% 97% 100% Multi Single Multi Single Flex Warehouse Multi Single 2018 CoStar Group, Inc. CoStar Industrial Statistics 5

11 Pittsburgh Year-End 2017 Inventory & development 6 CoStar Industrial Statistics 2018 CoStar Group, Inc.

12 Inventory & development Year-End 2017 Pittsburgh 2018 CoStar Group, Inc. CoStar Industrial Statistics 7

13 Pittsburgh Year-End 2017 Figures at a Glance Flex Market Statistics Year-End 2017 YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Armstrong County Ind 9 216,683 14,263 14, % 8, $1 Beaver County Ind ,380 77,022 77, % (2,862) 0 0 $9.00 Butler County Ind 55 2,033,443 88, , % 47,181 41,125 32,000 $14.17 Greater Downtown Ind 39 1,486, , , % 9, $8.35 Monroeville Ind 36 1,049,092 21,020 30, % 135, $10.51 North Pittsburgh Ind 73 1,400,319 73,619 83, % (3,353) 0 0 $12.56 Northeast Pittsburgh Ind 72 3,383, , , % (31,477) 10,000 0 $17.27 Oakland Ind 3 117, % $ Parkway East Corridor Ind 56 2,234, , , % 11, $10.32 Parkway West Corridor Ind 93 3,233, , , % 7, ,920 66,000 $13.44 South Pittsburgh Ind 105 2,476, , , % (54,968) 0 0 $22.73 Washington County Ind 59 1,615, , , % 55, $8.14 West Pittsburgh Ind 44 1,218, , , % (104,620) 0 0 $9.86 Westmoreland County Ind 77 2,463, , , % 15, $7.38 Totals ,590,737 2,135,637 2,187, % 92, ,045 98,000 $12.17 Warehouse Market Statistics Year-End 2017 YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Armstrong County Ind 45 1,848, , , % (105,563) 0 0 $6.73 Beaver County Ind ,719,297 1,086,788 1,086, % (701,008) 0 0 $4.79 Butler County Ind ,198,043 1,060,602 1,063, % (433,613) 88,500 73,187 $4.44 Greater Downtown Ind ,709, , , % 57, $6.72 Monroeville Ind 65 1,535,890 62,366 62, % 45, $9.17 North Pittsburgh Ind ,496, , , % 428, $5.49 Northeast Pittsburgh Ind ,138, , , % 13, $5.24 Oakland Ind , % $ Parkway East Corridor Ind ,688, , , % (214,606) 0 21,000 $5.20 Parkway West Corridor Ind 211 6,736, , , % 61, ,000 19,000 $6.02 South Pittsburgh Ind ,253, , , % (177,197) 0 38,282 $4.82 Washington County Ind ,789,348 1,486,958 1,486, % (43,630) 14,936 0 $5.15 West Pittsburgh Ind ,705, , , % 296, ,650 0 $5.26 Westmoreland County Ind ,023,267 2,134,966 2,184, % 473,550 51, ,500 $4.57 Totals 4, ,130,612 9,251,480 9,304, % (298,223) 544, ,969 $5.19 Total Industrial Market Statistics Year-End 2017 YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Armstrong County Ind 54 2,065, , , % (97,341) 0 0 $6.86 Beaver County Ind ,381,677 1,163,810 1,163, % (703,870) 0 0 $4.83 Butler County Ind ,231,486 1,149,218 1,184, % (386,432) 129, ,187 $5.27 Greater Downtown Ind ,196, , , % 66, $6.94 Monroeville Ind 101 2,584,982 83,386 93, % 180, $10.20 North Pittsburgh Ind ,896, , , % 425, $5.73 Northeast Pittsburgh Ind ,522, , , % (18,175) 10,000 0 $8.94 Oakland Ind , % $ Parkway East Corridor Ind ,922, , , % (202,695) 0 21,000 $6.40 Parkway West Corridor Ind 304 9,970, , , % 69, ,920 85,000 $7.71 South Pittsburgh Ind ,730, , , % (232,165) 0 38,282 $7.00 Washington County Ind ,405,200 1,712,042 1,712, % 11,466 14,936 0 $5.37 West Pittsburgh Ind ,924,406 1,080,304 1,080, % 192, ,650 0 $5.85 Westmoreland County Ind ,486,850 2,345,792 2,395, % 488,890 51, ,500 $4.90 Totals 5, ,721,349 11,387,117 11,492, % (205,235) 709, ,969 $ CoStar Industrial Statistics 2018 CoStar Group, Inc.

14 Figures at a Glance Year-End 2017 Pittsburgh 2018 CoStar Group, Inc. CoStar Industrial Statistics 9

15 Pittsburgh Year-End 2017 Leasing Activity Historical Rental Rates Based on Quoted Rental Rates $14.00 Flex Warehouse Total Market $12.00 $1 $8.00 $6.00 $4.00 $2.00 $ q q q q q q q q 20174q by Available Space Type by Building Type Percent of All Vacant Space in Direct vs. Sublet Percent of All Vacant Space by Building Type Pittsburgh United States Pittsburgh United States 1% 4% 19% 14% 81% 86% 99% 96% Direct Sublet Direct Sublet Flex Warehouse Flex Warehouse U.S. Rental Rate Comparison Based on Average Quoted Rental Rates Future Space Available Space Scheduled to be Available for Occupancy* $6.60 $6.40 Pittsburgh United States $6.20 $6.00 $5.80 $5.60 $5.40 $5.20 $ q Millions q q q * Includes Under Construction Space 10 CoStar Industrial Statistics 2018 CoStar Group, Inc.

16 Leasing Activity Year-End 2017 Pittsburgh Select Top Industrial Leases Based on Leased Square Footage For Deals Signed in 2017 Building Submarket SF Qtr Tenant Name Tenant Rep Company Landlord Rep Company 1 RIDC Westmoreland Westmoreland County Ind 230,000 3rd Siemens Direct Deal Regional Industrial Development Cor 2 Allegheny Distribution Center Northeast Pittsburgh Ind 81,600 2nd Packaging Corporation of America Direct Deal Newmark Knight Frank th St Greater Downtown Ind 79,920 2nd N/A N/A Hanna Langholz Wilson Ellis st St Greater Downtown Ind 79,300 2nd Consumer Fresh Produce Inc. N/A N/A 5 Schreiber Industrial Park North - Bldg 1* Butler County Ind 74,185 1st US Liner Company N/A Pennsylvania Commercial Real Estate Crown Court Parkway West Corridor Ind 70,000 4th N/A N/A Newmark Knight Frank 7 Leetsdale Industrial Park - Bldg 111 North Pittsburgh Ind 58,000 1st N/A N/A CBRE 8 Jeannette Industrial Park - Bldg 100A Westmoreland County Ind 50,000 4th N/A N/A Scalise Real Estate Co. Inc. 9 Ambridge Regional Center - Bldg 30 Beaver County Ind 45,446 3rd N/A N/A Value Ambridge Associates Roseytown Rd Westmoreland County Ind 45,090 2nd N/A N/A Colliers International Pittsburgh 11 Schreiber Industrial Park North - Bldg 1 Butler County Ind 44,694 1st Deepwell Services Direct Deal Pennsylvania Commercial Real Estate Curry Ave Washington County Ind 42,750 4th ComTech Industries N/A Pennsylvania Commercial Real Estate Alpha Dr Northeast Pittsburgh Ind 38,000 3rd TandemLife Donahue Real Estate Advisors Howard Hanna 14 Parcel C - South Building Section A-D Westmoreland County Ind 37,049 2nd Online Stores N/A Investors Real Estate Agency 15 The Tech Forge Greater Downtown Ind 37,000 4th N/A N/A Regional Industrial Development Cor Saw Mill Run Blvd W* South Pittsburgh Ind 34,400 2nd Oce Furniture Warehouse Inc Grant Street Associates, Inc. Pollock Real Estate, Inc Riverview Dr Westmoreland County Ind 31,200 3rd N/A N/A CBRE Crown Court Parkway West Corridor Ind 30,000 2nd Zenith Logisgtics Hanna Langholz Wilson Ellis Newmark Knight Frank Arentzen Blvd Washington County Ind 28,000 4th N/A N/A CBRE Riverview Dr Westmoreland County Ind 27,762 1st N/A N/A CBRE Guttman Blvd Washington County Ind 25,000 2nd N/A Colliers International Pittsburgh Newmark Knight Frank Technology Dr Washington County Ind 23,537 4th N/A N/A CBRE 23 L-3 Communications Northeast Pittsburgh Ind 22,660 1st N/A N/A CBRE 24 Buncher Commerce Park - Bldg 24 North Pittsburgh Ind 22,455 2nd Bridgestone CBRE Pollock Real Estate, Inc Business Center Dr Parkway West Corridor Ind 22,000 4th N/A N/A Massaro Properties, LLC Bilmar Dr West Pittsburgh Ind 21,500 3rd N/A N/A CBRE Morganza Rd Washington County Ind 21,000 1st N/A N/A CBRE Industry Rd Parkway East Corridor Ind 21,000 4th PurePenn N/A N/A 29 Cranberry Business Park - Bldg 250 Butler County Ind 21,000 3rd GE Energy Power Conversion N/A Newmark Knight Frank 30 Commonwealth Manor II* North Pittsburgh Ind 20,100 3rd Microbac Laboratories Inc JLL Regional Industrial Development Cor 31 Schreiber Industrial Park North - Bldg 3 Butler County Ind 20,000 3rd Carter Lumber N/A Schreiber Industrial Development; P Guttman Blvd Washington County Ind 20,000 4th N/A N/A Newmark Knight Frank Metropolitan St North Pittsburgh Ind 20,000 1st N/A N/A Metro Property Co Inc 34 Keystone Commerce Center Butler County Ind 20,000 1st N/A N/A Colliers International Pittsburgh Kappa Dr Northeast Pittsburgh Ind 20,000 4th N/A N/A Regional Industrial Development Cor Mayview Rd - Building 2 South Pittsburgh Ind 19,800 3rd N/A N/A CBRE 37 Buncher Business Center Greater Downtown Ind 19,707 2nd Cinelease Colliers International Pittsburgh; N/A 38 West Pittsburgh Business Park West Pittsburgh Ind 18,770 2nd N/A N/A Colliers International Pittsburgh Overlook Dr North Pittsburgh Ind 18,300 2nd N/A N/A Sampson Morris Group 40 Neville Grand West Pittsburgh Ind 18,000 1st Central Van & Storage N/A Windgap Enterprises, Inc. * Renewal 2018 CoStar Group, Inc. CoStar Industrial Statistics 11

17 Pittsburgh Year-End 2017 Deliveries, Absorption & A r m s t r o n g C o u n t y M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Delivered SF Absorption SF 7.0% % (0.020) (0.040) 5.0% 4.0% 3.0% 2.0% Percent Vacant (0.060) 1.0% (0.080) q q q q q q q q q q q q q q q q 0.0% Vacant Space Quoted Rental Rates 0.14 Direct SF Sublet SF $ $7.00 $6.00 $5.00 $4.00 $ $ $1.00 $ Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 54 2,065, , % (64,563) $ q 54 2,065,548 55, % (18,163) $ q 54 2,065,548 37, % 15, $ q 54 2,065,548 52, % (29,990) $ q 54 2,065,548 22, % $ q 54 2,065,548 22, % 1, $ q 54 2,065,548 23, % 9, $ q 54 2,065,548 33, % $ q 54 2,065,548 33, % $ q 54 2,065,548 33, % $ q 54 2,065,548 34, % $ q 54 2,065,548 34, % $ q 54 2,065,548 34, % $ q 54 2,065,548 34, % 1, $ q 54 2,065,548 35, % (300) $ q 54 2,065,548 34, % 37, $ CoStar Industrial Statistics 2018 CoStar Group, Inc.

18 Deliveries, Absorption & B e a v e r C o u n t y M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Year-End 2017 Pittsburgh Delivered SF Absorption SF 12.0% 10.0% 0 (0.100) (0.200) (0.300) (0.400) (0.500) (0.600) (0.700) 8.0% 6.0% 4.0% 2.0% 0.0% q q q q q q q q q q q q q q q q Percent Vacant Vacant Space Quoted Rental Rates 1.40 Direct SF Sublet SF $ $ $4.00 $3.00 $2.00 $1.00 $ Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q ,381,677 1,163, % (334,736) $ q ,381, , % (390,092) $ q ,381, , % (32,500) $ q ,381, , % 53, $ q ,381, , % (34,661) $ q ,381, , % (51,973) 1 22, $ q ,359, , % 66, , ,390 $ q ,337, , % 99, , ,390 $ q ,329, , % 53, ,190 $ q ,329, , % (45,260) ,190 $ q ,329, , % 33, ,800 $ q ,329, , % 36, $ q ,329, , % 13, $ q ,059,618 1,310, % (561,731) $ q ,059, , % 226, $ q ,059, , % (70,556) $ CoStar Group, Inc. CoStar Industrial Statistics 13

19 Pittsburgh Year-End 2017 Deliveries, Absorption & B u t l e r C o u n t y M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse (0.100) (0.200) Delivered SF Absorption SF 9.0% 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% Percent Vacant (0.300) q q q q q q q q q q q q q q q q 0.0% Vacant Space Quoted Rental Rates Direct SF Sublet SF $9.00 $8.00 $ $6.00 $5.00 $4.00 $3.00 $ $1.00 $ Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q ,231,486 1,184, % (193,749) 1 81, ,187 $ q ,150, , % (144,353) 1 7, ,187 $ q ,142, , % (61,672) ,500 $ q ,142, , % 13, , ,500 $ q ,101, , % 91, , ,125 $ q ,024, , % 42, , ,548 $ q ,965, , % (64,384) ,747 $ q ,965, , % 82, ,324 $ q ,965, , % 420, , ,199 $ q ,562, , % 47, , ,199 $ q ,559, , % 59, ,399 $ q ,559, , % 63, , ,200 $ q ,477, , % (107,119) ,100 $ q ,477, , % (5,408) ,100 $ q ,477, , % 19, ,900 $ q ,477, , % 78, , ,900 $ CoStar Industrial Statistics 2018 CoStar Group, Inc.

20 Deliveries, Absorption & G r e a t e r D o w n t o w n M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Year-End 2017 Pittsburgh Delivered SF Absorption SF 7.0% % (0.050) 5.0% 4.0% 3.0% 2.0% Percent Vacant (0.100) 1.0% (0.150) q q q q q q q q q q q q q q q q 0.0% Vacant Space Quoted Rental Rates 0.70 Direct SF Sublet SF $ $7.20 $7.00 $6.80 $6.60 $ $ $6.00 $5.80 Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q ,196, , % 115, $ q ,132, , % (50,086) ,000 $ q ,226, , % (79,707) ,000 $ q ,226, , % 80, ,000 $ q ,260, , % 23, $ q ,260, , % (105,618) $ q ,260, , % 142, $ q ,260, , % $ q ,260, , % (100,470) $ q ,260, , % 85, $ q ,260, , % 17, $ q ,260, , % (3,600) $ q ,260, , % 176, $ q ,260, , % 46, $ q ,260, , % (20,451) $ q ,260, , % 86, $ CoStar Group, Inc. CoStar Industrial Statistics 15

21 Pittsburgh Year-End 2017 Deliveries, Absorption & M o n r o e v i l l e M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Delivered SF Absorption SF 14.0% (0.050) 12.0% 10.0% 8.0% 6.0% 4.0% 2.0% Percent Vacant (0.100) q q q q q q q q q q q q q q q q 0.0% Vacant Space Quoted Rental Rates 0.35 Direct SF Sublet SF $ $10.20 $1 $9.80 $9.60 $ $ $9.00 $8.80 Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 101 2,584,982 93, % 39, $ q 101 2,584, , % (890) $ q 101 2,584, , % 136, $ q 101 2,584, , % 5, $ q 101 2,584, , % (11,282) $ q 101 2,584, , % (47,270) $ q 101 2,584, , % 100, $ q 101 2,584, , % (198) $ q 101 2,584, , % (42,606) $ q 101 2,584, , % (29,600) $ q 101 2,584, , % $ q 101 2,584, , % 2, $ q 101 2,584, , % 9, $ q 101 2,584, , % $ q 101 2,584, , % (9,622) $ q 101 2,584, , % 43, $ CoStar Industrial Statistics 2018 CoStar Group, Inc.

22 Deliveries, Absorption & N o r t h P i t t s b u r g h M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Year-End 2017 Pittsburgh (0.100) (0.200) (0.300) (0.400) (0.500) (0.600) Delivered SF Absorption SF 7.0% 6.0% 2.0% 1.0% 0.0% q q q q q q q q q q q q q q q q 5.0% 4.0% 3.0% Percent Vacant Vacant Space Quoted Rental Rates 1.00 Direct SF Sublet SF $ $ $ $5.80 $5.75 $5.70 $5.65 $5.60 $5.55 Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q ,896, , % (11,086) $ q ,896, , % (3,139) $ q ,896, , % 57, $ q ,896, , % 382, $ q ,896, , % (52,441) $ q ,896, , % 34, , $ q ,888, , % 43, , ,686 $ q ,885, , % 103, , ,226 $ q ,859, , % 180, , ,516 $ q ,771,138 1,083, % (502,479) ,272 $ q ,771, , % (43,600) ,442 $ q ,771, , % 120, $ q ,771, , % 50, $ q ,771, , % 37, $ q ,771, , % (43,777) 1 4, $ q ,766, , % 16, ,800 $ CoStar Group, Inc. CoStar Industrial Statistics 17

23 Pittsburgh Year-End 2017 Deliveries, Absorption & N o r t h e a s t P i t t s b u r g h M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse (0.050) (0.100) Delivered SF Absorption SF 5.0% 4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% Percent Vacant (0.150) q q q q q q q q q q q q q q q q 0.0% Vacant Space Quoted Rental Rates 0.60 Direct SF Sublet SF $ $ $9.00 $ $8.00 $7.50 Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q ,522, , % 19, $ q ,522, , % (125,296) $ q ,522, , % 97, $ q ,522, , % (9,322) 1 10, $ q ,512, , % 32, ,000 $ q ,512, , % 6, ,000 $ q ,512, , % 92, ,000 $ q ,512, , % 190, , ,000 $ q ,509, , % 3, ,991 $ q ,509, , % 10, $ q ,509, , % (125,170) $ q ,509, , % (17,728) $ q ,509, , % 64, $ q ,509, , % (24,211) $ q ,509, , % (10,132) $ q ,509, , % 63, $ CoStar Industrial Statistics 2018 CoStar Group, Inc.

24 Deliveries, Absorption & O a k l a n d M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Year-End 2017 Pittsburgh 8 Delivered SF Absorption SF 2.5% % % 1.0% Percent Vacant % q q q q q q q q q q q q q q q q 0.0% Vacant Space Quoted Rental Rates Direct SF Sublet SF $4.50 $4.00 $3.50 $3.00 $2.50 $2.00 $1.50 $1.00 $0.50 $ Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q , % $ q , % $ q , % $ q , % $ q , % $ q , % $ q , % $ q , % $ q , % 7, $ q ,132 7, % $ q ,132 7, % $ q ,132 7, % $ q ,132 7, % $ q ,132 7, % $ q ,132 7, % 1, $ q ,132 8, % $ CoStar Group, Inc. CoStar Industrial Statistics 19