The CoStar Retail Report. Y e a r - E n d Roanoke Retail Market

Transcription

1 The CoStar Retail Report Y e a r - E n d

2 Year-End 2015 Roanoke Table of Contents Table of Contents A Methodology B Terms & Definitions C Market Highlights & Overview CoStar Markets & Submarkets Inventory & Development Analysis Inventory & Development Analysis Select Top Under Construction Properties Select Top Deliveries 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 Botetourt County Market Craig County Market Downtown Roanoke Market Northeast Roanoke Market Northwest Roanoke Market Southeast Roanoke Market Southwest Roanoke Market 2016 CoStar Group, Inc. The CoStar Retail Report A

3 Roanoke Year-End 2015 Methodology The CoStar Retail Report calculates Retail statistics using CoStar Group's base of existing, under construction and under renovation Retail buildings in each given metropolitan area. All Retail building types are included, including Community Center, Freestanding Retail, Neighborhood Center, Power Center, Regional Mall, Specialty Center and Unanchored Strip Center, in both single-tenant and multi-tenant buildings, including owner-occupied buildings. CoStar Group's national database includes approximately 80.7 billion square feet of coverage in 3.5 million properties. All rental rates reported in the CoStar Retail Report are calculated using Triple Net (NNN) rental rates. For information on subscribing to CoStar s other products and services, please contact us at COSTAR, or visit our web site at Copyright 2016 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 The CoStar Retail Report 2016 CoStar Group, Inc.

4 Year-End 2015 Roanoke Terms & Definitions Anchor Tenant: A large national or regional retailer that serves as a primary draw for a shopping center; a store strategically located in a retail property in order to enhance, bring attention to, or increase traffic at the property. Sometimes called a destination tenant, usually these tenants lease at least 25,000 SF. 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. 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). Community Center: A shopping center development that has a total square footage between 100, ,000 SF. Generally will have 2-3 large anchored tenants, but not department store anchors. Community Center typically offers a wider range of apparel and other soft goods than the Neighborhood Center. Among the more common anchors are supermarkets and super drugstores. Community Center tenants sometime contain retailers selling such items as apparel, home improvement/furnishings, toys, electronics or sporting goods. The center is usually configured as a strip, in a straight line, or an L or U shape. Construction Starts: Buildings that began construction during a specific period of time. (See also: Deliveries) 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. Existing Inventory: 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. Freestanding Retail: Single tenant building with a retail tenant. Examples include video stores, fast food restaurant, etc. Full Service Rental Rate: Rental rates that include all operating expenses such as utilities, electricity, janitorial services, taxes and insurance. General Retail: Typically are single tenant freestanding generalpurpose commercial buildings with parking. Many single retail buildings fall into this use code, especially when they don t meet any of the more detailed use code descriptions. 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. 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. Lifestyle Center: An upscale, specialty retail, main street concept shopping center. An open center, usually without anchors, about 300,000 SF GLA or larger, located near affluent neighborhoods, includes upscale retail, trendy restaurants and entertainment retail. Nicely landscaped with convenient parking located close to the stores. Mall: The combined retail center types of Lifestyle Center, Regional Mall and Super Regional Mall. 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 tenant needs. (See also: Tenancy). Neighborhood Center: Provides for the sales of convenience goods (food, drugs, etc.) and personal services (laundry, dry cleaning, etc.) for day-to-day living needs of the immediate neighborhood with a supermarket being the principal tenant. In theory, the typical GLA is 50,000 square feet. In practice, the GLA may range from 30,000 to 100,000 square feet. Net Absorption: The net change in occupied space over a given period of time. Unless otherwise noted Net Absorption includes direct and sublease space. 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. Outlet Center: Usually located in a rural or occasionally in a tourist location, an Outlet Center consists of manufacturer s outlet stores selling their own brands at a discount. 50, ,000 SF. An Outlet Center does not have to be anchored. A strip configuration is most common, although some are enclosed malls and others can be arranged in a village cluster. 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. Power Center: The center typically consists of several freestanding (unconnected) anchors and only a minimum amount of small specialty tenants. 250, ,000 SF. A Power Center is dominated by several large anchors, including discount department stores, offprice stores, warehouse clubs, or "category killers," i.e., stores that offer tremendous selection in a particular merchandise category at low prices. Preleased Space: The amount of space in a building that has been leased prior to its construction completion date, or certificate 2016 CoStar Group, Inc. The CoStar Retail Report C

5 Roanoke Year-End 2015 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). 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) Regional Mall: Provides shopping goods, general merchandise, apparel, and furniture, and home furnishings in full depth and variety. It is built around the full-line department store with a minimum GLA of 100,000 square feet, as the major drawing power. For even greater comparative shopping, two, three, or more department stores may be included. In theory a regional center has a GLA of 400,000 square feet, and may range from 300,000 to more than 1,000,000 square feet. Regional centers in excess of 750,000 square feet GLA with three or more department stores are considered Super Regional. (See also: Super Regional Mall). 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. Shopping Center: The combined retail center types of Community Center, Neighborhood Center and Strip Center. Single-Tenant: Buildings that are occupied, or intended to be occupied by a single tenant. (See also: Build-to-suit and Tenancy) Specialty Center: The combined retail center types of Airport Retail, Outlet Center and Theme/Festival Center. Sports & Entertainment: A facility suited for recreational activities, including: Amusement Facility, Aquatic Facility/Swimming Pool, Bowling Alley, Casino/Gaming Facility, Equestrian Center/Stable, Fitness, Court and Spa Facility, Golf Related, Racetrack, Skating Rink, Ski Resort, Sports Arena/Stadium, and Theatre/Performing Art Facility. Strip Center: A strip center is an attached row of stores or service outlets managed as a coherent retail entity, with on-site parking usually located in front of the stores. Open canopies may connect the storefronts, but a strip center does not have enclosed walkways linking the stores. A strip center may be configured in a straight line, or have an "L" or "U" shape. 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). Super Regional Mall: Similar to a regional mall, but because of its larger size, a super regional mall has more anchors, a deeper selection of merchandise, and draws from a larger population base. As with regional malls, the typical configuration is as an enclosed mall, frequently with multiple levels (See also: Regional Mall). 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. Theme/Festival Center: These centers typically employ a unifying theme that is carried out by the individual shops in their architectural design and, to an extent, in their merchandise. Sometimes the biggest appeal of these centers is to tourists; they can be anchored by restaurants and entertainment facilities. These centers, generally located in urban areas, tend to be adapted from older, sometimes historic, buildings, and can be part of mixed-use projects. 80, ,000 SF. 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 The CoStar Retail Report 2016 CoStar Group, Inc.

6 Overview Year-End 2015 Roanoke Roanoke s Stays at 5.3% Net Absorption Positive 55,010 SF in the Quarter The Roanoke retail market did not experience much change in market conditions in the fourth quarter The vacancy rate went from 5.3% in the previous quarter to 5.3% in the current quarter. Net absorption was positive 55,010 square feet, and vacant sublease space increased by 4,000 square feet. Quoted rental rates changed from third quarter 2015 levels, ending at $14.63 per square foot per year. A total of 2 retail buildings with 62,174 square feet of retail space were delivered to the market in the quarter, with 68,605 square feet still under construction at the end of the quarter. Net Absorption Retail net absorption was moderate in Roanoke fourth quarter 2015, with positive 55,010 square feet absorbed in the quarter. In third quarter 2015, net absorption was negative (71,778) square feet, while in second quarter 2015, absorption came in at positive 37,592 square feet. In first quarter 2015, negative (52,453) square feet was absorbed in the market. Tenants moving out of large blocks of space in 2015 include: Books-A-Million moving out of 36,600 square feet at 1515 Hershberger Rd NW; Piggly Wiggly moving out of 21,500 square feet at 1314 Riverland Rd SE; and Sunbelt Rentals moving out of 14,000 square feet at 5384 Peters Creek Rd. Tenants moving into large blocks of space in 2015 include: Walmart Neighborhood Market moving into 41,117 square feet at Walmart Neighborhood Market; Aldi moving into 21,000 square feet at 1515 Hershberger Rd NW; and H & M moving into 17,363 square feet at Valley View Mall. Roanoke s retail vacancy rate changed in the fourth quarter 2015, ending the quarter at 5.3%. Over the past four quarters, the market has seen an overall increase in the vacancy rate, with the rate going from 4.7% in the first quarter 2015, to 5.0% at the end of the second quarter 2015, 5.3% at the end of the third quarter 2015, to 5.3% in the current quarter. The amount of vacant sublease space in the Roanoke market has trended up over the past four quarters. At the end of the first quarter 2015, there were 8,000 square feet of vacant sublease space. Currently, there are 12,000 square feet vacant in the market. Largest Lease Signings The largest lease signings occurring in 2015 included: the 36,000-square-foot-lease signed by Warehouse Furniture at Tanglewood Mall; the 21,000-square-foot-deal signed by Aldi at 1515 Hershberger Rd NW; and the 9,523-square-foot-lease signed by Firestone Complete Auto Care at 1301 Hershberger Rd NW. Rental Rates Average quoted asking rental rates in the Roanoke retail market are unchanged over previous quarter levels, and down from their levels four quarters ago. Quoted rents ended the fourth quarter 2015 at $14.63 per square foot per year. That compares to $14.63 per square foot in the third quarter 2015, and $15.58 per square foot at the end of the first quarter This represents a % change in rental rates in the current quarter, and a 6.49% decrease from four quarters ago. Inventory & Construction During the fourth quarter 2015, two buildings totaling 62,174 square feet were completed in the Roanoke retail market. Over the past four quarters, a total of 174,408 square feet Rates by Building Type % Power Center General Retail Shopping Center Mall Total Market 10% 8% 6% 4% 2% 0% q q q q q q q q q 2016 CoStar Group, Inc. The CoStar Retail Report 1

7 Roanoke Year-End 2015 Overview of retail space has been built in Roanoke. In addition to the current quarter, nothing was completed in third quarter 2015, two buildings totaling 112,234 square feet completed in second quarter 2015, and nothing completed in first quarter There were 68,605 square feet of retail space under construction at the end of the fourth quarter Some of the notable 2015 deliveries include: Parkside Commons, a 71,117-square-foot facility that delivered in second quarter 2015 and is now 83% occupied, and Toyota, a 57,762-square-foot building that delivered in fourth quarter 2015 and is now 100% occupied. Total retail inventory in the Roanoke market area amounted to 22,192,551 square feet in 1,788 buildings and 72 centers as of the end of the fourth quarter Shopping Center The Shopping Center market in Roanoke currently consists of 68 projects with 4,751,001 square feet of retail space in 136 buildings. In this report the Shopping Center market is comprised of all Community Center, Neighborhood Center, and Strip Centers. After absorbing (1,078) square feet and delivering no new space in the current quarter, the Shopping Center sector saw the vacancy rate go from 7.9% at the end of the third quarter 2015 to 7.9% this quarter. Over the past four quarters, the Shopping Center vacancy rate has gone from 7.3% at the end of the first quarter 2015, to 7.5% at the end of the second quarter 2015, to 7.9% at the end of the third quarter 2015, and finally to 7.9% at the end of the current quarter. Rental rates ended the fourth quarter 2015 at $17.25 per square foot, up from the $17.15 they were at the end of third quarter Rental rates have trended up over the past year, going from $16.78 per square foot a year ago to their current levels. & Rent Past 10 Quarters Price in Dollars per Unit $17 $16 $16 $15 $15 $14 $14 $13 $13 $12 Average Rental Rate Rate q q q q q 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% % Rate Percentage Net absorption in the Shopping Center sector has totaled 21,682 square feet over the past four quarters. In addition to the negative (1,078) square feet absorbed this quarter, negative (19,900) square feet was absorbed in the third quarter 2015, positive 30,909 square feet was absorbed in the second quarter 2015, and positive 11,751 square feet was absorbed in the first quarter Power Centers The Power Center average vacancy rate was 6.8% in the fourth quarter With no net absorption and no new deliveries, the vacancy rate went from 6.8% at the end of last quarter to 6.8% at the end of the fourth quarter. In the third quarter 2015, Power Centers had no absorption, delivered no new space, and the vacancy rate went from 6.8% to 6.8% over the course of the quarter. Rental started the quarter at $13.34 per square foot and ended the quarter at $13.34 per square foot. A year ago, in fourth quarter 2014, the vacancy rate was 3.1%. Over the past four quarters, Power Centers have absorbed a cumulative (14,863) square feet of space and delivered cumulative 0 square feet of space. There was no sublease space over that same period, and rental rates have gone from $13.34 to $ At the end of the fourth quarter 2015, there was no space under construction in the Roanoke market. The total stock of Power Center space in Roanoke currently sits at 407,175 square feet in 1 centers comprised of five buildings. No space was under construction at the end of the fourth quarter General Retail Properties The General Retail sector of the market, which includes all freestanding retail buildings, except those contained within a center, reported a vacancy rate of 3.6% at the end of fourth quarter There was a total of 527,568 square feet vacant at that time. The General Retail sector in Roanoke currently has average rental rates of $14.85 per square foot per year. There are 39,965 square feet of space under construction in this sector, with 62,174 square feet having been completed in the fourth quarter. In all, there are a total of 1,607 buildings with 14,463,049 square feet of General Retail space in Roanoke. Specialty Centers Roanoke does not have any Specialty Center inventory. In this report the Specialty Center market is comprised of Outlet Center, Airport Retail and Theme/Festival Centers. Malls Malls recorded net absorption of 0 square feet in the fourth quarter This net absorption number, combined with no new space that was built in the quarter, caused the vacancy rate to go from 9.4% a quarter ago to 9.4% at the 2 The CoStar Retail Report 2016 CoStar Group, Inc.

8 Overview Year-End 2015 Roanoke end of the fourth quarter Rental rates went from $11.34 per square foot to $11.41 per square foot during that time. In this report the Mall market is comprised of 3 Lifestyle Center, Regional Mall and Super Regional Malls. Absorption & Deliveries Past 10 Quarters Net Absorption Deliveries Reports compiled by: Ashley McClain, CoStar Research Manager. Millions SF (1) (0) () (5) (7) () q q q q q 2016 CoStar Group, Inc. The CoStar Retail Report 3

9 Roanoke Year-End 2015 Markets 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. Submarkets Botetourt County Craig County Downtown Roanoke Northeast Roanoke Northwest Roanoke Southeast Roanoke Southwest Roanoke 4 The CoStar Retail Report 2016 CoStar Group, Inc.

10 Inventory & development Year-End 2015 Roanoke Historical Deliveries Deliveries Average Delivered SF Millions of SF * Future deliveries based on current under construction buildings. Construction Activity Markets Ranked by Under Construction Square Footage Under Construction Inventory Average Bldg Size Market # Bldgs Total GLA Preleased SF Preleased % All Existing U/C Southeast Roanoke 2 40,640 24, % 8,608 20,320 Northeast Roanoke 1 27,965 27,965 10% 17,370 27,965 Southwest Roanoke % 12,356 0 Downtown Roanoke % 8,912 0 Craig County % 8,653 0 Northwest Roanoke % 13,782 0 Botetourt County % 6,924 0 Totals 3 68,605 52, % 12,412 22,868 Recent Deliveries Leased & Un-Leased SF in Deliveries Since 2011 Future Deliveries Preleased & Un-Leased SF in Properties Scheduled to Deliver 0.2 Leased Un-Leased 35 Preleased Un-Leased Millions of SF Thousands of SF T q q 2016 CoStar Group, Inc. The CoStar Retail Report 5

11 Roanoke Year-End 2015 Inventory & development Historical Construction Starts & Deliveries Square Footage Per Quarter Starting and Completing Construction Construction Starts Deliveries 1 8 Millions of SF q q q q q q q q q q q q q q q q Recent Deliveries by Project Size of Year-to-Date Development Building Size # Bldgs GLA SF Leased % Leased Avg Rate Single-Tenant Multi-Tenant < 50,000 SF 2 45,529 45,529 10% $ , ,000 SF - 99,999 SF 2 128, ,879 10% $ ,762 71, ,000 SF - 249,999 SF % $ ,000 SF - 499,999 SF % $0 0 0 >= 500,000 SF % $0 0 0 Recent Development by Tenancy Based on GLA Developed for Single & Multi Tenant Use 2015 Deliveries Currently Under Construction Existing Inventory Comparison Based on Total GLA General Retail 0% Shopping Center 59% 41% 100% Mall Power Center Multi Single Multi Single Millions of SF The CoStar Retail Report 2016 CoStar Group, Inc.

12 Inventory & development Year-End 2015 Roanoke 2016 CoStar Group, Inc. The CoStar Retail Report 7

13 Roanoke Year-End 2015 Figures at a Glance General Retail Market Statistics Year-End 2015 Existing Inventory YTD Net YTD Under Quoted Market # Blds Total GLA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Botetourt County 193 1,224, , , % (2,925) 0 0 $19.07 Craig County 6 51, % $0 Downtown Roanoke 159 1,417,025 48,120 48, % (9,324) 0 0 $9.21 Northeast Roanoke 348 4,075, , , % 37,493 62,174 27,965 $10.53 Northwest Roanoke 196 1,934,978 39,094 39, % (20,631) 0 0 $7.66 Southeast Roanoke ,476 27,882 27, % 68,160 71,117 12,000 $17.04 Southwest Roanoke 552 4,812, , , % (39,607) 0 0 $15.52 Totals 1,607 14,463, , , % 33, ,291 39,965 $14.85 Mall Market Statistics Year-End 2015 Existing Inventory YTD Net YTD Under Quoted Market # Ctrs Total GLA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Botetourt County % $0 Craig County % $0 Downtown Roanoke % $0 Northeast Roanoke 2 1,690,897 19,621 19, % 10, $13.68 Northwest Roanoke % $0 Southeast Roanoke % $0 Southwest Roanoke 1 880, , , % (82,172) 0 0 $11.01 Totals 3 2,571, , , % (71,614) 0 0 $11.41 Power Center Market Statistics Year-End 2015 Existing Inventory YTD Net YTD Under Quoted Market # Ctrs Total GLA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Botetourt County % $0 Craig County % $0 Downtown Roanoke % $0 Northeast Roanoke 1 407,175 27,543 27, % (14,863) 0 0 $18.74 Northwest Roanoke % $0 Southeast Roanoke % $0 Southwest Roanoke % $0 Totals 1 407,175 27,543 27, % (14,863) 0 0 $18.74 Shopping Center Market Statistics Year-End 2015 Existing Inventory YTD Net YTD Under Quoted Market # Ctrs Total GLA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Botetourt County 4 152,948 9,335 9, % $0 Craig County % $0 Downtown Roanoke % $0 Northeast Roanoke ,630 64,034 64, % 15, $14.92 Northwest Roanoke 14 1,193,426 78,167 78, % 2, $18.00 Southeast Roanoke 6 508,237 28,556 28, % 36,350 41,117 28,640 $16.80 Southwest Roanoke 31 1,930, , , % (32,406) 0 0 $17.77 Totals 68 4,751, , , % 21,682 41,117 28,640 $ The CoStar Retail Report 2016 CoStar Group, Inc.

14 Figures at a Glance Year-End 2015 Roanoke Total Retail Market Statistics Year-End 2015 Existing Inventory YTD Net YTD Under Quoted Market # Blds Total GLA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Botetourt County 199 1,377, , , % (2,925) 0 0 $19.07 Craig County 6 51, % $0 Downtown Roanoke 159 1,417,025 48,120 48, % (9,324) 0 0 $9.21 Northeast Roanoke 411 7,139, , , % 48,926 62,174 27,965 $12.61 Northwest Roanoke 227 3,128, , , % (18,631) 0 0 $11.09 Southeast Roanoke 169 1,454,713 56,438 56, % 104, ,234 40,640 $16.94 Southwest Roanoke 617 7,623, , , % (154,185) 0 0 $14.43 Totals 1,788 22,192,551 1,160,865 1,172, % (31,629) 174,408 68,605 $ CoStar Group, Inc. The CoStar Retail Report 9

15 Roanoke Year-End 2015 Figures at a Glance 10 The CoStar Retail Report 2016 CoStar Group, Inc.

16 Figures at a Glance Year-End 2015 Roanoke 2016 CoStar Group, Inc. The CoStar Retail Report 11

17 Roanoke Year-End 2015 Leasing Activity Historical Rental Rates Based on NNN Rental Rates Power Center General Retail Shopping Center Mall Total Market $20 $18.00 Dollars/SF/Year $16.00 $14.00 $12.00 $10 $ q q q q q q q q q by Available Space Type Percent of All Vacant Space in Direct vs. Sublet by Building Type Percent of All Vacant Space by Building Type 1% General Retail Shopping Center Mall 99% Power Center Direct Sublet 0% 10% 20% 30% 40% 50% GLA By Building Type Ratio of Total GLA by Building Type Future Space Available Space Scheduled to be Available for Occupancy* General Retail 2 Shopping Center Mall Power Center Millions of SF Millions q q * Includes Under Construction Spaces 12 The CoStar Retail Report 2016 CoStar Group, Inc.

18 Leasing Activity Year-End 2015 Roanoke Select Top Retail Leases Based on Leased Square Footage For Deals Signed in 2015 Building Submarket SF Qtr Tenant Name Tenant Rep Company Landlord Rep Company 1 Tanglewood Mall Southwest Roanoke 36,000 3rd Warehouse Furniture S.L. Nusbaum Realty Co. Tanglewood Mall; S.L. Nusbaum Realt Hershberger Rd NW Northeast Roanoke 21,000 2nd Aldi The Providence Group; Cushman & Wak Cushman & Wake eld Thalhimer Hershberger Rd NW* Northeast Roanoke 9,523 3rd Firestone Complete Auto Care Direct Deal Matthews Retail Advisors 4 Spartan Square Northwest Roanoke 9,049 4th Pet Supply Plus N/A Cushman & Wake eld Thalhimer Peters Creek Rd Northwest Roanoke 8,400 2nd Appalachian Tire Products, Inc. Direct Deal Cushman & Wake eld Thalhimer 6 Market Square East Northeast Roanoke 7,857 3rd 460 Hookah Bar N/A Branch Management Corp Grandin Rd SW* Southwest Roanoke 4,985 1st BNC Bank N/A N/A Williamson Rd NW Northeast Roanoke 4,000 1st Mediterranean Goods Market N/A Wes Dearing 9 Tanglewood Mall Southwest Roanoke 4,000 3rd Serenity Day Spa S.L. Nusbaum Realty Co. Tanglewood Mall; S.L. Nusbaum Realt Electric Rd* Southwest Roanoke 3,237 2nd KFC N/A Direct Deal Brambleton Ave Southwest Roanoke 3,200 1st Al Dente N/A Poe & Cronk Real Estate Group Market St Downtown Roanoke 2,804 2nd Fire y Media N/A Poe & Cronk Real Estate Group 13 Tanglewood Mall Southwest Roanoke 2,734 3rd Classic Furniture S.L. Nusbaum Realty Co. Tanglewood Mall; S.L. Nusbaum Realt Williamson Rd Northeast Roanoke 2,724 3rd Sakura Japanese Steakhouse N/A Hall Associates, Inc. 15 Towers Shopping Center Southwest Roanoke 2,700 2nd Dunk n Donuts N/A The Rappaport Companies; RAPPAPORT 16 The Stables Southwest Roanoke 2,653 3rd Moe s Southwest Grill N/A Cushman & Wake eld Thalhimer Williamson Rd Northeast Roanoke 2,500 3rd Hopars Gifts & Things N/A Branch Management Corp Broadway Ave Southwest Roanoke 2,500 4th N/A N/A Hall Associates, Inc. 19 Townside Festival Southwest Roanoke 2,441 1st N/A N/A Sentinel Properties Inc. 20 The Stables Southwest Roanoke 2,288 2nd Starbucks N/A Cushman & Wake eld Thalhimer NE Orange Ave Southeast Roanoke 2,174 4th Hibachi Express N/A Cushman & Wake eld Thalhimer 22 City Market Bldg Roanoke Downtown Roanoke 2,079 2nd Roanoke Mountain Adventures N/A Hall Associates, Inc Salem Ave SE Downtown Roanoke 2,024 3rd Tink s Place N/A MKB Realtors Electric Rd Southwest Roanoke 2,000 2nd Full Moon Cafe N/A Hall Associates, Inc. 25 Brambleton Plaza Southwest Roanoke 1,940 2nd N/A N/A Poe & Cronk Real Estate Group 26 Tanglewood Mall Southwest Roanoke 1,900 3rd Star City Batteries S.L. Nusbaum Realty Co. Tanglewood Mall; S.L. Nusbaum Realt Salem Ave SW Southwest Roanoke 1,800 3rd N/A N/A Walker Commercial Real Estate Servi Williamson Rd NW Northeast Roanoke 1,800 1st N/A N/A Darnell Donald D 29 Towers Shopping Center Southwest Roanoke 1,774 2nd Textbook Brokers N/A The Rappaport Companies; RAPPAPORT Electric Rd Southwest Roanoke 1,750 1st N/A N/A Poe & Cronk Real Estate Group Brambleton Ave Southwest Roanoke 1,666 2nd N/A N/A Poe & Cronk Real Estate Group 32 Keagy Village; Building G Southwest Roanoke 1,487 1st pure barre N/A Cushman & Wake eld Thalhimer N Je erson St Downtown Roanoke 1,422 2nd Blonde & Company N/A Hall Associates, Inc. 34 Market Place Center Downtown Roanoke 1,350 2nd Merrill Lynch Cushman & Wake eld Thalhimer MKB Realtors W Main St Northwest Roanoke 1,300 2nd Cricket Wireless Cushman & Wake eld Thalhimer Cushman & Wake eld Thalhimer st St SW Downtown Roanoke 1,300 3rd Sam Krisch Fine Art Photography Direct Deal Cushman & Wake eld Thalhimer 37 23rd Street Shoppes Southwest Roanoke 1,118 2nd N/A N/A The Rappaport Companies; RAPPAPORT 38 Peters Creek Auto Lot Northwest Roanoke 1,100 4th Star Auto Sales Inc N/A RealStar Realtors 39 Tanglewood Mall Southwest Roanoke 1,014 3rd N/A S.L. Nusbaum Realty Co. Tanglewood Mall; S.L. Nusbaum Realt Williamson Rd NW Northeast Roanoke 1,000 1st Cricket Wireless Authorized Retailier N/A Hall Associates, Inc. * Renewal 2016 CoStar Group, Inc. The CoStar Retail Report 13

19 Roanoke Year-End 2015 Deliveries, Absorption & B o t e t o u r t C o u n t y M a r k e t Market Highlights Class A, B & C Delivered SF Absorption SF (05) (10) (15) (20) (25) (30) 8.0% 6.0% 4.0% 2.0% % q q q q q q q q q q q q q q q q 12.0% 1% Vacant Space Quoted Rental Rates Direct SF Sublet SF $ $ Dollars/SF/Year $15.00 $10 $ q q q q q q q q $ q q q q Existing Inventory Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 199 1,377, , % $ q 199 1,377, , % 2, $ q 199 1,377, , % (648) $ q 199 1,377, , % (4,781) $ q 199 1,377, , % $ q 199 1,377, , % $ q 199 1,377, , % 7, $ q 199 1,377, , % 8, $ q 199 1,377, , % 1, $ q 199 1,377, , % 20, $ q 199 1,377, , % (5,390) $ q 199 1,377, , % (23,777) $ q 199 1,377, , % (17,725) $ q 199 1,377, , % $ q 199 1,377, , % 2, $ q 199 1,377, , % 3, $ The CoStar Retail Report 2016 CoStar Group, Inc.

20 Deliveries, Absorption & C r a i g C o u n t y M a r k e t Market Highlights Class A, B & C Year-End 2015 Roanoke Delivered SF Absorption SF (01) (02) (03) (04) 2.0% 1.0% % q q q q q q q q q q q q q q q q 7.0% 6.0% 5.0% 4.0% 3.0% Vacant Space Quoted Rental Rates Direct SF Sublet SF $ $ q q q q q q q q Dollars/SF/Year $0.80 $0.70 $0.60 $0.50 $0.40 $0.30 $0.20 $0 $ q q q q Existing Inventory Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 6 51,916 0 % $ q 6 51,916 0 % $ q 6 51,916 0 % $ q 6 51,916 0 % $ q 6 51,916 0 % $ q 6 51,916 0 % $ q 6 51,916 0 % $ q 6 51,916 0 % $ q 6 51,916 0 % 3, $ q 6 51,916 3, % (3,132) $ q 6 51,916 0 % $ q 6 51,916 0 % 3, $ q 6 51,916 3, % $ q 6 51,916 3, % $ q 6 51,916 3, % $ q 6 51,916 3, % $ CoStar Group, Inc. The CoStar Retail Report 15

21 Roanoke Year-End 2015 Deliveries, Absorption & D o w n t o w n R o a n o k e M a r k e t Market Highlights Class A, B & C Delivered SF Absorption SF (05) (10) (15) 1.0% 0.5% % q q q q q q q q q q q q q q q q 4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% Vacant Space Quoted Rental Rates Direct SF Sublet SF $ $ $ Dollars/SF/Year $8.00 $6.00 $ $ q q q q q q q q $ q q q q Existing Inventory Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 159 1,417,025 48, % (10,491) $ q 159 1,417,025 37, % 4, $ q 159 1,417,025 42, % (5,192) $ q 159 1,417,025 37, % 1, $ q 159 1,417,025 38, % 2, $ q 159 1,417,025 41, % 8, $ q 160 1,425,181 58, % (8,411) $ q 161 1,430,741 55, % 3, $ q 161 1,430,741 58, % 1, $ q 161 1,430,741 59, % (3,779) $ q 161 1,430,741 55, % 4, $ q 161 1,430,741 60, % (11,129) $ q 161 1,430,741 49, % (2,305) $ q 161 1,430,741 47, % (12,094) $ q 161 1,430,741 34, % 9, $ q 161 1,430,741 44, % (7,638) $ The CoStar Retail Report 2016 CoStar Group, Inc.

22 Deliveries, Absorption & N o r t h e a s t R o a n o k e M a r k e t Market Highlights Class A, B & C Year-End 2015 Roanoke Delivered SF Absorption SF (20) (40) (60) 1.0% 0.5% % q q q q q q q q q q q q q q q q 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% Vacant Space Quoted Rental Rates Direct SF Sublet SF $ $ $ Dollars/SF/Year $12.80 $12.60 $12.40 $ $ q q q q q q q q $ q q q q Existing Inventory Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 411 7,139, , % 62, , ,965 $ q 409 7,077, , % 27, ,139 $ q 409 7,077, , % (26,749) ,174 $ q 409 7,077, , % (14,606) ,762 $ q 409 7,077, , % (14,099) $ q 409 7,077, , % 10, $ q 409 7,077, , % 7, $ q 409 7,077, , % 13, $ q 409 7,077, , % 13, $ q 409 7,077, , % (14,719) $ q 409 7,077, , % (45,352) $ q 409 7,077, , % 3, , $ q 408 7,066, , % 34, , ,200 $ q 408 7,066, , % 1, ,272 $ q 408 7,066, , % (7,811) ,072 $ q 408 7,066, , % 5, , $ CoStar Group, Inc. The CoStar Retail Report 17

23 Roanoke Year-End 2015 Deliveries, Absorption & N o r t h w e s t R o a n o k e M a r k e t Market Highlights Class A, B & C Delivered SF Absorption SF (10) (20) (30) (40) 1.0% 0.5% % q q q q q q q q q q q q q q q q 4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% Vacant Space Quoted Rental Rates Direct SF Sublet SF $ $ $ Dollars/SF/Year $10 $8.00 $6.00 $ $ q q q q q q q q $ q q q q Existing Inventory Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 227 3,128, , % $ q 227 3,128, , % 10, $ q 227 3,128, , % (33,230) $ q 227 3,128,404 94, % 4, $ q 227 3,128,404 98, % 3, $ q 227 3,128, , % (19) $ q 227 3,128, , % (20,294) $ q 227 3,128,404 82, % (3,869) $ q 227 3,128,404 78, % 1, , $ q 226 3,125,084 76, % 10, ,320 $ q 226 3,125,084 87, % 6, ,320 $ q 226 3,125,084 93, % (32,214) 1 8, $ q 225 3,116,681 52, % 4, ,403 $ q 225 3,116,681 57, % 54, ,403 $ q 225 3,116, , % 3, $ q 225 3,116, , % 7, , $13 18 The CoStar Retail Report 2016 CoStar Group, Inc.

24 Deliveries, Absorption & S o u t h e a s t R o a n o k e M a r k e t Market Highlights Class A, B & C Year-End 2015 Roanoke Delivered SF Absorption SF (20) (40) 2.0% 1.0% % q q q q q q q q q q q q q q q q 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% Vacant Space Quoted Rental Rates Direct SF Sublet SF $ $ $ Dollars/SF/Year $12.00 $10 $8.00 $6.00 $ $ q q q q q q q q $ q q q q Existing Inventory Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 169 1,454,713 56, % (7,452) ,640 $ q 169 1,454,713 48, % (4,260) ,640 $ q 169 1,454,713 44, % 115, , ,000 $ q 167 1,342,479 47, % ,234 $ q 167 1,342,479 48, % 12, ,234 $ q 167 1,342,479 61, % (2,500) ,234 $ q 169 1,387, , % (17,069) ,117 $ q 169 1,387,239 86, % 2, $ q 169 1,387,239 88, % 9, , $ q 167 1,376,139 87, % 2, ,100 $ q 167 1,376,139 90, % (1,900) ,100 $ q 167 1,376,139 88, % 3, ,000 $ q 167 1,376,139 91, % 3, $ q 167 1,376,139 95, % (11,791) $ q 167 1,376,139 83, % (1,650) $ q 167 1,376,139 81, % 7, $ CoStar Group, Inc. The CoStar Retail Report 19

25 Roanoke Year-End 2015 Deliveries, Absorption & S o u t h w e s t R o a n o k e M a r k e t Market Highlights Class A, B & C Delivered SF Absorption SF (50) (00) (50) 2.0% 1.0% % q q q q q q q q q q q q q q q q 9.0% 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% Vacant Space Quoted Rental Rates Direct SF Sublet SF $ $ Dollars/SF/Year $16.00 $14.00 $12.00 $10 $8.00 $6.00 $4.00 $ q q q q q q q q $ q q q q Existing Inventory Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 617 7,623, , % 10, $ q 617 7,623, , % (113,105) $ q 617 7,623, , % (12,011) $ q 621 7,649, , % (39,525) $ q 621 7,649, , % (8,623) $ q 621 7,649, , % 58, $ q 621 7,649, , % 85, $ q 621 7,649, , % 9, $ q 621 7,649, , % $ q 621 7,649, , % (17,576) $ q 621 7,649, , % 28, $ q 621 7,649, , % (12,137) $ q 621 7,649, , % (49,912) $ q 621 7,649, , % 5, $ q 621 7,649, , % (29,479) $ q 621 7,649, , % (2,072) 1 8, $ The CoStar Retail Report 2016 CoStar Group, Inc.