The CoStar Industrial Report. M i d - Y e a r Inland Empire Industrial Market

Transcription

1 The CoStar Industrial Report M i d - Y e a r

2 Mid-Year 2016 Inland Empire 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 Deliveries Select Top Under Construction Properties Figures at a Glance Figures at a Glance by Building Type & Market Figures at a Glance by Building Type & Submarket Historical Figures at a Glance Leasing Activity Analysis Select Top Lease Transactions Sales Activity Analysis Sales Activity Analysis Select Top Sales Transactions Analysis of Individual CoStar Submarket Clusters Inland Empire East Market Inland Empire West Market 2016 CoStar Group, Inc. The CoStar Industrial Report A

3 Inland Empire Mid-Year 2016 Methodology The CoStar Industrial Report 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 multitenant 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 Industrial Report are calculated using the quoted rental rate for each property. The quoted rental rate is exclusive of the expense pass through associated with the rent. 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 Industrial Report 2016 CoStar Group, Inc.

4 Mid-Year 2016 Inland Empire 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. 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. 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 2016 CoStar Group, Inc. The CoStar Industrial Report C

5 Inland Empire Mid-Year 2016 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. Vacancy 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 Industrial Report 2016 CoStar Group, Inc.

6 Overview Mid-Year 2016 Inland Empire Inland Empire s Vacancy Decreases to 5.0% Net Absorption Positive 5,730,570 SF in the Quarter The Inland Empire Industrial market ended the second quarter 2016 with a vacancy rate of 5.0%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 5,730,570 square feet in the second quarter. Vacant sublease space increased in the quarter, ending the quarter at 1,731,513 square feet. Rental rates ended the second quarter at $6.07, an increase over the previous quarter. A total of 20 buildings delivered to the market in the quarter totaling 4,994,406 square feet, with 19,032,211 square feet still under construction at the end of the quarter. Absorption Net absorption for the overall Inland Empire Industrial market was positive 5,730,570 square feet in the second quarter That compares to positive 2,334,772 square feet in the first quarter 2016, positive 6,008,781 square feet in the fourth quarter 2015, and positive 7,569,523 square feet in the third quarter Tenants moving out of large blocks of space in 2016 include: Distribution Alternatives, Inc. moving out of (591,020) square feet at 9774 Calabash Ave, M. Block & Sons moving out of (553,963) square feet at San Bernardino Ave and LG Electronics USA moving out of (544,749) square feet at 9415 Kaiser Way. Tenants moving into large blocks of space in 2016 include: General Mills moving into 1,133,382 square feet at Perris Valley Logistics Center, Amazon moving into 882,230 square feet at ProLogis Park Bldg 1, and Wayfair.com moving into 783,407 square feet at Duke Perris Logistics Center. The Flex building market recorded net absorption of positive 139,423 square feet in the second quarter 2016, compared to negative (70,005) square feet in the first quarter 2016, positive 142,564 in the fourth quarter 2015, and positive 100,700 in the third quarter The Warehouse building market recorded net absorption of positive 5,591,147 square feet in the second quarter 2016, compared to positive 2,404,777 square feet in the first quarter 2016, positive 5,866,217 in the fourth quarter 2015, and positive 7,468,823 in the third quarter Vacancy The Industrial vacancy rate in the Inland Empire market area decreased to 5.0% at the end of the second quarter The vacancy rate was 5.2% at the end of the first quarter 2016, 5.1% at the end of the fourth quarter 2015, and 5.2% at the end of the third quarter Flex projects reported a vacancy rate of 6.4% at the end of the second quarter 2016, 7.3% at the end of the first quarter 2016, 6.8% at the end of the fourth quarter 2015, and 7.8% at the end of the third quarter Warehouse projects reported a vacancy rate of 5.0% at the end of the second quarter 2016, and remained at 5.1% at the end of first quarter 2016 through the end of the third quarter Largest Lease Signings The largest lease signings occurring in 2016 included: the 1,244,874-square-foot lease signed by Wayfair, Inc. at Duke Perris Logistics Center in the Inland Empire East market; the Vacancy Rates by Building Type % Flex Warehouse Total Market 20% Vacancy Rate 15% 10% 5% 0% q q q q q q q q q q q q q q q q 2016 CoStar Group, Inc. The CoStar Industrial Report 1

7 Inland Empire Mid-Year 2016 Overview 1,102,639-square-foot deal signed by Amazon at Alliance California Gateway South - Bldg 3 in the Inland Empire East market; and the 1,033,192-square-foot lease also signed by Amazon at Goodman Commerce Eastvale - Building B in the Inland Empire East market. Sublease Vacancy The amount of vacant sublease space in the Inland Empire market increased to 1,731,513 square feet by the end of the second quarter There were 667,855 square feet at the end of the first quarter 2016, 427,338 square feet vacant at the end of the fourth quarter 2015, and 351,394 square feet at the end of the third quarter Inland Empire s Flex projects reported vacant sublease space of 13,541 square feet at the end of second quarter 2016, up from the 11,605 square feet reported at the end of the first quarter There were 11,928 square feet of sublease space vacant at the end of the fourth quarter 2015, and 15,900 square feet at the end of the third quarter Warehouse projects reported increased vacant sublease space from the first quarter 2016 to the second quarter Sublease vacancy went from 656,250 square feet to 1,717,972 square feet during that time. There were 415,410 square feet at the end of the fourth quarter 2015, and 335,494 square feet at the end of the third quarter Rental Rates The average quoted asking rental rate for available Industrial space was $6.07 per square foot per year at the end of the second quarter 2016 in the Inland Empire market area. This represented a 3.2% increase in quoted rental rates from the end of the first quarter 2016, when rents were reported at $5.88 per square foot. The average quoted rate within the Flex sector was $11.68 per square foot at the end of the second quarter 2016, while Warehouse rates stood at $5.82. At the end of the first quarter U.S. Vacancy Comparison Past 8 Quarters Vacancy Rate 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0% Inland Empire (California) United States q q q q 2016, Flex rates were $11.39 per square foot, and Warehouse rates were $5.63. Deliveries and Construction During the second quarter 2016, 20 buildings totaling 4,994,406 square feet were completed in the Inland Empire market area. This compares to 14 buildings totaling 2,658,853 square feet that were completed in the first quarter 2016, 15 buildings totaling 6,030,518 square feet completed in the fourth quarter 2015, and 9,262,061 square feet in 19 buildings completed in the third quarter There were 19,032,211 square feet of Industrial space under construction at the end of the second quarter Some of the notable 2016 deliveries include: Perris Valley Logistics Center, a 1,133,382-square-foot facility that delivered in first quarter 2016 and is now 100% occupied, and Meredith International Centre - QVC, a 1,061,735-square-foot building that delivered in second quarter 2016 and is now 100% occupied. The largest projects underway at the end of second quarter 2016 were Medline, a 1,170,880-square-foot building with 100% of its space pre-leased, and March Business Center - Bldg 1, a 1,103,003-square-foot facility. Inventory Total Industrial inventory in the Inland Empire market area amounted to 564,116,426 square feet in 12,844 buildings as of the end of the second quarter The Flex sector consisted of 15,254,144 square feet in 895 projects. The Warehouse sector consisted of 548,862,282 square feet in 11,949 buildings. Sales Activity Tallying industrial building sales of 15,000 square feet or larger, Inland Empire (California) industrial sales figures fell during the first quarter 2016 in terms of dollar volume compared to the fourth quarter of In the first quarter, 53 industrial transactions closed with a total volume of $466,486,709. The 53 buildings totaled 4,320,675 square feet and the average price per square foot equated to $ per square foot. That compares to 45 transactions totaling $484,134,600 in the fourth quarter. The total square footage was 5,059,439 for an average price per square foot of $ Total year-to-date industrial building sales activity in 2016 is up compared to the previous year. In the first three months of 2016, the market saw 53 industrial sales transactions with a total volume of $466,486,709. The price per square foot has averaged $ this year. In the first three months of 2015, the market posted 36 transactions with a total volume of $314,359,250. The price per square foot averaged $ Cap rates have been lower in 2016, averaging 6.22%, compared to the first three months of last year when they averaged 6.32%. 2 The CoStar Industrial Report 2016 CoStar Group, Inc.

8 Overview Mid-Year 2016 Inland Empire One of the largest transactions that has occurred within the last four quarters in the Inland Empire (California) market is the sale of 1001 Columbia Ave in Riverside. This 507,000- square-foot industrial building sold for $105,000,000, or $ per square foot. The property sold on 2/24/2016, at a 5.90% cap rate. Absorption & Deliveries Past 8 Quarters Net Absorption Deliveries Reports compiled by: Paula Bonner, Emily Chiu, Joyce Sisson, CoStar Research Managers; Patrick Ashton and Pamela Murray, CoStar Research Associates. Millions SF q q q q 2016 CoStar Group, Inc. The CoStar Industrial Report 3

9 Inland Empire Mid-Year 2016 Markets CoStar Submarket Clusters & 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 Inland Empire East Inland Empire West Submarkets Coachella Valley Corona East San Bernardino Riverside South Riverside Airport Area North San Bernardino West San Bernardino 4 The CoStar Industrial Report 2016 CoStar Group, Inc.

10 Inventory & development Mid-Year 2016 Inland Empire 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 Inland Empire East 36 10,714,152 2,982, % 41, ,615 Inland Empire West 27 8,318,059 1,058, % 47, ,076 Totals 63 19,032,211 4,040, % 43, ,099 Recent Deliveries Leased & Un-Leased SF in Deliveries Since 2012 Future Deliveries Preleased & Un-Leased SF in Properties Scheduled to Deliver 25.0 Leased Un-Leased 12,000 Preleased Un-Leased ,000 Millions of SF Thousands of SF 8,000 6,000 4, , q q 2016 CoStar Group, Inc. The CoStar Industrial Report 5

11 Inland Empire Mid-Year 2016 Inventory & development Historical Construction Starts & Deliveries Square Footage Per Quarter Starting and Completing Construction 14.0 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 , , % $ , ,286 50,000 SF - 99,999 SF 4 275, , % $ ,316 90, ,000 SF - 249,999 SF 4 639, , % $ , , ,000 SF - 499,999 SF 6 2,222,943 1,508, % $0.00 1,808, ,020 >= 500,000 SF 5 4,068,420 3,060, % $0.00 1,582,535 2,485,885 Recent Development by Tenancy Existing Inventory Comparison Based on RBA Developed for Single & Multi-Tenant Use Based on Total RBA 2016 Deliveries Currently Under Construction By Building Type By Tenancy Type 57% 36% 3% 35% 43% 64% 97% 65% Multi Single Multi Single Flex Warehouse Multi Single 6 The CoStar Industrial Report 2016 CoStar Group, Inc.

12 Inventory & development Mid-Year 2016 Inland Empire 2016 CoStar Group, Inc. The CoStar Industrial Report 7

13 Inland Empire Mid-Year 2016 Inventory & development 8 The CoStar Industrial Report 2016 CoStar Group, Inc.

14 Figures at a Glance Mid-Year 2016 Inland Empire Flex Market Statistics Mid-Year 2016 Existing Inventory Vacancy YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Inland Empire East 551 9,391, , , % 10, $11.37 Inland Empire West 344 5,862, , , % 58, $12.08 Totals ,254, , , % 69, $11.68 Warehouse Market Statistics Mid-Year 2016 Existing Inventory Vacancy YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Inland Empire East 6, ,376,559 16,041,810 17,231, % 7,651,458 5,184,471 10,714,152 $5.81 Inland Empire West 5, ,485,723 9,499,417 10,027, % 344,466 2,468,788 8,318,059 $5.83 Totals 11, ,862,282 25,541,227 27,259, % 7,995,924 7,653,259 19,032,211 $5.82 Total Industrial Market Statistics Mid-Year 2016 Existing Inventory Vacancy YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Inland Empire East 7, ,768,270 16,647,499 17,844, % 7,662,216 5,184,471 10,714,152 $6.06 Inland Empire West 5, ,348,156 9,853,968 10,388, % 403,126 2,468,788 8,318,059 $6.09 Totals 12, ,116,426 26,501,467 28,232, % 8,065,342 7,653,259 19,032,211 $ CoStar Group, Inc. The CoStar Industrial Report 9

15 Inland Empire Mid-Year 2016 Figures at a Glance Flex Submarket Statistics Mid-Year 2016 Existing Inventory Vacancy YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Airport Area 194 3,740, , , % 38, $12.50 Coachella Valley 112 1,920, , , % 1, $9.14 Corona 66 1,112,745 75,368 80, % (34,167) 0 0 $13.59 East San Bernardino 105 1,766, , , % 13, $12.32 North San Bernardino ,894 23,618 23, % 2, $10.02 Riverside 152 2,568, , , % 77, $11.13 South Riverside 116 2,023,316 82,728 82, % (47,744) 0 0 $11.28 West San Bernardino 110 1,649,066 41,467 41, % 18, $10.98 Totals ,254, , , % 69, $11.68 Warehouse Submarket Statistics Mid-Year 2016 Existing Inventory Vacancy YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Airport Area 2, ,355,631 7,265,678 7,776, % 1,045,234 2,468,788 6,973,199 $5.57 Coachella Valley ,588, , , % 80, $8.09 Corona ,655,756 1,740,315 1,740, % (83,555) 347, ,072 $6.75 East San Bernardino 1,514 97,063,573 8,844,092 9,600, % 4,879,778 2,846,744 4,455,394 $4.41 North San Bernardino ,723, , , % 379, ,249,740 $5.66 Riverside 1, ,457,932 3,761,764 4,178, % 821, ,797 4,240,750 $5.71 South Riverside 1,384 38,610, , , % 1,952,525 1,258,421 1,795,936 $7.82 West San Bernardino 1,598 53,406,093 1,615,193 1,632, % (1,079,995) 0 95,120 $7.57 Totals 11, ,862,282 25,541,227 27,259, % 7,995,924 7,653,259 19,032,211 $5.82 Total Industrial Submarket Statistics Mid-Year 2016 Existing Inventory Vacancy YTD Net YTD Under Quoted Market # Blds Total RBA Direct SF Total SF Vac % Absorption Deliveries Const SF Rates Airport Area 3, ,096,104 7,555,144 8,072, % 1,083,486 2,468,788 6,973,199 $5.85 Coachella Valley ,509,573 1,076,489 1,092, % 82, $8.19 Corona ,768,501 1,815,683 1,820, % (117,722) 347, ,072 $6.95 East San Bernardino 1,619 98,829,887 9,022,504 9,778, % 4,893,477 2,846,744 4,455,394 $4.70 North San Bernardino ,196, , , % 381, ,249,740 $5.84 Riverside 1, ,026,391 3,901,098 4,317, % 898, ,797 4,240,750 $5.90 South Riverside 1,500 40,633, , , % 1,904,781 1,258,421 1,795,936 $8.09 West San Bernardino 1,708 55,055,159 1,656,660 1,673, % (1,061,902) 0 95,120 $7.74 Totals 12, ,116,426 26,501,467 28,232, % 8,065,342 7,653,259 19,032,211 $ The CoStar Industrial Report 2016 CoStar Group, Inc.

16 Figures at a Glance Mid-Year 2016 Inland Empire 2016 CoStar Group, Inc. The CoStar Industrial Report 11

17 Inland Empire Mid-Year 2016 Leasing Activity Historical Rental Rates Based on Quoted Rental Rates $16.00 Flex Warehouse Total Market $14.00 Dollars/SF/Year $12.00 $10.00 $8.00 $6.00 $4.00 $2.00 $ q q q q q q q q Vacancy by Available Space Type Vacancy by Building Type Percent of All Vacant Space in Direct vs. Sublet Percent of All Vacant Space by Building Type Inland Empire (California) United States Inland Empire (California) United States 6% 3% 3% 14% 94% 97% 97% 86% 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* $6.20 Inland Empire (California) United States 25.0 $ Dollars/SF/Year $5.80 $5.60 $5.40 $5.20 Millions $ $ q q q q q q q * Includes Under Construction Space 12 The CoStar Industrial Report 2016 CoStar Group, Inc.

18 Leasing Activity Mid-Year 2016 Inland Empire Select Top Industrial Leases Based on Leased Square Footage For Deals Signed in 2016 Building Submarket SF Qtr Tenant Name Tenant Rep Company Landlord Rep Company 1 Duke Perris Logistics Center South Riverside 1,244,874 2nd Wayfair, Inc. JLL Duke Realty; Colliers International 2 Alliance California Gateway South - Bldg 3 East San Bernardino 1,102,639 1st Amazon N/A Colliers International 3 Goodman Commerce Eastvale - Bldg B Riverside 1,033,192 2nd Amazon Cushman & Wakeeld JLL 4 Majestic Spectrum South - Bldg 4&5 West San Bernardino 885,000 1st Port Logistics N/A Majestic Realty Co. 5 Prologis Mission Distribution - Bldg 2 Airport Area 741,458 2nd Noble House Home Furnishings LLC Voit Real Estate Services Prologis; Colliers International 6 Acco Airport Center - Bldg A East San Bernardino 592,710 2nd Kohler CBRE Colliers International; CBRE 7 Allesandro Business Center Riverside 582,772 1st Ascena Retail Group JLL C&W; Commercial Realty Advisors 8 Watson Commerce Center East San Bernardino 553,963 1st Mattel N/A JLL 9 Kaiser Commerce Center Airport Area 544,717 1st Bradshaw Industries Voit Real Estate Services CBRE 10 Meridian Logistics Center Riverside 486,000 2nd UPS Lee & Associates Cushman & Wakeeld 11 Foothill Commerce Center Airport Area 475,026 1st Delta Children s Products Cushman & Wakeeld Lee & Associates 12 CentrePointe South - Bldg 5 West San Bernardino 458,262 1st 3PL Cushman & Wakeeld Cushman & Wakeeld 13 Ontario Innovation Center Airport Area 452,952 2nd N/A N/A CBRE Calabash Ave Airport Area 423,548 1st OnTrac Colliers International JLL 15 Prologis Ontario Distribution Airport Area 416,713 1st NFI Industries, Inc. Cushman & Wakeeld Prologis; CBRE 16 Baseline Logistics Center I East San Bernardino 373,771 1st Under Armour JLL Lee & Associates 17 Hemlock Logisitics Center Airport Area 351,386 1st ACT Fulllment Lee & Associates Colliers International 18 Prologis Redlands Distribution East San Bernardino 341,280 1st Munchkin JLL Prologis; CBRE 19 Sierra Business Park - Bldg 1 Airport Area 315,430 2nd Sole Technology, Inc. N/A N/A 20 Carson Alliance Bldg 2 East San Bernardino 302,290 2nd Fender Cresa Orange County JLL 21 Ontario Pacic Distribution - Phase I* Airport Area 274,414 1st Hubbell Lighting Inc. CBRE Direct Deal 22 RC Distribution Center III Airport Area 234,414 1st Zodiac Seats Cresa Partners Voit Real Estate Services E Quarry St* Corona 232,000 2nd Hand Air Express LLC Lee & Associates Cushman & Wakeeld W Casmalia St East San Bernardino 220,000 1st Guitar Center JLL Lee & Associates 25 Southern California Logistics North San Bernardino 211,000 1st Arden Company Voit Real Estate Services Southern California Logistics Cabernet Dr* Airport Area 198,900 2nd Home Legend LLC N/A Colliers International; CBRE 27 Premier Vintage Airport Area 192,000 2nd N/A N/A Colliers International 28 First San Michele Logistics Riverside 187,985 2nd Wiseway Motor Freight, Inc. Cushman & Wakeeld Colliers International Georgia Blvd East San Bernardino 174,030 1st D&W Fine Pack N/A N/A W Jurupa Ave East San Bernardino 162,820 2nd Englewood Marketing Group West, Inc. Lee & Associates Lee & Associates Indian St Riverside 160,795 1st N/A N/A CBRE 32 Watson Industrial Park - Building 831 Airport Area 160,000 1st Smart & Final N/A LAREM Marlay Ave* Airport Area 157,008 1st Kent H. Landsberg Company Cushman & Wakeeld Colliers International; CBRE Utica Ave Airport Area 156,900 2nd N/A N/A Voit Real Estate Services 35 Fontana Commerce Center - Bldg 1 Airport Area 155,632 1st Yankee Clipper Distribution Cushman & Wakeeld Colliers International 36 California Palms Business Center - Bldg 6 East San Bernardino 151,484 2nd N/A N/A Colliers International Monte Vista Ave West San Bernardino 143,955 1st Roadtex Lee & Associates Lee & Associates E Earlstone St Airport Area 140,400 1st N/A CBRE Cushman & Wakeeld 39 Chino South Business Park - Bldg C West San Bernardino 137,523 2nd N/A N/A John Hancock Real Estate th St Airport Area 134,656 1st On the Spot Trucking, Inc. CBRE CBRE * Renewal 2016 CoStar Group, Inc. The CoStar Industrial Report 13

19 Inland Empire Mid-Year 2016 Sales Activity The Optimist Sales Index Average of Two Highest Price/SF's and Two Lowest Cap Rates Per Quarter 7.0% Cap Rate Price/SF $ % $590 Cap Rate Percentage 5.0% 4.0% 3.0% 2.0% 1.0% $490 $390 $290 $190 Dollars/SF 0.0% q q q $90 Source: CoStar COMPS Sales Volume & Price Sales Analysis by Building Size Based on Industrial Building Sales of 15,000 SF and Larger Based on Industrial Bldg Sales From April March 2016 $600 Sales Volume Price/SF $120 Bldg Size # RBA $ Volume Price/SF Cap Rate Millions of Sales Volume Dollars $500 $400 $300 $200 $100 $100 $80 $60 $40 $20 Price/SF < 25,000 SF 25K-99K SF 100K-249K SF 256 2,902,086 $360,456,571 $ % 84 3,945,419 $412,363,064 $ % 30 4,277,346 $353,532,610 $ % $ q q q q $0 >250K SF 24 10,599,181 $935,114,134 $ % Source: CoStar COMPS Source: CoStar COMPS U.S. Price/SF Comparison Based on Industrial Building Sales of 15,000 SF and Larger U.S. Cap Rate Comparison Based on Industrial Building Sales of 15,000 SF and Larger $120 Inland Empire (California) US 9.0% Inland Empire (California) US $ % $100 $90 $80 $70 Cap Rate Percentage 7.0% 6.0% 5.0% 4.0% 3.0% $60 2.0% $50 1.0% q q q q q q q q Source: CoStar COMPS Source: CoStar COMPS 14 The CoStar Industrial Report 2016 CoStar Group, Inc.

20 Mid-Year 2016 Inland Empire 2016 CoStar Group, Inc. The CoStar Industrial Report 15 Sales Activity

21 Inland Empire Mid-Year 2016 Deliveries, Absorption & Vacancy I n l a n d E m p i r e E a s t M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Historical Analysis, Flex and Warehouse Delivered SF Absorption SF Vacancy 8.0% 7.0% 6.0% Millions SF % 4.0% 3.0% 2.0% 1.0% Percent Vacant (1.000) q q q q q q q q q q q q q q 0.0% Vacant Space Historical Analysis, Flex and Warehouse Quoted Rental Rates Historical Analysis, Flex and Warehouse Direct SF Sublet SF $6.20 $6.10 Millions SF Dollars/SF/Year $6.00 $5.90 $5.80 $5.70 $5.60 $5.50 $5.40 $ q q q $ q q q Existing Inventory Vacancy Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF Vacancy % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 7, ,768,270 17,844, % 3,208, ,795, ,714,152 $ q 7, ,972,789 18,257, % 4,453, ,388, ,411,254 $ q 7, ,583,799 20,322, % 1,964, ,357, ,865,721 $ q 7, ,225,856 17,929, % 3,627, ,295, ,803,695 $ q 7, ,000,844 17,331, % 1,322, ,508, ,430,629 $ q 7, ,492,804 16,146, % (515,946) 3 1,363, ,204,502 $ q 7, ,128,837 14,266, % 4,725, ,097, ,324,118 $ q 6, ,036,423 14,898, % 5,929, ,980, ,173,913 $ q 6, ,056,342 14,847, % 2,307, ,784, ,687,985 $ q 6, ,307,430 14,406, % 2,096, ,279, ,713,910 $ q 6, ,027,470 15,222, % 2,671, ,526, ,687,360 $ q 6, ,503,822 16,370, % 3,361, ,070, ,777,505 $ q 6, ,433,188 16,661, % 1,995, ,719, ,061,727 $ q 6, ,714,183 16,938, % 2,699, , ,420,925 $ q 6, ,036,248 18,960, % 2,764, ,183, ,237,991 $ q 6, ,852,972 19,541, % 432, ,274, ,576,526 $ The CoStar Industrial Report 2016 CoStar Group, Inc.

22 Deliveries, Absorption & Vacancy I n l a n d E m p i r e W e s t M a r k e t MARKET HIGHLIGHTS - Flex & Warehouse Mid-Year 2016 Inland Empire Historical Analysis, Flex and Warehouse Millions SF (1.000) (2.000) (3.000) Delivered SF Absorption SF Vacancy q q q q q q q q q q q q q q 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0% Percent Vacant Vacant Space Historical Analysis, Flex and Warehouse Quoted Rental Rates Historical Analysis, Flex and Warehouse Direct SF Sublet SF $ $6.00 Millions SF Dollars/SF/Year $5.80 $5.60 $5.40 $ q q q $ q q q Existing Inventory Vacancy Net Delivered Inventory UC Inventory Quoted Period # Bldgs Total RBA Vacant SF Vacancy % Absorption # Bldgs Total RBA # Bldgs Total RBA Rates q 5, ,348,156 10,388, % 2,521, ,198, ,318,059 $ q 5, ,149,231 10,711, % (2,118,749) 4 269, ,550,177 $ q 5, ,879,368 8,322, % 4,044, ,672, ,422,146 $ q 5, ,206,793 10,694, % 3,941, ,966, ,582,745 $ q 5, ,492,171 9,921, % 3,896, ,022, ,937,577 $ q 5, ,469,246 11,794, % 2,176, , ,861,695 $ q 5, ,582,050 14,083, % 1,359, ,241,226 $ q 5, ,582,050 15,443, % 1,954, ,029, ,485,723 $ q 5, ,552,060 15,368, % 231, ,096, ,181,624 $ q 5, ,456,001 11,503, % 1,203, ,077, ,861,043 $ q 5, ,386,342 11,636, % 2,378, , ,278,269 $ q 5, ,382,142 14,011, % 2,101, ,257, ,849,945 $ q 5, ,124,211 14,855, % 574, , ,505,666 $ q 5, ,709,551 15,015, % 2,659, ,718, ,474,956 $ q 5, ,074,447 16,039, % 2,382, ,170,834 $ q 5, ,484,587 18,832, % (1,016,871) 7 816, ,766,104 $ CoStar Group, Inc. The CoStar Industrial Report 17