Economic Impact Analysis. Prepared By: Lambert Advisory 2601 South Bayshore Drive Miami, Florida 33133
|
|
- Bernadette Simmons
- 5 years ago
- Views:
Transcription
1 WEST BRICKELL CENTRE Major Use Special Permit 290 SW 10 th Street, 245 SW 11 th Street, SW 10 th Street, SW 11 th Street, 255 SW 11 th Street, and 267 SW 11 th Street Prepared By: Lambert Advisory 2601 South Bayshore Drive Miami, Florida 33133
2 ECONOMIC IMPACT ANALYSIS WEST BRICKELL CENTRE - Prepared by - Lambert Advisory, LC - Prepared for - Tiner USA, Inc. DenCity Development, LLC February 23, 2006
3 Lambert Advisory has completed an economic impact analysis for the development of, a condominium and townhome project located at 267 SW 11 th Street in the City of Miami. The analysis estimates the tangible direct and indirect economic impacts that will be derived from the construction and operation of the development. This report identifies and quantifies the benefits created by the West Brickell Centre development, and can supplement the major use special permit application to be submitted to the City of Miami. The property is on SW 11 th Street, between 2 nd and 3 rd Avenues, and is accessible to major thoroughfares, including I-95 and Brickell Avenue. The residential development will have a positive impact on the surrounding community in terms of taxes, jobs, and general investment generated, and will also enhance the area s commercial/retail demand. We have completed this analysis on the basis of development and performance information (i.e., price, absorption, timing, costs) that has been provided by DenCity Development, LLC. We have not independently verified this information or data. A profile of the project follows. Building Features & Profile Site Size (Net) 1.37 acres Building Height 15 stories Number of Residential Units 192 units Parking 323 spaces Residential FAR 173,795 sq.ft. Existing Commercial 0 sq.ft. New Commercial (Retail) 2,780 sq.ft. Gross Building Area (w/circulation and parking) 331,390 sq.ft. Source: DenCity Development, LLC; Lambert Advisory, Construction of is expected to commence in May 2006, with a duration of 21 months. Occupancy is planned for February Based upon the information provided, construction and subsequent operations of West Brickell Centre will generate considerable benefits to the immediate area, the City of Miami, and the metro-miami community. There are four key areas in which the project will provide positive economic impacts: 1. Short-term construction employment and expenditure 2. Long-term residential expenditure 3. Long-term building employment and operating expenditure 2
4 4. Indirect flow-through benefits (real estate and retail) For both short-term and long-term impacts, which are detailed in the following analysis, the economic benefit to the area is the result of projected increases in revenue from primary sources, including employment, wages, and taxes. Accordingly, the impact from these key sources comes from two distinct measures: Direct Expenditures disbursements for site acquisition and development (hard and soft costs) Indirect Expenditures net additional expenditures that flow into the local economy as a result of the new development Estimates of the tangible impacts from direct and indirect expenditures are captured by this analysis. However, potential intangible impacts such as the project s ability to serve as a catalyst for future development in the immediate area are not included, as they are nearly impossible to quantify. Economic impacts from the four key sources are detailed in the following sections. 1. Short-Term Construction Employment and Expenditure The impact from short-term construction employment and expenditure is directly associated with the project s development; the table below shows a summary of estimated development costs, as provided by DenCity Development, LLC. Development Costs Item Cost Hard Costs $35,000,000 Soft Costs 1 $10,000,000 Total $45,000,000 1 Does not include interest costs Source: DenCity Development, LLC, The majority of development-related expenditures will be made in Miami-Dade County, and the City of Miami will capture a significant share of these expenditures. Labor will account for approximately 60 percent ($21 million) of hard costs, and materials will account for 40 percent ($14 million). Over an estimated 21-month construction period, at an average annual construction wage of $44,512 1 in Miami-Dade County, with a benefit/overhead multiplier of 1.4, there will be 193 Full Time Equivalent (FTE) jobs created. 1 State of Florida ES-202, fourth quarter
5 Additionally, $900,000 in professional fees are expected to be paid to Miami area firms (e.g., architecture, engineering, legal). Assuming an average profit margin of 15 percent and overhead of 30 percent, nearly $500,000 in professional wages will be paid out by these firms. Impact and other fees payable to the City and County during the construction period will amount to approximately $1.7 million, which will be available for public expenditures associated with the project including developmental, administrative, permitting, schools, and other costs. A detailed profile of impact fees and other relevant non-impact fees paid to the City and/or Miami-Dade County as a result of the development of is included in the following table. Impact and Other Fees Impact Fees: Total City of Miami Development Impact Fee (Ord ) $166,532 City of Miami Development Impact Admin. Fee $4,996 Miami Dade County Roads $175,078 Miami Dade County Schools $277,048 $623,654 Other/Non-Impact Fees: City of Miami Bonus Fees $644,236 Miami Dade W.A.S.A. Connection Fee $269,388 City of Miami Building Permit Fee $42,042 Energy Installation Fee $31,547 M.U.S.P Application Fee $45,000 Dade County Code Compliance $22,500 Radon Gas Fee $3,155 Fire Plan Review Fee $2,839 Ground Cover Fee $1,190 Land Use/Zoning, Review for Building Permit $2,000 Certificate of Occupancy $250 Application Fee $35 TOTAL OTHER FEES $1,064,181 TOTAL PROJECT FEES $1,687,836 Source: City of Miami Planning, Building & Zoning; Miami Dade County; DenCity Development, LLC; Lambert Advisory. Fees included above may be subject to change. 4
6 2. Long-Term (On-Going) Resident Expenditure Based on demographic and rental housing trends in the area, the resident base is expected to consist primarily of younger working professionals. Considering the proposed average sale price of $375,000, it is assumed that the residents will be mostly middle and upper income individuals/households with incomes of at least $90,000. Therefore, with a total of 192 households in the building, total personal income for the building is estimated to be nearly $17 million. Estimating that approximately half of the owners will relocate from outside the City, $8.4 million of marginal personal income will flow into Miami. We have estimated the marginal impact of $8.4 million in household income on retail sales and space demanded, using the Lambert Advisory Retail Trade Model. The following table provides a summary of additional retail expenditure and demand for space as a result of development of the condominiums and townhomes by Area Expenditure Potential (from New-to-Miami Residents) 2008 Estimated Marginal Expenditure Growth 2008 Sales per Square Foot Square Feet Demanded Type of Good General Merchandise $188,392 $ Apparel and Accessories $181,251 $ Furniture and Home Equipment $75,127 $ Electronic and Appliance Stores $71,855 $ Sporting Goods, Books and Music Stores $68,537 $ Miscellaneous Shoppers Goods $104,533 $ Shoppers Goods - Sub-Total $689,695 $258 2,668 Food Stores $962,562 $422 2,281 Eating & Drinking Establishments $595,461 $375 1,588 Health & Personal Care Stores $309,387 $ Liquor $20,650 $ Convenience Goods - Sub-Total $1,888,060 $401 4,703 Building Materials $185,631 $115 1,614 Total $2,763,386 $308 8,985 Source: Lambert Advisory, 2006 In addition to the net new expenditures attributable to residents, the 2,780 square feet of new retail planned will also attract retail expenditure primarily from the area immediately surrounding the property, with limited additional support from visitors from outside of the area. Assuming that 20 percent of the expenditure in retail comes from outside the City, and based upon sales per 5
7 square foot of $308, over $170,000 will be expended within the City per year which is now going to other areas. 3. Long-Term (On-Going) Building Employment and Operating Expenditure There are a number of areas where positive public benefits or economic impacts will result from the on-going operation of the residential development. These include: Additional employment from operation of the condominium community and stores; Property tax revenue to the City of Miami and Miami-Dade County; and Purchase of goods and services. We estimate that seven FTE workers will be needed to operate the building and three FTE workers will be employed in the retail stores. Positions such as building managers, parking garage attendants, maintenance staff, and security personnel will need to be filled. At an average Miami-Dade County wage of $42,692 2 the operation of the building will generate nearly $400,000 in wages each year. Positions at various skill levels will be made available to area residents. Increased sales tax revenue will result from the operation of the 2,780 square feet of new retail space. Assuming the net new retail expenditure in stores totals $170,000, approximately $12,000 in additional sales tax will be collected from retail sales. Additionally, an estimated $130,000 in goods and services related to building maintenance will be purchased annually within Miami-Dade. This includes cleaning services, maintenance supplies, utilities, etc. 2 State of Florida ES-202, fourth quarter
8 Finally, the development of will provide significant benefit to the City and County by way of real property and personal property (ad valorem) taxes. The tax amount is based upon the County Tax Collector s (2005) millage rate of (per thousand dollars of value), broken down as follows. Ad Valorem Tax Breakdown Item Millage Annual Tax City of Miami Operating $325,106 City of Miami Debt $29,261 School Operations $303,973 School Debt $18,781 Environmental Projects $3,825 South Florida Water Management $22,835 FIND $1,473 County Millage $223,189 County Debt $10,901 Children's Trust $16,402 Library $18,590 TOTAL $974,335 Source: Miami Dade County Property Appraiser, Lambert Advisory, Real property is typically assessed at between 80 and 90 percent of Fair Market Value. For the purposes of this analysis, we calculate ad valorem taxes for based on 85 percent of development costs (approximately $40 million). Accordingly, the development should generate approximately $975,000 in real property taxes by This represents an estimated net marginal increase of roughly $860,000 over the ad valorem tax collection the City would receive if the property were valued at current use. 7
9 4. Indirect Flow-Through Benefits There will be a number of long term indirect flow-through benefits beyond construction from the project, particularly from the building operations and retail employment. The 10 FTE jobs created as a result of building and retail operations are assumed to have a 1.2 multiplier impact of 11 additional jobs. This multiplier is derived from the U.S. Department of Commerce s 1999 RIMS II model, and identifies indirect secondary and tertiary impacts created throughout the region due to the ripple effect of the primary employment. Summary, Economic Impacts Impact Short Term Construction Employment & Expenditure Full Time Jobs 193 Direct Wages $15,000,000 Professional Wages (Miami-Dade County) $500,000 Impact Fees Toward Public Expenditure $1,700,000 Total Impact, Short Term Const. Employment & Expenditure $17,200,000 Long-Term (On-Going) Resident Expenditure Marginal Expenditure Growth Residents (2008) $2,800,000 Marginal Impact from On-Going Resident Expenditure $2,800,000 Long-Term (On-Going) Building Employment and Operating Expenditure Full Time Jobs 10 Total Direct Wages Created $400,000 Sales Tax from Additional Retail Sales (2008) $12,000 Goods & Service Purchased in Miami-Dade County $130,000 Ad Valorem Taxes (2008) $1,000,000 Total Impact from On-Going Operations of the Building/Retail $1,500,000 Indirect Flow Through Benefits Full Time Jobs (Indirect) Miami Dade County 11 Total Indirect Wages Created $500,000 Total Flow Through Indirect Benefits $500,000 Source: Lambert Advisory, Based upon the analysis set forth herein, the project will clearly have a positive economic impact on both the City of Miami and Miami-Dade County. Total employment created during the development phase is approximately 193, with ongoing annual employment of 21 FTE jobs. Accordingly, there is an estimated $17.2 million impact from short-term construction employment and expenditures, and a stabilized $4.3 million annual revenue stream from resident expenditures and building operations (including real property taxes). 8
The Economic & Fiscal Impacts of the Blanche Hotel Redevelopment Project
The Economic & Fiscal Impacts of the Blanche Hotel Redevelopment Project December 12, 2014 Prepared by Fishkind & Associates, Inc. 12051 Corporate Boulevard Orlando, Florida 32817 407-382-3256 fishkind.com
More informationTHE IMPACT OF REAL ESTATE ON THE FLORIDA ECONOMY. --UPDATE FOR (Using Roll Year 2002 Property Appraiser Data)
THE IMPACT OF REAL ESTATE ON THE FLORIDA ECONOMY --UPDATE FOR 2003-- (Using Roll Year 2002 Property Appraiser Data) Douglas White May 2003 Shimberg Center for Affordable Housing M. E. Rinker, Sr. School
More informationEconomic Impact Analysis Grand Oaks St. Johns County, Florida
Economic Impact Analysis Grand Oaks St. Johns County, Florida December 2016 Prepared for Southeast Development Partners, LLC Ponte Vedra Beach, Florida By URBANOMICS, Inc Urban and Real Estate Economics
More informationAN ECONOMIC, FISCAL AND CAPITAL ASSET IMPACT ANALYSIS OF THIRTEEN PROPOSED NEW DEVELOPMENTS ON THE TOWN OF DENTON, MARYLAND.
AN ECONOMIC, FISCAL AND CAPITAL ASSET IMPACT ANALYSIS OF THIRTEEN PROPOSED NEW DEVELOPMENTS ON THE TOWN OF DENTON, MARYLAND Prepared for The Denton Town Council Denton, Maryland by Dean D. Bellas, Ph.D.
More informationTHE IMPACT OF REAL ESTATE ON THE FLORIDA ECONOMY --UPDATE FOR
THE IMPACT OF REAL ESTATE ON THE FLORIDA ECONOMY --UPDATE FOR 2002-- Douglas White October 2002 Shimberg Center for Affordable Housing M. E. Rinker, Sr. School of Building Construction College of Design,
More informationFor additional information, schedule a property visit, or to present an offer to purchase, please contact Kurt Cooper.
Kurt D. Cooper Associate Broker Coldwell Banker Commercial Metro Brokers 3575 Piedmont Road, Suite 950 Atlanta, GA 30305 678.320.4800 Office 404.861.1300 Mobile 404.495.8960 Fax Coldwell Banker Commercial
More informationQUESTION 11 - REVENUE GENERATION SUMMARY
QUESTION 11 - REVENUE GENERATION SUMMARY See State Comprehensive Plan (Chapter 187, F.S.) GOAL (18); POLICIES (8), (9) GOAL (20); POLICY (7) A. Project the funds anticipated to be generated by the project.
More informationTownship of West Windsor. Market Opportunities Analysis. Presented by Economics Research Associates February 22, 2007
Township of West Windsor Market Opportunities Analysis Presented by Economics Research Associates February 22, 2007 Objectives: Examine economic and real estate trends affecting the West Windsor Township
More informationECONOMIC CURRENTS. Vol. 3, Issue 3 SOUTH FLORIDA ECONOMIC QUARTERLY. Introduction
ECONOMIC CURRENTS THE Introduction SOUTH FLORIDA ECONOMIC QUARTERLY Economic Currents provides an overview of the South Florida regional economy. The report presents current employment, economic and real
More informationMcDonough, Henry County, GA GA Hwy. 155 and Walker Dr /- Acres Planned Development Mixed Use Site $2,100,000 - $31,324/Acre
Kurt D. Cooper Associate Broker Coldwell Banker Commercial Metro Brokers 3575 Piedmont Road, Suite 950 Atlanta, GA 30305 678.320.4800 Office 404.861.1300 Mobile 404.495.8960 Fax McDonough, Henry County,
More information1. Make the following projections by year, including the first and last year in which any construction and/or development takes place:
11. REVENUE GENERATION SUMMARY A. Project the funds anticipated to be generated by the project. This projection should include any source or use of funds which could have any reasonable connection to the
More informationEconomic Impacts of MLS Home Sales and Purchases In The province of Québec and The Greater Montréal Area
Home Sales and Purchases In The province of Québec and The Greater Montréal Area Home Sales and Purchases In The Province of Québec and The Greater Montréal Area Prepared for: The Greater Montréal Real
More informationEconomic and Fiscal Impact Analysis of Future Station Transit Oriented Development
Florida Department of Transportation Central Florida Commuter Rail Transit Project Economic and Fiscal Impact Analysis of Future Station Transit Oriented Development Seminole County Summary Report Revised
More informationMcDonough, Henry County, GA GA Hwy. 155 and Walker Dr /- Acres Planned Development Mixed Use Site $2,011,200 - $30,000/Acre
Kurt D. Cooper Associate Broker Coldwell Banker Commercial Metro Brokers 3575 Piedmont Road, Suite 950 Atlanta, GA 30305 678.320.4800 Office 404.861.1300 Mobile 404.495.8960 Fax McDonough, Henry County,
More informationEconomic Impacts of MLS Home Sales and Purchases in Canada and the Provinces
Economic Impacts of MLS Home Sales and Purchases in Canada and the Provinces 2006 2008 FINAL REPORT April 24, 2009 Economic Impacts of MLS Home Sales and Purchases in Canada and the Provinces 2006-2008
More informationSubpart A - GENERAL ORDINANCES Chapter 66 - TAXATION ARTICLE V. - ECONOMIC DEVELOPMENT AD VALOREM TAX EXEMPTION
Sec. 66-171. - Title. Sec. 66-172. - Enactment authority. Sec. 66-173. - Findings of fact. Sec. 66-174. - Definitions. Sec. 66-175. - Establishment of economic development ad valorem tax exemption. Sec.
More informationOPTIBASE LTD. ANNOUNCES THIRD QUARTER RESULTS
Media Contacts: Amir Philips, CEO, Optibase Ltd. 011-972-73-7073-700 info@optibase-holdings.com Investor Relations Contact: Marybeth Csaby, for Optibase +1-917-664-3055 Marybeth.Csaby@gmail.com OPTIBASE
More informationZoned Office Commercial
Zoned Office Commercial FOR SALE 1161-1181 Ribaut Road, PROPERTY OVERVIEW Three lots zoned office commercial on Ribaut Road with excellent visibility. These can be purchased as a group or individually
More informationBusiness & Property For Sale
NAPA Auto Parts Store 508 Faxon Road North Norwood, MN 55368 Business & Property For Sale Great opportunity to own a NAPA Auto Parts Store and real estate in Norwood, MN off Hwy 212. The building is part
More informationECONOMIC CURRENTS. Vol. 5 Issue 2 SOUTH FLORIDA ECONOMIC QUARTERLY. Key Findings, 2 nd Quarter, 2015
ECONOMIC CURRENTS THE Introduction SOUTH FLORIDA ECONOMIC QUARTERLY Economic Currents provides an overview of the South Florida regional economy. The report presents current employment, economic and real
More informationThe Local Impact of Home Building in Douglas County, Nevada. Income, Jobs, and Taxes generated. Prepared by the Housing Policy Department
The Local Impact of Home Building in Douglas County, Nevada Income, Jobs, and Taxes generated = Prepared by the Housing Policy Department May 2007 National Association of Home Builders 1201 15th Street,
More informationECONOMIC CURRENTS. Vol. 3, Issue 1. THE SOUTH FLORIDA ECONOMIC QUARTERLY Introduction
ECONOMIC CURRENTS THE SOUTH FLORIDA ECONOMIC QUARTERLY Introduction Economic Currents provides an overview of the South Florida regional economy. The report contains current employment, economic and real
More informationFIRE FACILITIES IMPACT FEE STUDY NEWCASTLE FIRE PROTECTION DISTRICT FINAL DRAFT JUNE 24, 2014
FIRE FACILITIES IMPACT FEE STUDY NEWCASTLE FIRE PROTECTION DISTRICT FINAL DRAFT JUNE 24, 2014 Oakland Office Corporate Office Other Regional Offices 1939 Harrison Street 27368 Via Industria Lancaster,
More informationPreface Table of Contents Chapter 1: Overview of the Liquor Store Industry... 13
Preface.................................................................... 3 Who Should Read This Book 3 Organization and Content 4 Chapter 4: Liquor Store Business Valuation 4 Acknowledgments 5 Contacting
More informationA. 1. If the proposed development contains residential development, provide the following information on Table 1 for each phase of the development.
24. HOUSING A. 1. If the proposed development contains residential development, provide the following information on Table 1 for each phase of the development. Housing Cost* Owner-occupied $2, 28, $25,
More informationMONROE COUNTY HOUSING NEEDS ASSESSMENT
MONROE COUNTY HOUSING NEEDS ASSESSMENT PREPARED BY: FLORIDA INTERNATIONAL UNIVERSITY THE METROPOLITAN CENTER FOR: THE PARTNERSHIP FOR COMMUNITY HOUSING INTRODUCTION Overview and Methodology Tasks Labor
More informationCOLUMBIA COUNTY EVENTS CENTER PLANNING COMMITTEE REPORT (FINAL)
COLUMBIA COUNTY EVENTS CENTER PLANNING COMMITTEE REPORT (FINAL) OCTOBER 9, 2012 1 INTRODUCTION The purpose of this report is to provide both elected officials and citizens with the information necessary
More informationLEASE APPLICATION INSTRUCTIONS
LEASE APPLICATION INSTRUCTIONS Please submit a Metro-Dade police report for each person that will reside in the unit that is over the age of eighteen (18). When you have the application complete, you can
More informationTahoe Truckee Unified School District. Developer Fee Justification Study
Tahoe Truckee Unified School District Developer Fee Justification Study October 2015 Developer Fee Justification Study TABLE OF CONTENTS EXECUTIVE SUMMARY... 1 INTRODUCTION... 2 AVAILABLE CAPACITY... 3
More informationAPPLICATION INSTRUCTIONS ECONOMIC DEVELOPMENT AD VALOREM TAX EXEMPTION PROGRAM
Community Development 900 E. Strawbridge Ave Melbourne, FL 32901 Telephone: (321) 608-7500 Email:P&Z@melbourneflorida.org Economic Development Ad Valorem Tax Exemption Program APPLICATION INSTRUCTIONS
More informationEconomic Impact of Commercial Multi-Unit Residential Property Transactions in Toronto, Calgary and Vancouver,
Economic Impact of Commercial Multi-Unit Residential Property Transactions in Toronto, Calgary and Vancouver, 2006-2008 SEPTEMBER 2009 Economic Impact of Commercial Multi-Unit Residential Property Transactions
More informationYorklyn Village Market Study and Economic Analysis: Executive Summary Yorklyn Village, Delaware
Yorklyn Village Market Study and Economic Analysis: Executive Summary Yorklyn Village, Delaware Prepared For: Delaware Department of Natural Resources and Environmental Control (DNREC) and Auburn Village
More informationECONOMIC CURRENTS. Vol. 4, Issue 3. THE Introduction SOUTH FLORIDA ECONOMIC QUARTERLY
ECONOMIC CURRENTS THE Introduction SOUTH FLORIDA ECONOMIC QUARTERLY Vol. 4, Issue 3 Economic Currents provides an overview of the South Florida regional economy. The report presents current employment,
More informationHABITAT FOR HUMANITY OF THE MIDDLE KEYS, INC. Financial Statements. December 31, (With Independent Auditors Report Thereon)
Financial Statements (With Independent Auditors Report Thereon) TABLE OF CONTENTS PAGE Independent Auditors Report 1-2 Financial Statements for the year ended Statement of Financial Position 3 Statement
More informationWASHINGTON TOWNSHIP ECONOMIC PROFILE
WASHINGTON TOWNSHIP ECONOMIC PROFILE SECTION 5.0 INTRODUCTION Understanding the characteristics of a community s economy is important in the comprehensive planning process. The amount of land being used
More informationFISCAL IMPACT ANALYSIS Proposed Abington Terrace Development Abington Township, Montgomery County
FISCAL IMPACT ANALYSIS Proposed Abington Terrace Development Abington Township, Montgomery County November 9, 2018 Prepared for: BET Investments 200 Dryden Road, Suite 2000 Dresher, PA 19025 Prepared by:
More informationColumbia County Events Center. Planning Committee Report October 9, 2012
Columbia County Events Center Planning Committee Report October 9, 2012 INTRODUCTION INTRODUCTION The purpose of this report is to provide both elected officials and citizens with the information necessary
More informationPURCHASE APPLICATION INSTRUCTIONS
PURCHASE APPLICATION INSTRUCTIONS Please submit a Metro-Dade police report for each person that will reside in the unit that is over the age of eighteen (18). When you have the application complete, you
More informationH12 Economic Impact Analysis: Hickory Creek
H12 Economic Impact Analysis: Hickory Creek 2012 Executive Summary $5.3 million of local income generated from Dallas Habitat s construction efforts in Hickory Creek 117 new jobs generated in construction
More informationStudent Generation Rate and School Impact Fee Study Update
Student Generation Rate and School Impact Fee Study Update DRAFT REPORT October 3, 2017 Prepared for: 600 SE 3 rd Avenue Ft. Lauderdale, FL 33301 ph (754) 321-0000 Prepared by: 1000 N. Ashley Dr., #400
More informationCITY OF JACKSONVILLE, FLORIDA
PROPERTY APPRAISER DEPARTMENT VISION: To earn the public s trust. DEPARTMENT MISSION: We will: Produce a fair, equitable and accurate tax roll as required by law. Focus on our customers the taxpayers.
More informationNovember 1, RE: Notice of Board of Directors Meeting Oceana Palms Condominium Association, Inc. Dear Marriott s Oceana Palms Owner:
November 1, 2017 RE: Notice of Board of Directors Meeting Oceana Palms Condominium Association, Inc. Dear Marriott s Oceana Palms Owner: A regular meeting of the Board of Directors of Oceana Palms Condominium
More informationWP Glimcher Reports Second Quarter 2016 Results
NEWS RELEASE WP Glimcher Reports Second Quarter 2016 Results COLUMBUS, OH August 3, 2016 WP Glimcher Inc. (NYSE: WPG) today reported financial and operating results for the second quarter ended June 30,
More informationWHITE PAPER ON SUPPLEMENTAL DISCLOSURES FOR REAL ESTATE INVESTMENT AND DEVELOPMENT ENTITIES
WHITE PAPER ON SUPPLEMENTAL DISCLOSURES FOR REAL ESTATE INVESTMENT AND DEVELOPMENT ENTITIES FEBRUARY 10, 2009 I. Introduction II. III. IV. Adjusted Funds From Operations Capital Expenditures TABLE OF CONTENTS
More informationChapter 37. The Appraiser's Cost Approach INTRODUCTION
Chapter 37 The Appraiser's Cost Approach INTRODUCTION The cost approach for estimating current market value starts with the recognition that a parcel of real estate contains two components - the land and
More informationVillage of North Palm Beach Council Workshop February 10 and 11, 2016
Village of North Palm Beach Council Workshop February 10 and 11, 2016 Country Club Amenities Concept Site Plan #15 TH Green #16 Tee #18 Golf Traffic from #9 and #18 #9 #1 Tees Pedestrian Access To #10
More informationAGREE REALTY CORPORATION REPORTS OPERATING RESULTS FOR THE FOURTH QUARTER AND FULL YEAR 2014
FOR IMMEDIATE RELEASE CONTACT: Brian Dickman Chief Financial Officer (248) 737-4190 AGREE REALTY CORPORATION REPORTS OPERATING RESULTS FOR THE FOURTH QUARTER AND FULL YEAR 2014 BLOOMFIELD HILLS, MI (February
More informationThe following Summary Report is based upon the information contained within the Agreement, and is organized into the following seven sections:
SUMMARY REPORT PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTIONS 52201 AND 53083 AND CITY OF LOS ANGELES ADMINISTRATIVE CODE SECTION 7.27.2 ON A PURCHASE AND SALE AGREEMENT BY AND BETWEEN THE CITY OF LOS
More informationSekisui House, Ltd. Second Quarter of FY2017 (February 1, 2017 through July 31, 2017) Summary of Consolidated Financial Results. Management Direction
Sekisui House, Ltd. Second Quarter of (February 1, 2017 through July 31, 2017) Summary of Consolidated Financial 1. Overview 2. Financial Position 3. Segment Information Built to Order Supplied Housing
More informationAGREE REALTY CORPORATION REPORTS OPERATING RESULTS FOR THE SECOND QUARTER 2015
FOR IMMEDIATE RELEASE CONTACT: Joey Agree Chief Executive Officer (248) 737-4190 AGREE REALTY CORPORATION REPORTS OPERATING RESULTS FOR THE SECOND QUARTER 2015 BLOOMFIELD HILLS, MI (July 27, 2015) - Agree
More informationBenefit/Cost Analysis
Application to County of Sullivan Industrial Development Agency for Financial Assistance for Entertainment Village Hotel Project Prepared by: Planning & Research Consultants 100 Fourth Street Honesdale,
More informationSincerely, Meda11ion,zne. Bemff. enclosure. P.S. On a personal note, I d like to wish you a Happy Thanksgiving and Holiday Season.
MEDALLION HME November 25, 2015 IA]], The Honorable Besty Benac 1112 Manatee Avenue W, 9th Floor Bradenton, FL 34205 Hand-Delivered oard of County Co rjdndl Co Re: Impact Fee Resolution Dear Commissioner
More informationFOR SALE 1301 S. MCCALL ROAD, ENGLEWOOD, FL AC VACANT LOT WITH 900' SR-776 FRONT FOOTAGE LAND. Ronald Struthers, CCIM FOR MORE INFORMATION
LAND FOR SALE 3.3 AC VACANT LOT WITH 900' SR-776 FRONT FOOTAGE FOR MORE INFORMATION Coldwell Banker Commercial NRT EXECUTIVE SUMMARY / / 3.3 AC VACANT LOT WITH 900' SR-776 FRONT FOOTAGE Coldwell Banker
More informationPublic Storage Reports Results for the Quarter Ended March 31, 2017
News Release Public Storage 701 Western Avenue Glendale, CA 91201-2349 www.publicstorage.com For Release Immediately Date April 26, 2017 Contact Clemente Teng (818) 244-8080, Ext. 1141 Public Storage Reports
More informationCHAPTER V: IMPLEMENTING THE PLAN
CHAPTER V: IMPLEMENTING THE PLAN A range of resources is available to fund the improvements included in the Action Plan. These resources include existing commitments of County funding, redevelopment-related
More informationSOUTH FLORIDA Residential Market Report
2016 SOUTH FLORIDA Residential Market Report FOURTH Quarter condominiums MIAMI BEACH condominiums 148 144 FEATURED PROPERTY # of sales 159 107 33% Average Price $1,395,214 $1,415,065 1% Portofino Tower
More informationInvestor Presentation December 2017
Investor Presentation December 2017 Cautionary Statement This presentation includes statements concerning our expectations, beliefs, plans, objectives, goals, strategies, future events or performance and
More informationVolusia County School Board, FL
Volusia County School Board, FL 1 The School Board of Volusia County, Florida, Sales Tax Revenue Bonds, Series 2016, $33,805,000, Dated: November 17, 2016 2 Refunding Certificates of Participation (School
More informationEconomic Impact Analysis: Cedar Creek Ranch Neighborhood
2012 Economic Impact Analysis: Cedar Creek Ranch Neighborhood Dallas Area Habitat for Humanity Neighborhood Investment 9/1/2012 Executive Summary Income to local businesses was almost $1.1 million from
More informationFront Yard Residential Corporation Reports Third Quarter 2018 Results
Front Yard Residential Corporation Reports Third Quarter 2018 Results November 7, 2018 CHRISTIANSTED, U.S. Virgin Islands, Nov. 07, 2018 (GLOBE NEWSWIRE) -- Front Yard Residential Corporation ( Front Yard
More informationFront Yard Residential Corporation Announces Transformative Acquisition and Reports Second Quarter 2018 Results
Front Yard Residential Corporation Announces Transformative Acquisition and Reports Second Quarter 2018 Results August 9, 2018 CHRISTIANSTED, U.S. Virgin Islands, Aug. 09, 2018 (GLOBE NEWSWIRE) -- Front
More informationFIRE DISTRICTS FUND. The Fire Districts Fund consists of primarily one funding source: property taxes (ad valorem revenue).
Description In 1973, a Special Act of the Florida Legislature (Chapter 73-600, Laws of Florida) created the Pinellas County Fire Protection Authority. This special legislation subsequently assumed ordinance
More informationFISCAL IMPACT ANALYSIS Proposed Promenade on Welsh Development Upper Dublin Township, Montgomery County
FISCAL IMPACT ANALYSIS Proposed Promenade on Welsh Development Upper Dublin Township, Montgomery County March 8, 2016 Prepared for: BET Investments 200 Witmer Road, Suite 200 Horsham, PA 19044 Prepared
More informationFOR SALE Pellicano Drive El Paso, TX Property Information
LAND 12250 Pellicano Drive El Paso, TX 79936 Property Information LAND AREA: Parcel A - 90,000 +/- Square Feet Parcel B - 35,000 +/- Square Feet ZONING: C-4 SC PRICE: PRICE REDUCED/ALL OR PART Parcel A
More informationNovember 14, Dear Marriott s Grande Vista Owner:
November 14, 2016 Dear Marriott s Grande Vista Owner: Your maintenance fee billing statement is enclosed. This note provides background information on the Budget and the maintenance fee increase. The resort
More informationCity of Boerne, Texas Incentives Policy
City of Boerne, Texas Incentives Policy WHEREAS, upon full review and consideration of this Policy, the City Council of the City of Boerne is of the opinion that this Policy will assist in implementing
More informationKey Findings: Market Analysis
Key Findings: Market Analysis Prepared by: WTL+a Washington, DC On behalf of: HDR, Inc. & Why a Market Study? Evaluate factors affecting demand for new development Analyze market drivers for new investment
More informationARTICLE IV. ECONOMIC DEVELOPMENT; AD VALOREM TAX EXEMPTIONS
ARTICLE IV. ECONOMIC DEVELOPMENT; AD VALOREM TAX EXEMPTIONS Sec. 19-100. Short title. This Ordinance shall be known as Ordinance No. 3-1995, "Economic Development Ad Valorem Tax Exemption Regulations of
More informationBalance at Retirements Balance at Beginning Additions and End of ($ in thousands) of Year 3 at Cost Transfers Year 3
CHAPTER 10 Long-Lived Assets and Depreciation 10-1 ShopKo Stores, Inc. (ShopKo) is a leading regional discount store chain operating 109 discount retail stores in 13 states. ShopKo stores carry a wide
More information3.3 AC VACANT LOT - 900' SR-776 FRONT FOOTAGE
3.3 AC VACANT LOT - 900' SR-776 FRONT FOOTAGE 1301 S. McCall Road, Englewood, FL 34224 $1,721,000 A Land Investment Opportunity 3.3 AC VACANT LOT WITH 900' SR-776 FRONT FOOTAGE 3.29 ACRES ENGLEWOOD, FL
More informationPanama City Beach Fire Service Assessment Information
Panama City Beach Fire Service Assessment Information On November 9, 2017, the City of Panama City Beach scheduled a public hearing for January 11, 2018 to consider the adoption of a special assessment
More informationHudson Valley Foie Gras
Hudson Valley Foie Gras Application to County of Sullivan Industrial Development Agency for Financial Assistance for Prepared by: Planning & Research Consultants 100 Fourth Street Honesdale, PA 18431 (570)
More informationProposal for the Redevelopment of West Atlantic Avenue Properties
Proposal for the Redevelopment of West Atlantic Avenue Properties In response to: Request for Proposals CRA Project No. CRA2013-06 REISSUED Submitted by: Equity Enterprises USA August 13, 2013 TABLE OF
More informationMarket Profile -- Near North Side [8]
Market Profile -- Near North Side [8] Demographic Profile Total Population in 2009 82,949 Children (Under 18) 10,138 Seniors (65+) 10,633 Total Population in 2000 72,811 Population Density in 2009 30,836
More informationDocumenting the Economic Contribution of Office, Industrial, and Retail Real Estate to the Local Community. Prepared for
Documenting the Economic Contribution of Office, Industrial, and Retail Real Estate to the Local Community Prepared for The National Association of Office and Industrial Properties Research Foundation
More informationSunrise Stratford, LP
Sunrise Stratford, LP Financial Statements as of and for the Years Ended December 31, 2017 and 2016, Other Financial Information, and Independent Auditors Reports TABLE OF CONTENTS INDEPENDENT AUDITORS
More informationECONOMIC DEVELOPMENT AUTHORITY[261]
ECONOMIC DEVELOPMENT AUTHORITY[261] Notice of Intended Action ARC Pursuant to the authority of Iowa Code section 15.106A and of 2014 Iowa Acts, House File 2448, the Economic Development Authority hereby
More informationChange 6, September 1, TITLE 18 WATER AND SEWERS 1
Change 6, September 1, 2011 18-1 TITLE 18 WATER AND SEWERS 1 CHAPTER 1. MISCELLANEOUS. 2. CITY WASTEWATER SYSTEM. 3. WASTEWATER TREATMENT (SEWER) SYSTEM. 4. WATER. 5. CONNECTIONS WITH PUBLIC WATER SUPPLY.
More informationFOR SALE. Parkview Plaza $499,000. Property Information. 521 S Bartlett Rd Streamwood, IL 60107
Property Information SF 9,050 Built 1978 Acres.78 Zoning C-2 Parking 52 Occupancy 78% Highlights High Visibility at Intersections S Bartlett Rd & Streamwood Blvd Complimentary Neighborhood Tenant Mix Upside
More informationMASS HOUSING PRO FORMA LINE ITEM EXPLANATIONS 132 Unit Project. The Residences at West Union
MASS HOUSING PRO FORMA LINE ITEM EXPLANATIONS 132 Unit Project The Residences at West Union Page 5 Affordable Unit Rates: The affordable unit rental rates listed on page 5 of the pro forma list projected
More informationREVENUE ESTIMATING CONFERENCE TAX: ISSUE:
REVENUE ESTIMATING CONFERENCE TAX: Ad Valorem ISSUE: Millage rate cap of 13.5 mills (1.35%) on all real property BILL NUMBER(S): HB 385 SPONSOR(S): Rivera MONTH/YEAR COLLECTION IMPACT BEGINS: DATE OF ANALYSIS:
More informationPUERTA DEL SOL LEASE APPLICATION INSTRUCTIONS
PUERTA DEL SOL LEASE APPLICATION INSTRUCTIONS Each person that is over the age of Eighteen (18) and that will occupy the unit, is required to apply, and pay the application fee of $100.00 + $50.00 for
More informationMcAllen,TX Development Land S. 35 th Street, McAllen, TX 78501
McAllen,TX Development Land S. 35 th Street, McAllen, TX 78501 FOR SALE Rio Grande Valley PROPERTY OVERVIEW This great piece of property sits ideally in the path of McAllen s growth and has excellent proximity
More informationWYOMING DEPARTMENT OF REVENUE CHAPTER 7 PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS)
CHAPTER 7 PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) Section 1. Authority. These Rules are promulgated under the authority of W.S. 39-11-102(b). Section 2. Purpose of Rules.
More informationINDEPENDENT AUDITORS REPORT 1. Balance Sheets 2. Statements of Operations 3. Statements of Changes in Partners Capital 4. Statements of Cash Flows 5
Sunrise Carlisle, LP Financial Statements as of and for the Years Ended December 31, 2016 and 2015, Other Financial Information, and Independent Auditors Reports TABLE OF CONTENTS INDEPENDENT AUDITORS
More informationBUSI 330 Suggested Answers to Review and Discussion Questions: Lesson 10
BUSI 330 Suggested Answers to Review and Discussion Questions: Lesson 10 1. The client should give you a copy of their income and expense statements for the last 3 years showing their rental income by
More informationSERVICE & IMPROVEMENT PLAN AND ASSESSMENT PLAN:
DOWNTOWN MIDLAND MANAGEMENT DISTRICT SERVICE & IMPROVEMENT PLAN AND ASSESSMENT PLAN: 2010-2019 August 25, 2009 Table of Contents 1. Introduction...1 2. Background: The First Five Years...2 3. Service &
More informationAchieved record annual revenues of $110.0 million for 2018, representing an increase of 5.8%
Clipper Realty Inc. Announces Fourth Quarter and Full-Year 2018 Results Reports Record Annual Revenues, Record Annual Income from Operations and Record Quarterly and Annual Adjusted Funds from Operations
More informationShawnee Landing TIF Project. City of Shawnee, Kansas. Need For Assistance Analysis
Shawnee Landing TIF Project City of Shawnee, Kansas Need For Assistance Analysis December 17, 2014 Table of Contents 1 EXECUTIVE SUMMARY... 1 2 PURPOSE... 2 3 THE PROJECT... 3 4 ASSISTANCE REQUEST... 7
More informationCHAPTER CAPITAL FACILITIES, FEES, AND INCENTIVES RELATED TO FEES. B. Fire Combat and Rescue Service Impact Fee Study and Modifications
CHAPTER 1300. CAPITAL FACILITIES, FEES, AND INCENTIVES RELATED TO FEES SECTION 1302. IMPACT FEES 1302.6. Fire Combat and Rescue Service Impact Fees A. Intent and Purpose 1. To establish uniform fire combat
More informationCITY OF MIAMI, FLORIDA COMPREHENSIVE ANNUAL FINANCIAL REPORT SUPPLEMENTAL REPORT TO BONDHOLDERS. City of Miami, Florida
CITY OF MIAMI, FLORIDA COMPREHENSIVE ANNUAL FINANCIAL REPORT City of Miami, Florida SUPPLEMENTAL REPORT TO BONDHOLDERS FISCAL YEAR ENDED SEPTEMBER 30, 2016 SUPPLEMENTAL REPORT TO BONDHOLDER FISCAL YEAR
More informationCONSOLIDATED STATEMENT OF INCOME
CONSOLIDATED STATEMENT OF INCOME (unaudited, data converted from the Euro to the US Dollar (for information concerning this restatement, see Note 11 to these Consolidated Financial Statements)) 1 st quarter
More informationFlorida Attorney General Advisory Legal Opinion
Florida Attorney General Advisory Legal Opinion Number: AGO 2006-47 Date: November 29, 2006 Subject: Ad valorem taxes, cap on increase The Honorable Stephen J. Gaul Mayor, Town of Melbourne Village 555
More informationMiami-Dade County Retail Market Report 3Q Real Capital Partners Real Estate Services. *Data Source CoStar Miami-Dade County Retail Market Report
Miami-Dade County Retail Market Report 3Q 216 Real Capital Partners Real Estate Services *Data Source CoStar Miami-Dade County Retail Market Report 3Q 216 Miami-Dade County Retail Market Report Overview
More informationREVENUE MANUAL FISCAL YEAR Serving, enhancing, and transforming our community
REVENUE MANUAL FISCAL YEAR 2016-2017 Serving, enhancing, and transforming our community This Page Left Intentionally Blank Introduction The City of Miami s Revenue Manual was developed to provide individuals
More informationCORPORATE HEADQUARTERS SINGLE TENANT 20-YEAR FIRM SALE LEASE BACK
100% LEASED CLASS A 3-STORY OFFICE BUILDING CORPORATE HEADQUARTERS A n a h e i m C a l i f o r n i a SINGLE TENANT 20-YEAR FIRM SALE LEASE BACK JANUARY 2017 THE OFFERING Newmark Grubb Knight Frank (NGKF),
More informationANNUAL LOCAL GOVERNMENT REVENUE ANALYSIS OF THE 13 th FLOOR INVESTMENTS RESIDENTIAL DEVELOPMENT IN TAMARAC, FLORIDA
ANNUAL LOCAL GOVERNMENT REVENUE ANALYSIS OF THE 13 th FLOOR INVESTMENTS RESIDENTIAL DEVELOPMENT IN TAMARAC, FLORIDA Wednesday, January 9, 2019 Report Commission 13th Floor Investments commissioned this
More informationThe Housing Authority of the County of Contra Costa. Subsidy Layering Review Checklist for Low-Income Housing Tax Credit Projects
The Housing Authority of the County of Contra Costa Subsidy Layering Review Checklist for Low-Income Housing Tax Credit Projects Projection Name: Location: Narrative description of project including: Sources
More informationCOUNTY PROPERTY VALUES AND TAX IMPACTS OF FLORIDA S CITRUS INDUSTRY. Alan W. Hodges, W. David Mulkey, Ronald P. Muraro, & Thomas H.
PBTC 03-13 PBTC 02-6 COUNTY PROPERTY VALUES AND TAX IMPACTS OF FLORIDA S CITRUS INDUSTRY By Alan W. Hodges, W. David Mulkey, Ronald P. Muraro, & Thomas H. Spreen PBTC 03-13 November 2003 POLICY BRIEF SERIES
More informationSekisui House, Ltd. First Quarter of FY2018 (February 1, 2018 through April 30, 2018) Summary of Consolidated Financial Results
Sekisui House, Ltd. First Quarter of (February 1, 2018 through April 30, 2018) Summary of Consolidated Financial 1. Overview 2. Financial Position 3. Segment Information Built to Order Supplied Housing
More information