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South Florida Hospital Chains And Insurers Are Getting Bigger. Is That Good For Patients?

South Florida insurance companies and large hospital chains recorded healthy profits and acquired rival companies in an attempt to grow bigger in 2018, a new analysis found, accelerating a race to gain leverage in healthcare pricing negotiations.

But consumer advocates warn that whatever savings the healthcare monoliths find are unlikely to be passed down to patients.

Allan Baumgarten, who authored the recently released 2019 Florida Health Market Review, said the insurance companies and hospital chains are each seeking to achieve dominance.

“You have both health plans and hospital systems in a sense each trying to gain market strength and match the market strength of the other one,” he said. “It’s kind of a cyclical process. One makes that decision and then the other says, ‘Well, we have to get bigger as well.’”

Research has shown that prices are higher where hospital markets are more concentrated, according to Phillip Longman, policy director at the left-leaning Open Markets Institute, which advocates against monopolization in various industries.

“Sometimes, through consolidation, you get real economies of scale: better coordination, integration of care,” Longman said. “But experience has shown that whatever cost savings result are generally not shared with consumers.”

In Florida, consolidation among health insurance companies drove a 12% rise in profits for health maintenance organization insurance plans, or HMOs, and South Florida hospitals reported 8% average profit margins, their highest in recent years, according to the Florida Health Market Review.

Hospital systems grew through new construction and acquisitions. The Tennessee-based Hospital Corporation of America, or HCA, one of the nation’s largest for-profit systems., and AdventHealth, a nonprofit healthcare system, led the charge in Florida, acquiring hospitals from Community Health Systems, which was once the seventh-largest system in the state, the report found.

HCA owns several hospitals in South Florida, including Aventura Hospital and Medical Center and Kendall Regional Medical Center, while AdventHealth doesn’t have a presence in the southern part of the state.

Meanwhile, the health insurance market grew significantly more concentrated in the last three years, with companies like Anthem and Blue Cross Blue Shield acquiring a number of HMOs.

On the hospital side of that equation, Baumgarten said, providers are looking to expand their geographic footprint — Jackson Health System’s expansion into Doral or Baptist Health’s acquiring facilities across Palm Beach and Broward counties — in an attempt to capture more patients and additional market share. The hospital construction boom has been aided by the Florida Legislature, which removed regulations last year requiring hospitals to demonstrate an economic demand for new facilities before construction.

South Florida hospitals recorded combined profits of nearly $1.3 billion in 2018 and have posted combined profits above $1 billion for four of the past five years, the report found. HCA hospitals were the most profitable, with a net income of $363.6 million, according to the report. Baptist Health, a nonprofit and the largest system in the Miami area, had a net income of $142.8 million and Memorial Healthcare System in Broward County, a nonprofit hospital network, had a net income of $158.6 million.

Insurance companies are also trying to expand their reach as a way of increasing their leverage in price negotiations with hospital systems. HMO plans from Blue Cross Blue Shield, Humana, UnitedHealthcare and WellCare, the four largest HMO companies, made up 64.2% of the market, compared to 51.5% two years earlier, the report found.

“And yet, at the end of the day, the trends on both sides, in terms of prices being charged by hospital systems and the premiums paid by consumers and employers, both of those remain on an upward trajectory,” Baumgarten said. “So it’s hard to see from a consumer point of view how they’re actually benefiting from these strategies.”

Jaime Caldwell, president of the South Florida Hospital and Healthcare Association, said that, despite a good year for hospitals in 2018, there is uncertainty on the horizon in how hospitals will get paid.

Caldwell described a “healthy schizophrenia” as segments of the industry move away from a “fee-for-service” model, where insurers reimburse healthcare providers for things like lab tests and procedures, to a “managed care” model, where insurers reimburse providers based on the health outcomes of patients.

That shift, Caldwell said, will complicate the race for more market share between hospitals and insurance companies.

“I don’t know where it leads to, to be honest with you,” Caldwell said. “We’re seeing more and more reimbursement is trending toward [the managed care model], so I’m not certain those market strategies will be the dominating force moving forward.”

Longman, the consumer advocate, said that South Florida .is typically a bellwether for the rest of the country, and in this case, he sees consolidation of the healthcare industry continuing until there are fewer and fewer players left on the field.

“When hospitals merge, they no longer have to compete with each other for patients. That means they are freer to raise prices,” Longman said. “Any insurance company … when they come into this particular market, there’s only one person to deal with, and so that person names their price.”

 

Source:  Miami Herald

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Small-Scale Urban Developments Starting To Sprout. Thank A Change In The Parking Code

Five years ago, the city eliminated a parking requirement for small-scale buildings. Now, dense multifamily buildings are cropping up on small lots across the city.

The City of Miami removed a zoning provision in 2015 that previously required new apartment, office and retail buildings covering less than 10,000 square feet to include 1.5 parking spaces per apartment. The change has spurred developed of at least 10 rental apartment buildings, say experts, by making them more affordable to build.

“We wouldn’t have been able to build what we want to build on these small lots if we had to include parking,” Mikhail Gurevich, a developer with Miami-based Propolis, said. “It would have become uneconomical for us.”

In small-scale projects, each parking space costs an average of $40,000, say experts, and is difficult-to-impossible to fit on a 5,000-square-foot infill lot. Large developments with the advantage of scale can build a parking garage for about $20,000 per space.

Propolis has eight projects in the pipeline in Allapattah, Little Havana and Overtown. The lot sizes are all about 5,000 square feet.

“None of them have parking. If a site forced us to have parking, then we wouldn’t build,” Gurevich said.

Gurevich expects his first rental building in Little Havana to be completed in February. The 3-story building will offer 12 units at 125 NW Seventh Ave. The two-to-three bedroom and two-to-three bathroom units will be rented per room as a co-living facility. The rooms start at $875 per month.

The code change prompted Maytee Valenzuela, president of family-owned Tommy’s Tuxedos, to develop a Little Havana property owned by the family for 40 years as a way to keep up with rising property taxes. She is planning a three-story, nine-unit rental apartment building at 700 NW Second St. , though she expects it will be about three years before she breaks ground.

“The parking exemption gives us that option,” Valenzuela said. “We would have not been able to do this otherwise because the lot is 5,000 square feet.”

The elimination of the parking requirement helps offset rising land costs, said Tecela founder Andrew Frey, who initiated the zoning code change in 2015 and got it passed with the support of the then-commissioner Francis Suarez. Frey then built three neighboring townhouse-style, 3-story buildings at 771, 769 and 761 NW First St. starting in 2016.

The change also allows developers to build smaller-scale projects in neighborhoods where most buildings have two-to-three floors, including Little Havana.

“Keeping the integrity of Little Havana is important. The policy change will make it easier to maintain the environment of Little Havana,” Gurevich said.

 

Source:  Miami Herald

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Pop-up Stores Are Gaining Popularity And Are Here To Stay, Experts Say. Here’s Why.

For those who thought the pop-up trend was coming to a close, guess again. Pop-up stores are proliferating in cities across the country, including Miami.

The most popular local pop-up hubs: the Design District, Lincoln Road and Wynwood.

That news comes from a December report Pop-up-a-Palooza! published by Cushman & Wakefield in December. The report studied digital brands that opened for the first time in a bricks-and-mortar space during Halloween, the busiest time of year for pop-ups. In 2019, about 2,500 temporary Halloween stores opened across the country — an 80% increase from 10 years ago, when 1,400 stores opened.

Miami was one of 37 cities listed as a stronghold of activities. New York, Las Vegas and Los Angeles were also on the list.

 

Source:  Miami Herald

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Boomtown: Miami Has Been Named One Of America’s Top Growth Cities In A New Analysis

Strong economic and population growth led financial site Smartasset to name Miami as one of America’s top boomtowns.

Miami ranked fourth nationwide in the analysis, and was the top big city.

Analysts looked at government data from 500 cities for the ranking.

Here is how Miami scored in key metrics:

  • 5 year population change increase of 9.43%
  • 5 year average yearly GDP growth of 3.39%
  • 5 year change in number of establishments 8.79%
  • 5 year housing growth rate 10.11%
  • 5 year change in median household income 31% (second highest in the top 10)

 

 

Source:  The Next Miami

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Berkadia’s Charles Foschini On The Florida CRE Market

Berkadia’s active presence in Florida’s CRE debt scene owes no small part to Charles Foschini, who co-heads its originations in the state from the company’s office in downtown Miami. The University of Miami graduate, who spent nearly two decades at CBRE, has led some of Berkadia’s biggest Florida deals since he joined the company in 2016. Among them is a $121.5 million acquisition loan that helped Parkway Properties and Partners Group buy a set of six Tampa office buildings late last month. The firm has also been a key player in multifamily capital markets, putting it on the cutting edge of Florida’s changing demographics.

Foschini spoke with Commercial Observer by phone to discuss everything from the Sunshine State’s sunny skies to its business climate, transportation struggles and even its school system.

Commercial Observer: In a nutshell, what are your responsibilities at Berkadia?

Charles Foschini: I co-lead Florida operations in both a management and production role. I focus on a group of clients [for whom] I do a fair amount of their business … and that runs the gamut of any of their capital-market needs, from permanent loans to construction loans to bridge loans.

Florida’s shown a lot of momentum lately — throughout the state, but particularly around Miami. What do you see as some of the driving factors?

When I studied at the University of Miami, it wasn’t lost on me that the temperature was 78 degrees all the time. It’s a very enviable place to live, work and play. But you have to layer over that that our last two governors [Ron DeSantis and Rick Scott] have been very pro-business. We’ve had a lot of growth in the medical sector and a lot of employment growth. It’s not just a tourism economy anymore.

Berkadia has been a force behind some significant multifamily debt deals in the state this year. How is the state’s apartment market evolving?

We’re seeing unrelenting population growth and immigration to the state, and we’re seeing a continued evolution of employment. Some of the bigger submarkets have a lot of transportation challenges. Those factors have formed a confluence to create a need for multifamily near where people are going to work. That’s created a lot of new developments in suburban and urban markets. What’s more, the individual credit consumer has been harder to come by: Not as many people have been buying houses in this cycle. That has created a renewed demand for lifestyle residential, where people can get all the amenities that you couldn’t frankly afford or justify in your own home.

Reforms to Fannie Mae and Freddie Mac have been a never-ending discussion in Washington. Do you have any concerns?

Fannie and Freddie have been market leaders in multifamily finance, and they have very healthy allocations for 2020. I expect that to continue. But having said that, the economy and capital market side is extremely vibrant. You have CMBS lenders, banks, life companies and debt funds, all of which are available to a borrower in any given transactions. They’ll continue to have a significant market share in multifamily, too.

You mentioned some transportation challenges. Do you think the state’s urban areas need to become more commutable?

The demand for a live-work-play lifestyle is fueled both by millennials as well as those folks that are selling homes and moving back to the cities. They want to have everything in one place. The new Brightline train [which now connects Miami and West Palm Beach, Fla.] is so much more convenient than it was 20 years ago when you had to get in your car and commute. As South Florida and particularly Miami evolve as 24-hour cities, that means you have 24-hour traffic. Mass transit is a solution to that.

You mentioned that the state’s politicians have fostered a business-friendly reputation. How specifically has that helped drive new investment in the state?

One of Berkadia’s technology tools looks at IRS tax payments from one year to another. You can pick somewhere in the Northeast — anywhere in the Northeast — and look at the tax migration. For example, if you paid your taxes in 2018 in Connecticut and then in 2019, you paid your taxes in Florida, that net migration has been measured, potentially, in billions of dollars, and that’s continuing. In many cases, the Northeast is losing out to where it’s easier to live, easier to do business and where overall taxation on the same work dollar is lower. Florida is a huge beneficiary of that. Then there’s the fact that submarkets like Orlando and Tampa have very, very nice campus-style offices that rent for a lot less per square foot.

People often speak of talent pools as one of the deepest strengths of gateway cities like New York and L.A. How is Florida doing on that front?

I would say it’s evolving, and not fast enough. Our private school systems are exceptional. The Florida state schools are getting better. Five years ago, most of them didn’t have real estate programs, but now they all do. But the public school systems here for primary grades are not evolving fast enough. As our population grows, they’re not evolving at a pace to support that population. So that’s a challenge that municipalities continue to address.

 

Source:  Commercial Observer

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Hospitals Across US Investing In Real Estate To Help With Homelessness, Mental Health

Some hospitals are getting into real estate.

The reason? Cut skyrocketing healthcare costs and improve patients’ prognoses.

Peg Burnette, Chief Financial Officer at Denver Health, says they have about 30 patients a month who do not have somewhere to go after treatment at the Level 1 trauma center. Reasons range from homelessness, to dementia, mental health and other problems. Having a safe discharge is required. Generally, hospitals cannot simply push patients out the door because of ethics, malpractice and Medicare rules.

“Insurance will not pay after a patient’s immediate needs have been treatet,” Burnette says, “We could be receiving revenue from a patient who needs hospitalization, but instead. we’re covering the cost of that patient occupying a bed.”

That means fewer available beds to the community when someone cannot be discharged.

Denver Health has partnered with Denver Housing Authority to renovate and reopen a dormant building on the hospital campus. When complete, it will be low income senior housing, but a floor will be leased back to the hospital.  Fifteen units will be dedicated to people occupying beds at Denver Health. After their hospital stay, they will be temporarily placed on the floor, while permanent housing is coordinated.

Each stay runs an average of $2,700 a day at Denver Health. As a safety net hospital, it has a mission to take care of all patients, regardless of ability to pay. The hospital has crunched the numbers. Providing transitional housing will save quite a bit, considering patients in limbo have overstayed anywhere from a dozen to more than a 1,500 extra days. Temporary housing will cost $10,000 a year, per resident.

“The first step is to identify those in unstable situations,” Denver Health Hospitalist Physician Dr. Sarah A. Stella said. “Information given at admission can be inaccurate and the signs are not always obvious. They know you can’t fix it, but they appreciate being asked. And asking about that leads us to take better care of people. Recovery continues after the hospital stay. It can be much more difficult to heal or manage chronic conditions if patients are worried about their next meal or sleeping on the street. When I see patients who are controlling their diabetes or doing a pretty good job of it, despite their homelessness, I want to give them a big hug. I want to give them a medal, because that is really an impossibility.”

University of Illinois Hospital & Health Sciences System (UI Health) has also put money into the housing problem. Its Better Health Through Housing partnership with the Center for Housing and Health started with $250,000. It works to move patients from emergency rooms into housing with “intensive case management.” The pilot started with 26 patients and by next year, it expects to house 75 patients.

Dr. Stephen Brown, Director of Preventive Emergency Medicine at University of Illinois Hospital in Chicago, echoed the same concern as Dr. Stella in Denver.

“Homelessness tends to be invisible in health care,” Dr. Brown said.

Brown noted that hospitals operate on thin margins and do not go looking for problems,

“But if you begin to document it, you will find it. And if you find that, you have to do something about it,” said Dr. Brown.

The hospital went through its records dating back to the late 1990s and found evidence of 10,000 patients believed to be homeless. According to research cited in a report by the American Hospital Association (AHA), health inequities are projected to cost the health care system $126 billion by 2020.

“On average, those with unstable housing have a life expectancy 27 years less than those with stable housing.” says AHA Chief Medical Officer Dr. Jay Bhatt.

AHA’s Hospital Community Cooperative Program is working in 10 markets across the country to address social needs.

“Investing in housing solutions could help cut down on burnout among providers because care teams can see patient success,” Bhatt adds,

As for the future of programs like the one in Chicago, Brown said he envisions coordinated care across the criminal justice system, first responders, city agencies and more.

“We’re just a hospital and we’re a player in this,” Brown said. “But it really requires a cross-sector approach to solving this really kind of wicked problem in society.”

In the end, these initiatives can save money for all patients and taxpayers.

“When we have patients who we don’t have funds to cover, we have to receive more money from insurance and there’s been a lot of talk about the cost shift,” Burnette said. “As consumers, we want to pay lower premiums and I think this is a good way to start to get at that issue.”

Click here to view Fox News video ‘Hospitals Across The Country Look To Expand Housing For Homeless Patients

 

Source: Fox News

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Multifamily Investors See This As ‘The Biggest Risk To Our Industry’

Local governments from New York to California have moved forward with new rent control laws this year in an attempt to address the housing affordability crisis. But multifamily investors say the laws are pushing them away from those markets, and they fear the trend could spread to other cities.

New York in June passed a law expanding rent regulations that affect nearly 1 million apartments in New York City, which was widely condemned in the commercial real estate industry. Oregon in February passed the nation’s first statewide rent control bill and California followed suit last month with passage of its own statewide rent control law.

TruAmerica Multifamily co-Chief Investment Officer Matt Ferrari, whose firm has over 40,000 units under management across 11 U.S. states, including California and Oregon, said the new laws are hurting those markets. He said they disincentivize owners from renovating properties, depress property values and decrease investment. He said he already sees capital fleeing those markets, and he is worried about more markets expanding rent control.

“It’s probably the biggest risk to our industry is this having a contagion effect from these deep blue states, New York and California, and eventually spreading across the country,” Ferrari said Thursday at Bisnow’s Multifamily Annual Conference East in D.C. “It could really impact our business long term.”

D.C. is currently considering expanding its rent regulations. The District has a law in place that passed in the 1980s and regulates rent for about 80,000 apartments built before 1975. But that is down significantly from a peak of 130,000 rent-controlled units, and the remaining 80,000 could become market-rate units next year if the D.C. Council doesn’t extend the law.

Council Member Anita Bonds, who chairs the D.C. Council’s housing committee, introduced a bill to extend the rent regulations to 2030 and is scheduled to hold a hearing on it Wednesday. In addition to expanding the program, activists are calling for the D.C. Council to adopt more aggressive rent control measures that would lower the rent increase cap, cover all buildings constructed before 2005 and make all new units subject to rent control after 15 years.

The D.C. Building Industry Association has come out against these proposals, arguing it would make it harder for the city to reach Mayor Muriel Bowser’s goal of building 36,000 new housing units by 2025.

“Rent control exacerbates the housing shortage because it does not do anything to address why rents are rising,” DCBIA CEO Lisa Maria Mallory wrote in a Washington Business Journal op-ed last week. “The one issue that nearly every economist agrees is that rent control just makes housing worse.”

Some investors are already shying away from the D.C. area for fear of new rent control laws, Melnick Real Estate Advisors founder Scott Melnick said. He said he recently had a buyer seeking to invest $110M as part of a 1031 exchange deal, and they limited their search to less-regulated states like Georgia, Texas and Florida.

“We’re seeing people want to skip over this region because they know it’s coming,” Melnick said of rent control. “Investors now are not just looking at the House and the Senate, they’re looking at the county council and how it’s made up to see what’s coming.” Harbor Group International Director of Acquisitions Matt Jones, whose firm has a nationwide portfolio of 33,000 multifamily units, also said he expects stronger rent control laws to be enacted in the D.C. area.

 

“We’re definitely seeing capital that used to be New York City multifamily-focused fleeing that regulatory environment,” Jones said. “My view is that regulatory environment is following them down I-95, and we’re not a decade away from those concerns in many of the markets down here.”

FCP principal Jason Bonderenko said several of his recent deals have involved buyers fleeing the New York City market, likely because of rent control.

“I can tell you we recently sold properties in Philadelphia, [D.C.], Atlanta, the Carolinas, and it was all New York buyers on all those deals,” Bonderenko said. “That trend is happening in a very big way.”

The Donaldson Group CEO Carlton Einsel, whose portfolio is largely concentrated in the D.C. area, said politicians support rent control because they want to appear to be tackling the affordable housing issue, even if most economists agree it is not an effective solution. He said it is up to commercial real estate leaders to come up with better solutions to the problem before more governments enact rent control.

“There is an affordable housing issue, and as an industry we have to do something to help solve it, because if we can’t, it will be solved for us by politicians that are going to do rent control,” Einsel said.

Jefferson Apartment Group CEO Jim Butz said he sees housing affordability and rising rents in major cities as an important issue, but he said cities trying to address it with rent control laws are only creating new problems. He is worried about the increased regulations spreading across the East Coast.

“One of the bigger trends we have to be careful about in Washington, in Philly, obviously in New York, and a little bit in Boston, is rent control,” Butz said. “That would potentially shut down the market and really put a chill on institutional investment.”

Morgan Properties President Jonathan Morgan, one of the region’s most active multifamily buyers in recent years, said rent control measures are forcing investment firms like his to expand to less-regulated markets.

“We’re concerned about rent control as well,” Morgan said, after hearing several other investors express their concerns. “The affordability issue in this country is not going away any time soon, but rent control I think is the wrong solution … it’s making a lot of the owners like us and others invest in new markets.”

The criticism of rent control at Thursday’s event was not limited to investors that own apartments — a federal government official also referred to the local laws as having harmful consequences.

Department of Housing and Urban Development Deputy Chief of Staff Alfonso Costa Jr. cited reports from the National Multifamily Housing Council and Stanford University that detail the negative impacts of rent control.

“Although rent control in the short-term might reduce displacement, it can have a very deleterious impact on housing supply and prices,” Costa said. “You have landlords that are going to be less likely to address capital repair needs, that will defer maintenance and will turn their rental units into owner-occupied units and sell them. Ultimately it can have a very adverse impact and unintended consequences.”

Costa joined NHMC CEO Doug Bibby and U.S. Sens. Chris Van Hollen (D-MD) and Todd Young (R-IN) on the event’s keynote panel. The senators did not discuss rent control, but stay tuned for more coverage on the ideas they raised to address housing affordability.

Source:  Bisnow

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A Trend Is Breathing New Life Into Big, Empty Department Stores

Turning abandoned mall space such as the closed Sears store in the RedBird development in Dallas into medical offices and clinics is a new use for tired shopping centers that has already found success in other cities.

RedBird owner Peter Brodsky just announced that UT Southwestern and Parkland Hospital are taking over vacant retail space at the former Red Bird MallUT Southwestern will open offices in a 150,000-square-foot Sears store that closed earlier this year. About 43,000 square feet of a Dillard’s store that closed in 2008 is already being retrofitted for Parkland.

Dallas developer Frank Mihalopoulos, who has been working with Brodsky since 2015 on the RedBird project, has already successfully adding university-affiliated medical offices to aging malls in Nashville; York, Pa.; and Atlanta.

 “Selling the RedBird development to local health care companies became a priority as community needs and wishes matched up with trends in the mall redevelopment business,” Brodsky said.

“Health care companies want to reach underserved populations and are trying to find ways to serve more people with the least amount of cost,” Mihalopoulos said. “Repurposing mall space can keep costs down. The University of Pittsburgh Medical Center, for example, has opened occupational therapy clinics and back offices in 22,000 square feet of the West Manchester Mall in York, Pennsylvania It’s lowered their overall cost of occupancy, and then the university medical center is able to rent its space that can fetch higher rents to others.”

In AtlantaEmory Healthcare agreed in October to lease 224,000 square feet of a former Sears store at Northlake Mall to house offices for 1,600 administrative staff. That also adds daytime traffic to the mall, which is anchored by J.C. Penney and Macy’s. Northlake and the mall in Pennsylvania are owned by ATR Corinth, a partnership of Mihalopoulos and Dallas real estate investor Tony Ruggeri formed 15 years ago to redevelop ailing malls.

“Mall locations have a lot of what medical clinics and offices need,” Mihalopoulos said. “There’s parking, good real estate with good exposure to freeway locations. Old department stores have high ceilings that office tenants are looking for these days and those new office workers can shop and eat without leaving the property.”

ATR Corinth’s first big success was in Nashville, where Vanderbilt University Medical Center put administrative offices and medical clinics in One Hundred Oaks Mall.

“That project began in 2008, and within five years of the redevelopment, the stores in the center had experienced sales increases of as much as 100%,” Mihalopoulos said.

While they were considering the RedBird development, UT Southwestern officials visited that project. They also visited the Jackson Medical Mall in Mississippi, which was converted from a shopping mall in 1996 after it lost customers and stores to a newer mall in Jackson.

At that point, Red Bird Mall was also well into its decline. The former mall at the intersection of Highway 67 and Interstate 20 in Dallas was one of the early shopping center casualties. Several Dallas mayors and out-of-town owners tried to fix the center as the mall continued to lose traffic. There are 800 vacant anchor spots at the 1,300 malls and outlet centers in the U.S., according to an updated mall report from Green Street. In addition to health care uses, malls have been turned into call centers and even Amazon warehouses. When Brodsky first purchased the mall, Sears and Macy’s were still open.

“But it became apparent that anchor stores would have to be filled with other sorts of activities to draw people to the property,” Brodsky said. “The shopping center still has about 60 tenants, from Burlington Coat Factory to small mom-and-pop businesses that are doing well. A Foot Locker is under construction in a new green space being built on the Camp Wisdom side where Starbucks opened last year. I’m new to the real estate industry and I give Frank a lot of credit for his track record of converting malls into highly productive office space.”

 

Source: Dallas News

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Medical Office Building Investors Will Be Chasing Deals In 2020

As we prepare to swing into the new year, the outlook for the medical office sector is good…largely.

Underpinning the market, as it always has, is the continual aging of the population and the increased medical services that come along with it.

But, despite this sure-bet demand, the sector is not without its challenges, as Al Pontius, SVP and national director of Marcus & Millichap’s Office and Industrial divisions, makes clear. Those concerns arise as a result of the massive industry trend toward consolidation and the move on the part of many formerly independent care providers to saddle up with national care brands.

The firm’s second-half Medical Office Buildings Report defines the growth of the merger movement:

“Hospital and health-system merger activity continues to transform the medical office sector, driving a reduction in physician-owned practices in recent years. In 2012, nearly half of locations were physician-owned practices, but in 2018, just 31 percent were owned by doctors.”

And therein lie the concerns for the existing stock of medical office buildings (MOB).

“There’s a lot of older-vintage product that’s not located where the health systems want to be,” says Pontius. “Some assets may not accommodate the desired configuration of services that the major health systems see as appropriate, modern enough or technologically supportive enough. Consequently, there are a number of buildings that will under-perform relative to newer properties in the sector as well as other asset classes.”

But while there might be assets that sit on the sidelines as healthcare needs grow, few investors, be they institutional or private, are doing the same.

“The consolidation has supported investor sentiment as major providers create efficiencies and broaden service coverage,” says the report. “A sizable pipeline of new space and major expansions by high-credit tenants will sustain elevated investment activity through the end of this year.”

 

Source: GlobeSt.

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Developers Push The Art Basel Crowd Toward A New Miami Neighborhood

Miami Art Week’s center of gravity moves every couple of years—pulled at one moment by the gritty muraled walls of Wynwood, at another by the gleaming shops of the Design District.

But during this year festivities, a new neighborhood that’s been overlooked by the artistic glitterati is seeing a flurry of activity.

Allapattah, nestled just west of Wynwood and north of Little Havana along the Miami River, is known for its Dominican community and grain warehouses. It’s now the home of two major art complexes—the 100,000-square-foot Rubell Museum that opened on Dec. 4 and the new El Espacio 23 experimental art center developed by billionaire real estate magnate Jorge Pérez to exhibit his private collection and to develop artists in residency.

The Rubell Museum, set along abandoned rail tracks, houses 40 galleries in six former industrial buildings less than a mile from the original Wynwood home outgrown by what was previously known as the Rubell Family Collection. An empty parking lot was transformed into a garden filled with rare and threatened plants native to the Everglades and Florida Keys. Inside, the vast rooms are connected with a long artery of a hallway that culminates with Keith Haring’s painting of a heart.

Works acquired by the Rubells very early in artists’ careers, including Cindy Sherman’s Untitled Film Still (#21) (1978) and Jeff Koons’s New Hoover Convertible (1980), feature prominently in the inaugural exposition, as does an immersive work by Yayoi Kusama called INFINITY MIRRORED ROOM — LET’S SURVIVE FOREVER (2017).

The warehouse was purchased for $4 million in April 2015, according to property records.

“Art transforms neighborhoods” says Mera Rubell, a former teacher and the matriarch of the family clan that collects art and invests in real estate. “There are always frontiers. You just have to go there.”

Just several blocks west in Allapattah, El Espacio 23 is a 28,000-square-foot arts center designed to serve artists, curators, and the general public with regular exhibitions. Its inaugural exhibit—“Time for Change: Art and Social Unrest in the Jorge M. Pérez Collection”—features more than 100 works curated by Bogota-based Jose Roca and explores themes that include identity, public unrest, and marginalized peoples.

“I could not do this in Wynwood; it would be twice the cost, at least,“ he says, noting that Allapattah was located centrally in terms of employment opportunities and industry. “Wynwood is already changed. You couldn’t be showing this,’’ he adds, sitting just a few steps from Estudiante, a David-sized statue by Spanish artist Fernando Sanchez Castillo. It depicts a student being searched and humiliated by police. “There’s just too much traffic of another type. I needed to find a place that was affordable and central.”

A Changing Neighborhood

As Allapattah emerges to attract galleries and artists, Pérez says he is aware of many of the issues that can emerge as neighborhoods change and says the area could be important for the development of affordable housing. He’ll be bidding on 18 acres the city will put up for sale; although he doesn’t say what he eventually wants to do with the area, affordable housing is on his mind.

The Rubells bought the warehouse that makes up their museum for roughly $53 per square foot five years ago. Today, asking prices for industrial warehouses in the area range from $200 to $350 per square foot, according to Diego V. Tejera, a commercial real estate consultant specializing in Allapattah.

“Now you have prices that are really high and there are no buyers willing to pay them,” he said. “All this past year very little transacted. People were waiting to see how all this pans out. With the grand openings of both of these venues, you are going to see more interest in the area.”

“The affordable rental market is extremely strong,” he explains. “If I could build any amount of rental building at rents that people can afford, they would be 100% occupied all the time. The problem is that we’re building a lot of rentals that people can’t afford because of land prices.”

Plus, Pérez acknowledges, profit plays a factor. “Developers make more money the more expensive the product they build, so there’s been a tendency to build towards the more expensive product, and I think the needs are in the lower-price product,” he explains. “We have to rebalance, and we’re doing that.”

Experts in affordable housing are wary of the addition of glamorous arts spaces to the area. “There is absolutely a cost, and the cost is people being forced out of their neighborhoods, and the sort of ethnic and cultural vibe of a neighborhood gets completely transformed,” says Robin Bachin, assistant provost for civic and community engagement at the University of Miami. “Even just looking at Allapattah, there’s been a tremendous increase in the average home value in the last five years.”

Most residents of Allapattah don’t own their homes or businesses, Bachin says, and the number of LLCs that own parcels in the area dramatically rose in the past two years.

The Effect of Higher Property Values

“It’s actually beneficial for an absentee landlord to not invest in the property, because if they think that they can actually sell the property, then the gain will be that much greater. It’s really detrimental to the residents who live there, who don’t own their property, as well as to the business owners, the mom-and-pop stores who most likely don’t own their building.

“There’s a great deal of concern of the impacts that that kind of massive development has on these working class communities of color—in the case of Little Haiti, obviously, a large Haitian-American community, and in the of Allapattah, a large Central American community,” she explains. “We know, for example, historically in cities across the country, that when art spaces, studios, and galleries move into a neighborhood because it has cheaper rent, that is a harbinger of gentrification.”

Pérez’s Related Group is involved with the redevelopment of Miami’s Liberty Square, which is the largest redevelopment of public housing in the southern United States. While his art spaces will undoubtedly make real estate in the Allapattah neighborhood pricier, Pérez says he wants to use them to confront the issue of home prices head-on.

“Housing affordability is one of the biggest issues that we have, in order for there not to be a complete displacement as neighborhoods change,” he says. “There are many things that the private sector and the public sector can do, and exhibitions like this, I hope, will make everybody think about it.”

 

Source:  Bloomberg

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