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Developer Exploring Second Co-Living Project On Miami Beach

Rishi Kapoor is looking to develop a second Urbin-branded, co-living project on Washington Avenue in Miami Beach.

The Miami Beach City Commission on Monday granted preliminary approval to allow co-living units on Washington Avenue north of 12th Street, and to extend a deadline for Kapoor to obtain building permits until 2027.

Kapoor, CEO of Coconut Grove-based Location Ventures, is under contract to buy a retail building at 1509 Washington Avenue and a mixed-use apartment building at 1515 Washington Avenue, said Michael Larkin, a lawyer representing the developer.

Kapoor has submitted an application to redevelop the properties that will have to go before the Miami Beach planning and zoning and historic preservation boards, Larkin added.

The city has already approved Kapoor’s six-story co-living project at 1260 Washington Avenue (rendering pictured above), which he is developing under Location Ventures’ Urbin brand.

Under the proposed new legislation, the city would allow developers to build projects with co-living units north of 12th Street and Washington Avenue, but any proposed building cannot have hotel rooms or short-term rentals. In addition, only 50 percent of the project can be set aside for co-living units, and the apartments or condos must be a minimum of 275 square feet.

 

Source:  The Real Deal

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Sale Leaseback Cap Rates Continue To Attract Investors

While pricing has widened, early indications in 2023 point to a growing return to confidence for the sale leaseback market, according to a market update report from SLB Capital Advisors.

The report cites “strong credits and robust business models achieving successful processes with large interest from investors”, even in non-core markets, particularly industrial.

Due to the current interest rate environment and companies’ overall cost of capital, the SLB cap rates offer a more attractive cost-of-capital solution than ever, according to the report.

“SLB rates remain well inside of many companies’ WACCs and today, in more cases than not inside companies’ current cost of debt financing, making the sale leaseback an incredibly attractive financing alternative,” it stated.

There continues to be an attractive value arbitrage across various industry sectors driven by the delta between business and real estate multiples. The multiple implied by average SLB cap rates (i.e., 6.25% to 8.25%) implies a multiple of over 12x to 16x.

This compares favorably to general middle market transactions which averaged 6.9x LTM EBITDA for 2022. Attractive arbitrage opportunities are generally prevalent across many middle-market sub-sectors, the report said.

 

Source:  GlobeSt.

 

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To Ease Rent Crisis, Miami City Commission May Change Zoning Code To Allow For Communal Living Developments In Wynwood

After gaining notoriety as the center of the housing crisis in the US, Miami is looking to co-living developments to calm soaring rent prices.

Today (3/23), the Miami City Commission is considering changes to the zoning code to establish regulations regarding co-living. If adopted, the amendment will allow for communal living developments to rise in Miami’s bustling central business district, health district and Wynwood.

Last year, Miami surpassed New York City and Los Angeles as the most expensive housing market in the nation. In June 2022, the Biden administration called Miami the ‘epicenter of the housing crisis.’

Government agencies like the Department of Housing and Urban Development (HUD) see co-living as a solution to provide working-class individuals with affordable shelter.

Communal living has roots dating back to the 19th century, when tenements and boarding houses became popular. Modern co-living spaces feature private bedrooms designed around a shared living room and kitchen.

21st-century co-living communities have emerged as an amenity-laden, roommate-sharing concept to facilitate an environment where working professionals can thrive at a fair price.

The proposed legislation limits co-living developments to the civic center and health district, central business district downtown and neighborhood revitalization districts in Wynwood. These are Miami’s busiest urban areas and have rapidly grown in the post-pandemic era as people from across the nation flocked to South Florida.

Background information states the city “recognizes the growing demand for accessible housing options, including co-living concepts, incorporated in urban center and urban core areas where there is significantly less reliance on automobiles and enhanced utilization of bicycle and transit facilities that connect to places of employment and other services.”

The ordinance defines a co-living unit as communal living quarters consisting of private bedrooms and bathrooms with a shared space that includes a full kitchen with direct access to the outside or a common hall.

Each unit would be allowed a maximum of six co-living rooms. A co-living room is defined as a single bedroom within the unit. Under the proposed requirements, a co-living room must be at least 180 square feet and could not exceed 400 square feet.

The operational plan required under the new ordinance stipulates all co-living units within a building must be managed by one centralized operator and at least one dedicated employee must be available 24 hours a day to respond to residents’ needs.

On Feb. 15, the Planning, Zoning and Appeals Board recommended approval of the zoning text change in a vote of 8-1.

What attracts most residents to co-living communities is a home in a well-run building in a good area at a reasonable price. The developments offer fully-furnished units, including everything from sheets to silverware and weekly cleaning services. All utilities and various tech services like WiFi and Netflix are included in the monthly rent.

Another positive of co-living is that it eliminates the financial liability of roommates by offering individual room leases rather than group leases.

Co-living is popular in major urban areas like New York City. Zoning ordinances, however, restrict communal housing in many areas. Changes on the regulatory front, like the amendment before the Miami City Commission, are needed to address barriers to opening co-living communities.

In 2022, Florida topped the Census Bureau’s list of fastest-growing states as the population grew by nearly 2%. Attractive lifestyle and job opportunities put Miami on the map of most popular US migration destinations.

During that time, the cost of rent in Miami increased over 30% from 2021 to 2022 and the county was ranked the most competitive rental market in a year-end survey by RentCafe.

In April 2022, Miami-Dade Mayor Daniella Levine Cava declared an affordable housing crisis and allocated an additional $13 million in rental assistance through the Emergency Rental Assistance Program.

Two months later, HUD Secretary Marcia Fudge met with local leaders to tour affordable housing projects in Miami.

“I decided today to come down to the epicenter of the housing crisis in this country,” said Ms. Fudge. “It is a shame that people who work hard every day cannot afford to live in the communities in which they work.”

After her visit, Ms. Fudge said more affordable housing projects must be created to lower housing costs and called for support from federal, state and local governments to make it happen.

A study from Florida International University regarding affordable housing revealed Miami has the highest proportion of cost-burdened renters in the nation, with 53% of renters spending 35% or more of their household income on rent.

HUD defines cost-burdened people as those who pay more than 30% of their income for housing and may have difficulty affording necessities such as food, clothing, transportation and medical care.

Creating co-living developments will provide renters with more affordable housing options and relief from record-breaking rent prices.

Market reports forecast co-living developments to increase in coming years as the communities could be a solution to the affordable housing crisis.

In January, the largest co-living operators in US and Europe and Asia, Common and Habyt, merged to form Habyt Group. The move created the largest co-living brand in the world with locations in more than 40 cities and 14 countries and over 30,000 communal units.

While the co-living sector represents a small corner of the housing market, the desire for communal living, like rental prices, is rising.

 

Source:  Miami Today

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Terra Offers $500M For Oceanfront Miami Beach Condo Building

Terra has offered half a billion dollars to buy out an oceanfront condo building in Miami Beach, six months after a Related Group-led venture backed out, according to a letter obtained by Commercial Observer.

Located at 5445 Collins Avenue, the property, Castle Beach Club, sits on 4 acres along the famed Miami Beach strip, offering 576 linear feet along the ocean.

The deal — if finalized — would effectively become the most expensive land purchase in the Miami area. Terra, led by David Martin, will most likely tear down the 18-story building and construct an ultra-luxury condo complex. The site can accommodate a structure up to 200 feet tall.

The proposed buyout is part of a growing trend following the deadly collapse of Champlain Towers South, a condominium built in 1981 that was poorly maintained. Some condo associations of similar, decades-old buildings are choosing to sell to developers to avoid footing the bill for costly repairs, now mandated by Florida law.

In late 2021, the homeowners association of Castle Beach Club put the property, which dates back to the 1960s, on the market, hiring a team led by Colliers’ Ken Krasnow and Gerard Yetming to shore up the highest price.

Jorge Perez’s Related Group and 13th Floor Investments first swooped in a year ago, together bidding $500 million. But the joint venture backed out of the deal in October after their financing fell apart as interest-rate hikes rattled capital markets and a handful of unit owners held out.

Last Friday, Terra officially entered the picture, matching Related’s original offer.

A letter penned by Yetming was sent to unit owners announcing Terra’s $500 million bid, which averages out to $877,192 per unit. The property’s 570 unit owners are set to receive individual offers in the next two weeks, after which they will have about two months to decide whether to accept the offer. To complete the sale, Terra will likely need 95 percent buy-in from condo owners.

“We can confirm that Terra has the capability to complete this purchase, and has the funding in place to do so,” according to a letter.

The source of Terra’s financing remains unclear, though the developer is said to have a partner on the deal with whom it previously worked with.

Back in 2022, Terra and seven other firms had bid on Castle Beach Club, according to The Real Deal, which first reported the most recent proposal.

 

Source:  Commercial Observer

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Employment Seekers From Around US Attracted To Florida Jobs

Florida is now the state with the third most number of new jobs. It overtook New York last December.

CBS4 takes a look at why so many are coming to take these new jobs and what’s changing in the job market.

“It was supposed to be a temporary situation,” Marvin Kim recalled.

Kim came to South Florida during the pandemic from where he was based, New York.

“I was contemplating my next move,” he told CBS4.

Currently, Kim works in sales at Doorloop, a software company that is used to manage rental property and payment.

“I was surprised really at the number of high-quality jobs that were offered here in Florida, as you know very well Florida is just benefiting from the massive influx of capital booming start-up scene,” he explained.

Of course, the other reason is the warm weather, that’s why thousands of others like Kim are coming, and the jobs keep opening up as well.  According to the latest U.S. Dept. of Labor statistics, at the end of December, Florida topped New York with 9,578,500 jobs, 2,400 more than the Empire State.

“The companies that I am working with now are mostly from the Northeast and California, they’re relocating here,” Craig Studnicky, ISG World CEO said.

Studnicky works in sales and marketing at International Sales Group.

“Goldman Sach is moving their regional offices to Fort Lauderdale.  How many other companies are moving here, how many other businesses are being created to support those giant companies,” he said.

Along with these white-collar jobs, is the demand for workers to fill blue-collar jobs.

“A New Yorker comes here, a family from California comes here, and even though prices have appreciated significantly since 2020 for them we are a bargain,” Studnicky explained.

At this rate, it doesn’t seem like there’s a shortage of people willing to move.

“Florida has never been in the same conversation as Silicon Valley or New York. You’re seeing that scene change and as you look at what’s happening with demographics, and capital flows, and booming start-up scene, you want to be part of that,” Kim added.

Of course, when it comes to where everyone coming here to get jobs will live, experts like Studnicky recommend getting in on whatever real estate market one can afford now, rather than later.

 

Source:  CBS News

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Huge Flight Of Talent & Capital To Miami Continues, Investor Says

Miami is continuing to attract a major amount of investment and capital, a prominent investor said.

Jack Abraham, who is the CEO of Atomic Labs, made the comments in an interview yesterday with CNBC.

According to Abraham, Miami is “somewhat insulated from the larger economy.”

Abraham said that real estate was still going up in Miami, while it is going down in other major U.S. markets.

He also said that venture capital investment in Miami was up sharply in the past year, while it is down in other major U.S. tech locales.

“I like to think of Miami as a viral product with very high retention,” Abraham said, noting that his friends who had tried Miami had stayed. “I don’t know anyone who’s gone back to Silicon Valley or New York.” 

 

Source:  The Next Miami

 

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South Florida’s Allure In 2022 Made Miami-Dade’s Business Opening Among Best In U.S.

South Florida added thousands of new businesses in 2022, putting the region in the top three metropolitan areas nationwide for openings of everything from retailers to law offices.

Riding a population boom, the Miami metro area recorded 20,572 new openings — third most in the country — 14% more than 17,971 openings in 2021, according to a survey by Yelp, the online review platform.

Yelp based its ranking on the number of new business listings in Miami-Dade, Broward and Palm Beach counties. As a result, South Florida ranked just behind Los Angeles and New York City for the most business growth last year.

“As remote work changed where people live across the country, Miami has been a known hot spot for remote employees and their families that previously lived in more population-dense cities and traditional business hubs,” said Richard Maraschi, head of data science at Yelp. “This is further demonstrated through the increase in home and local services businesses the city has seen since 2019 — as more people move to Miami those services are in high demand.”

Other Florida metro areas also experienced a high volume of new businesses in 2022. After South Florida, Tampa and Orlando saw the most activity, with 9,419 openings and 8,303 openings, respectively. As a whole, Florida had a total of 63,519 new businesses, also ranking it statewide behind California and Texas.

The upward trajectory of business growth in South Florida started in 2021 with the tidal wave of small business and corporate expansions and the activity heightened last year. Largely drawn by lower state taxes, weather and the region’s population growth, businesses opened offices across the region last year, including international law firm Winston & Strawn in downtown Miami, Amazon in Coral Gables and photo and editing application Picsart in Miami Beach.

More businesses — from independently owned stores and restaurants to large corporations — plan to open a new base here this year. Stores and restaurants are crowding into all corners of Miami-Dade, including Brickell City Centre, Coral Gables and Sunrise.

In fact, James Kohnstamm, executive vice president of economic development at Miami-Dade Beacon Council, predicted just as many business openings this year, or more, than in 2022. Kohnstamm said his agency already has recruited close to 60 new companies expected to open a bricks-and-mortar location or office this year in Miami-Dade. One factor keeping this business growth tidal wave going in South Florida? International companies are now looking to expand, no longer limited by pandemic travel restrictions or closed borders.

“Miami continues to grow in overall population and number of businesses. Our housing market is still in high demand. All of the indicators are showing demand is remaining high, and we’re not seeing returns back to where people were moving from,” Kohnstamm said. “I do think this will be maintained at least for the next year and the following, because some of that demand is still being created. It’s now structural. Miami is in a different place.”

Still, Jeffrey Havsy, a Moody’s Analytics economist, said gray clouds loom over the region’s prosperity, due to a potential U.S. recession and rising interest rates that is slowing consumer spending nationwide. Consumer spending accounts for two-thirds of the nation’s economy.

Much of the retailing sector will be particularly vulnerable, said Holly Cohen of the Holly Cohen Retail Advisory Services and president-elect of the Miami chapter of the professional commercial real estate organization Commercial Real Estate Women Network. Outside of experiential retail, such as Puttshack indoor mini-golf, bar and restaurant that recently opened in Brickell, beauty care services and restaurants, Cohen said, “We might see a lot of turnover for those that can’t make it.”

 

Source:  Miami Herald

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New Apartment Demand ‘All But Evaporated’

Demand for new apartment leases has “all but evaporated” as consumer confidence remains low and inflation continues to rise, according to the latest data from RealPage.

In other words, say farewell to the days of record-high household formations.

“We’ve never before seen a period like this – weak demand for all types of housing despite robust job growth and sizable wage gains,” RealPage Chief Economist Jay Parsons said. “It wasn’t just apartment demand that shot up in 2021 and plunged in 2022. The same pattern played out to varying degrees in other rentals and in for-sale homes.” 

Parsons and his colleagues also note that “while some pundits have suggested demand is slowing due to affordability challenges, there’s not yet any evidence that’s true within the professionally managed, market-rate apartment market,” adding that turnover, while normalizing, is still low and nearly 96% of renters were paying on time as of November 2022.

In addition, “there’s no indication renters are doubling up to any significant degree,” RealPage analysts say. “That may occur later, but as the publicly traded apartment REITs all reported in their last earnings call, it’s not a major factor yet.” What’s more, “there’s no “’flight to affordability’ –meaning that renters aren’t moving down from more expensive units or markets into more affordable units or markets,” according to RealPage. “The drop in demand came across all price points and in essentially all markets.”

According to Parsons, the cause is consumer confidence.

“Low consumer confidence means many American households feel nervous and uncertain, and that has a freezing effect on household formation and housing demand,” Parsons said. “Human nature is that when we feel uncertain, we’re much more likely to stay put – and that’s what happened in 2022.”

Rents for new apartments fell in December for the fourth consecutive month, declining by 0.4%. Rent have dropped by a cumulative 1.6% since September, according to RealPage. The deepest rent cuts were in tech-heavy markets like Austin, San Jose and Raleigh/Durham, as well as cities like Las Vegas, Phoenix and Sacramento, which all benefited from strong pandemic-era in-migration trends.

 

Source:  GlobeSt.

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Record New Business Applications Can Fuel Miami’s Economy

Society Wynwood_Image Courtesy of Boardroom PR 1170x435

Hail the guts and creativity of those who start businesses – which are almost entirely small businesses, our economic backbone. Despite the media spotlight on billionaire moguls like Elon Musk, where would we be without small startups?

As Miami Today focuses this week on small business, the notable fact is that small business is actually very big business – the Small Business Administration categorizes a whopping 99.9% of all US businesses as small, 33.2 million of them.

Small businesses cover a broad range. The Internal Revenue Service defines them as having under $10 million annual revenue. The Small Business Administration says they can have up to 500 employees and a maximum of $41.5 million in annual receipts – a sum that varies by industry and can be as low as $8 million in a full-service restaurant or real estate office and up to $12 million in a law firm, but the full $41.5 million in a clothing store.

Small businesses also have huge impact – they account for 44% of the private economy and produce two-thirds of the new jobs, according to the SBA. So if 44% of the private economy creates 67% of new jobs, small business is punching well above its weight class – it’s a far more powerful economic fuel, dollar for dollar, than the corporate giants.

We rightly glorify glittering tech startups, but startups cover a very broad range – you name a business type and it’s hard to think of one (other than a public utility) that isn’t represented. Some aim for headline-worthy rapid growth while run-of-mill enterprises grind it out more slowly.

Of course, many businesses aspire to be big, and most will never achieve that – in fact, a large share of small businesses are always on life support. But then, even giants like FTX can crumble from multi-billion empires to bankruptcy in a single week. And the only thing cryptocurrency player FTX created is chaos, not lasting jobs. The word “player” was fitting.

Startup operators are to be admired not just for courage in undertaking an enterprise with all its perils but for their cumulative job-creating power. Florida in that regard leads the nation by far.

Last year Florida had 637,000 applications to open a business, most in the US, followed by 520,000 in California and 496,000 in Texas. In fact, nearly 12% of the nation’s record 5,386,000 applications to open a business in 2021 were in booming Florida, according to the US Census Bureau. That’s up from Florida’s 11% share from 2015-2019 even as national application totals also soared last year.

More locally, new business applications grew each year in Miami-Dade County from 2009 through 2021, which isn’t surprising. What is startling is a huge spurt during the pandemic.

Miami-Small-BusinessIn 2019 the county had a record 86,066 applicants for a business tax identification number, up a half percent from 85,618 in 2018. But in 2020, applications soared to 107,093, up more than 24%. Then came a far larger jump in 2021, to 135,710, an increase of nearly 27%. Last year’s application total was, in fact, more than two-and-a-half times the level hit as recently as 2009.

Entrepreneurship being an uncertain road filled with obstacles, business tax applications always exceed the number of businesses that ever open. A report this month from the Census Bureau on applications and actual business formations notes that in November business applications in the US totaled 418,905, but the bureau estimates based on track records that only a third of them, 138,420, have a high propensity for actually opening.

Closer to home, the bureau projects that 12,089 of those business openings within a year will be in the South. Stretching it to two years from now, the total from that application group is projected to grow to 15,393. National total projections are 30,598 within a year, 39,020 within two years – so just more than 9% of the total applicants are expected to be up and running within two years, illustrating the difficult path for entrepreneurs.

The South, by the way, is clearly the hotbed of applicants, which may reliably forecast where the nation’s most new jobs will be created. Of November’s 418,905 business applications for tax IDs, the South had 191,226, followed by 96,679 in the West, 69,956 in the Midwest, and 61,044 in the Northeast.

In 2021, as the Census Bureau unveiled data showing the 2020 spike in business applicants in Miami-Dade County, we speculated on the cause of the sudden growth: was it resilience in the face of the pandemic, creativity, an entrepreneurial spirit, necessity as many employers closed temporarily during the pandemic, or members of the underground economy surfacing and applying for formal tax identifications?

“All of the above,” said Professor Jerry Haar of Florida International University’s College of Business, who cited the importance of differentiating those who felt they had to start earning a living to survive from those trying to start businesses because they saw market opportunities.

Miami-Dade unemployment since has tumbled to one of the nation’s lowest at 1.5%, far better than the state’s 2.6% and the nation’s 3.7%. Whether those applying for business tax IDs saw a realistic market opportunity or have misread their chance of success, it seems likely that startups are seeking far more than mere economic survival. The level of entrepreneurial spirit can be debated but, for the risk averse, far better income opportunities exist than walking through the mine field of creating and then running a business.

Small businesses can get an SBA helping hand ranging from microloans that average $13,000 and max out at $50,000 for startups to $5 million for other types. Small businesses can leverage these loans – which are not from the government but from financial institutions – as well as contract advantages to compete in the market. Local governments also offer contract set asides for small firms.

Any entrepreneur, however, can attest to the perils of business. As the largest job creator in Miami-Dade, therefore, small business merits recognition for building from the ground up.

As the county looks to replace the ultra-embarrassing logo on its basketball arena, it could fittingly replace the FTX hucksters with the Small Business Arena hoopsters.

 

Source:  Miami Today

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Wall Street Influx Continues With Miami Beach Lease of 12K SF

In another case of a New York financial firm setting up shop in South Florida, investment fund Pretium Partners has leased office space in Miami Beach.

Pretium Partners has taken 11,591 square feet at Eighteen Sunset, developer Deco Capital Group announced Thursday. The new building at 1769 Purdy Avenue is set to open in 2023.

Pretium Partners has a Miami Beach office at 1688 Meridian Avenue, according to the company’s website. It didn’t release details about how large that space is or whether it will vacate after it moves into the new building. Pretium is an owner of single-family rental properties, with a portfolio of 85,000 homes. Its assets under management exceed $50 billion.

Pretium Partners was founded by Don Mullen, a former partner at Goldman Sachs.

Tech and finance firms have been flocking to Miami Beach. Andreessen Horowitz, the venture capital firm also known as a16zinked a lease earlier this year at Barry Sternlicht’s development at 2340 Collins Avenue.

In another sign of new investment in the Miami Beach office market, the Miami Beach Preservation Board this week unanimously approved plans for major upgrades to 407 Lincoln Road, an office building famous for its rooftop clock.

 

Source:  Commercial Observer

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