March 1, 2015 on 12:25 am | In Bravo, Fascinating Information, Funny...Money, Government, Investment Opportunities, Office Fodder, Solutions, Uncategorized | 3 Comments

How the Small Business Administration can Help You Improve or Start a Small Business

Courtesy of Ella MossSBA seal

People have great ideas for small business all the time, but most never get past the idea stage, and it’s often due to a lack of funding for major expenses like retail or industrial space. And many don’t realize that they might be able to access funding from the Small Business Administration (SBA), a federal agency that provides all kinds of useful information—as well as loans—for small business and start-ups.

What Help can the SBA Provide for Small Business Owners?

The SBA offers a range of different types of programs for helping small business owners get loans or access venture capital, and can also guarantee bonds for contractors.

SBA guaranteed loan programs are designed to help small business owners get third party sba-loan applicationloans from participating lenders. The money that a small business owner borrows doesn’t come from the SBA itself, it comes from a conventional lender such as a bank, or sometimes from micro-lender organizations or other community organizations. Many banks participate in the SBA loan program, including The Bank of America, Chase, US Banks, and Wells Fargo, as well as lending institutions like Fundera. The SBA’s role in the loan process is to provide a guarantee that the loan will be repaid; this reduces the risk for the lender, and allows them to offer loans with more favorable terms, and more relaxed qualifying criteria. Note, however, that the SBA won’t guarantee a loan for a borrower who can access conventional financing at a reasonable rate—the loans are intended more for people who would not otherwise be able to access affordable funding.

SBA loan structureIn a similar fashion, the SBA surety bond program helps contractors by acting as a third party, or surety, to a contract between the contractor and a project owner (the person the contractor is doing work for). Under the terms of an agreement between the contractor and project owner, the contractor is legally bound to provide the work they’re contracted for, but if they are unable to do so, the surety—in this case, the SBA—becomes responsible for getting the work done.handshake

The also known as the Small Business Investment Company (SBIC) is a combination private and public investment partnership designed to help small businesses locate growth capital. The funds are licensed by—but not provided by—the SBA, but the SBA supplements capital raised by investors with its guaranteed loan program. Access to venture capital funds is more limited than access to loan funds, however, and there are more stringent qualifying criteria for businesses that want to access venture capital.

What can You Use SBA Loans For?

The SBA offers several different loan programs; the amount a small business owner can borrow depends on the bank they work with as well as SBA regulations. For example, Chase bank offers loans of up to $5 million, while Bank of America offers loans of up to 3.5 million. In most cases, the SBA logobusiness must have been in operation for two or three years, and the owner or owners must have some of their own equity in the business (these are requirements of the lenders, rather than the SBA itself). The SBA has requirements of its own: for example, the business must be a for-profit organization, be an SBA-defined small business, and have a sound business purpose in mind for the funds. However, there are few restrictions on what the business can do with the money: it can be used for both long term and short term purposes, including use as working capital for paying expenses of operation, to buy equipment, fittings and furnishings, or supplies, to buy real estate such as building or land, to home_loan_entryrenovate a building, or to construct a new one. Purchasing land and buildings can be an especially advantageous way to use SBA loan funds, since it allows a small business owner to access retail or industrial space without having to qualify for a commercial loan, which is typically a more expensive prospect than a residential one. Restrictions on what can be done with the money include using it to pay or refinance other debts, to pay delinquent taxes, or for any purpose not considered a “sound business purpose” according to SBA regulations.

How to Apply for SBA Funding

The SBA offers plenty of guidance for small business owners interested in applying for loans or accessing venture capital, including help with finding local lenders, application checklists and guidelines, and further services at local offices.





January 31, 2015 on 9:02 pm | In Bravo, Lease Rates, Market Snapshot, Office Fodder, Statistics, Trends, Uncategorized | 2 Comments

by Jodi Summershappy dance snoopy

If you’ve held on to your Los Angeles area office real estate through the stagnant years, 2015 is your time to cash in. Up until recently, office space demand has roughly equaled inventory additions. Finally, operations in the major office districts in Greater Downtown, the Westside Cities and the San Fernando Valley/Tri-Cities areas are seeing significant improvement.

Let’s look at Westside office space…where the past year, Silicon Beach office vacancy rates dropped to 14.3% as technology firms continue to seek out real estate in the ultra-hot neighborhoods of Venice, Santa Monica, Marina del Rey, Mar Vista, Playa Vista and Culver City. As the young and digital take over the Westside, according to Marcus and Millichap, median asking rents for office space climbed 10.4% to $42.97 per square foot. Rents for Class A space was up 9%% to $44.73 per square foot. Class B/C asking rents for jumped 13.7% in the period to $39.51 per square foot. In 2015, full-service Los Angeles Office Asking Rents - 4Q 2014asking rents will improve 5.7% to $44.12 per square foot this year as conditions remain favorable for leasing managers. Keep in mind, despite the huge gains, asking rents finish the year 8.5% below the pre-recession peak.

Rising rents have impacted sales trends. Average sale prices for West Side office buildings ncreased 7% in the period to $453 per square foot. Top-tier properties changed hands close to $500 per square foot.

Although buyer demand supported market appreciation, transaction velocity dipped 17% year over year as investors opted to hold onto properties as Net Operating Incomes continue to climb. Mostly, 2014 saw class B assets changing hands, as cap rates compressed to the low-6% range because of improving operations.Los Angeles Westside Office Sale Prices per sq.ft. - 4Q 2014

Expect the Westside Cities market to remain tight, as only 70,000 under construction. Development is expected to be limited on 2015. The largest project is a medical office building at 121 N. San Vicente Blvd. The 32,000-square foot property is scheduled for completion in the second quarter of 2015.

Looking at 2015, vacancy rates will fall to 13.8%. As centrally located space becomes occupied and prices rise, affordable space will draw tenants priced out of prime office districts. Asking rents could climb as much as 5%.

For more information please contact Jodi Summers and the SoCal Investment Real Estate Group @ Sotheby’s International Realty – or 310.392.1211, and let us move forward together.

Los Angeles Office Vancancy Rates 4Q 2014




January 1, 2015 on 8:29 pm | In Bravo, Fascinating Information, Investment Opportunities, Lease Rates, Market Snapshot, New Developments, Office Fodder, Statistics, Trends, Uncategorized, Winning Properties | 3 Comments

by Jodi Summersgoogle logo

As real estate developer Rick Caruso is remaking downtown Pacific Palisades, other developers have been flocking to area neighboring Caruso’s Playa Vista development.

Global presence Google has increased their real estate holdings by purchasing 12 acres in Playa Vista, while developers Clarion Partners and Maguire Investments have made significant office investments in the spruce goose in hangar in playa vistaneighborhood.

Word on the street has it that Google spent nearly $120 million on 12 vacant acres next to a historic hangar where aviator Howard Hughes built his famous “Spruce Goose” airplane. Zoning allows for nearly 900,000 square feet of commercial space on the 520,000+ square feet of land. Google will also lease the Hughes hangar. Built in 1943, that 319,000-square-foot building has recently housed soundstages for movie and television production. This compliments their 41,000-square-foot video production facility for subsidiary YouTube, which is housed in a renovated former Hughes building in Playa Vista.spruce goose in playa vista hangar 1945

“This is phenomenal news for the Westside and for the Los Angeles economy,” said City Councilman Mike Bonin, who represents the Playa Vista area. “It really makes and brands Playa Vista as the tech and innovation capital of Los Angeles.”

Also in Playa Vista, DivcoWest and Maguire Investments have formed a joint venture that will own Water’s Edge, a two-building, 260,000-square-foot office property developed by Maguire Investments. The joint venture also plans to develop a third creative office building on the campus. Groundbreaking is expected to be mid-2015.Robert F. Maguire III at the Water's Edge office building in Playa Vista

“The timing was perfect,” praised Robert F. Maguire III, chairman and CEO of Maguire Investments. “Our timing is really exceptional because the buildings currently underway are essentially rehabs, so we will be the first new building in the market….We can’t move fast enough. Once completed it will be one of the most exciting creative campuses in the country.”

Speaking of facelifts, Clarion Partners has completed redevelopment and rebranding of its office property at 12130 and 12180 Millennium Drive in Playa Vista. Not to be outdone, Clarion boasts that the six-story, 301,642-square-foot property will be the first major creative office redevelopment property in Los Angeles. Formerly named Latitude 34, the new building has already signed a 49,000-square-foot lease with Group M advertising company.i-o at Playa Vista by Clarion Partners

Expect new office development on the Westside beyond Playa Vista be limited to a handful of small properties, as the average vacancy falls to 13.8%. Class A rents for top-tier space is up 9% to $44.73 per square foot annually.

Last year Microsoft Corp. opened a roughly 20,000-square-foot space in Playa Vista, relocating 130 employees from downtown L.A. Facebook Inc. has operations nearby. The neighborhood boasts the headquarters of online advertising platform Rubicon Project, consumer electronics and accessories maker Belkin International and ICANN, the nonprofit organization that is responsible for assigning Internet domains.

The Lincoln Property Co. (which sold the land to Google) is the largest commercial developer in Playa Vista, with five office buildings – including the new West Coast headquarters for movie Runway Shopping at Playa Vistaspecialist IMAX Corp.

Lincoln is also building the Runway, a $260-million retail, housing and office project that will become the commercial heart of Playa Vista when it opens early next year. Other developers are in the process of building an additional 2,600 housing units.

As the Silicon Beach reputation continues to grow, Playa Vista has become an innovation incubator. At first, the neighborhood’s appeal was because of its location near major freeways, the Westside, the beach and Los Angeles International Airport. But, Playa Vista has come into its one as a vibrant creative community, home to USC’s Institute for Creative Technologies, as well as TMZ, Warner Bros, Sony PlayStation and Verizon. Yahoo is rumored to be leasing office space there soon.

For more information please contact Jodi Summers and the SoCal Investment Real Estate Group @ Sotheby’s International Realty – or 310.392.1211, and let us move forward together.

Howard Hughes in the cockpit if an HK-1


Google Playa Vista 2014


December 10, 2014 on 10:14 pm | In Bravo, Fascinating Information, Funny...Money, New Developments, Office Fodder, Statistics, Uncategorized, Winning Properties | 2 Comments

#960 John Arrillaga

Net Worth: $1.9 Billion

Age: 76

Source Of Wealth: real estate, Self Made

Residence: Portola Valley, CA

Citizenship: United States

Marital Status: Widowed, Remarried

Children: 2

Education: Bachelor of Arts / Science, Stanford University

John Arrillaga on Forbes Lists:

  • #931 Billionaires
  • #328 in United States
  • #792 in 2013
  • #314 Forbes 400

The other half of the 1960s Silicon Valley real estate development team of Peery and Arrillaga is John Arrillaga. Together, they built a fortune in commercial real estate in Silicon Valley. In 2006, Peery-Arrillaga sold about half their real estate portfolio for $1.1 billion. Current tenants include Google and Apple.

In July, 2013, billionaire Arrillaga made headlines with $151 million gift to his alma mater, Stanford University. It is the largest gift from a living donor in the university’s history. Arrillaga, a Stanford alum, worked 6 part-time jobs to help pay his tuition while a student there in the 1950s.

He has previously donated funds for other Stanford buildings including the alumni center to the student gym, and he endowed scholarships to support 50 Stanford students. Arrillaga’s daughter, Laura, teaches philanthropy at Stanford and is married to Netscape cofounder Marc Andreessen, now a prominent venture capitalist.



November 30, 2014 on 10:04 pm | In Bravo, Fascinating Information, Funny...Money, New Developments, Office Fodder, Statistics, Uncategorized, Winning Properties | 1 Comment

#824 Richard Peery

Net Worth: $2.2 Billion

Age: 75

Source Of Wealth: real estate, Self Made

Residence: Palo Alto, CA

Citizenship: United States

Marital Status: Married

Children: 4

Education: Bachelor of Arts / Science, Brigham Young University

Richard Peery on Forbes Lists:

  • #796 Billionaires
  • #277 in United States
  • #736 in 2013
  • #260 Forbes 400

Back in the 1960s, Silicon Valley real estate developer Richard “Dick” Peery worked with business partner John Arrillaga to turn orange groves into office parks for the booming tech industry.

In 2006 the partners sold a vast swath of buildings for $1.1 billion but held onto a portion.

A Google lease 15 of Peery Arrillaga’s buildings and the duo is reportedly constructing a building that LinkedIn will lease.

Peery’s son Dave runs the family foundation, which supports social entrepreneurs and organizations addressing poverty in the SF bay area and around the world. The family is also contributing to several education and child-related initiatives such as the Palo Alto High School athletic facility and the Palo Alto Junior Museum and Zoo.



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