• Skip to primary navigation
  • Skip to main content

CARNM

Commercial Association of REALTORS® - CARNM New Mexico

  • Property Search
    • Search Properties
      • For Sale
      • For Lease
      • For Sale or Lease
      • Start Your Search
    • Location & Type
      • Albuquerque
      • Rio Rancho
      • Las Cruces
      • Santa Fe
      • Industry Types
  • Members
    • New Member
      • About Us
      • Getting Started in Commercial
      • Join CARNM
      • Orientation
    • Resources
      • Find A Broker
      • Code of Ethics
      • Governing Documents
      • NMAR Forms
      • CARNM Forms
      • RPAC
      • Needs & Wants
      • CARNM Directory
      • REALTOR® Benefits
      • Foreign Broker Violation
    • Designations
      • CCIM
      • IREM
      • SIOR
    • Issues/Concerns
      • FAQ
      • Ombuds Process
      • Professional Standards
      • Issues/Concerns
      • Foreign Broker Violation
  • About
    • About
      • About Us
      • Join CARNM
      • Sponsors
      • Contact Us
    • People
      • 2026 Board Members
      • Past Presidents
      • REALTORS® of the Year
      • President’s Award Recipients
      • Founder’s Award Recipients
    • Issues/Concerns
      • FAQ
      • Ombuds Process
      • Professional Standards
      • Issues/Concerns
      • Foreign Broker Violation
  • Education
    • Courses
      • Register
      • All Education
    • Resources
      • NMREC Licensing
      • Code of Ethics
      • NAR Educational Opportunities
      • CCIM Education
      • IREM Education
      • SIOR Educuation
  • News & Events
    • News
      • All News
      • Market Trends
    • Events
      • All Events Calendar
      • Education
      • CCIM Events
      • LIN Marketing Meeting
      • Thank Yous
  • CARNM Login
  • Show Search
Hide Search

Archives for March 2023

Study: Vast Majority of Bank Interventions Turn Into Systemic Distress

March 30, 2023 by CARNM

There is a familiarity to the current banking crisis if you think back to the Great Recession or the S&L meltdown of the 1980s. There is some move of deregulation and then, within a few years, more or less, some group of banks gets hit hard and the US government goes into overdrive to control contagion.

But if you think you have a sense of déjà vu, imagine how Andrew Metrick of the Yale School of Management and Paul Schmelzing of Boston College’s Carroll School of Management felt when looking at almost 750 years of banking crises.

“This paper contextualizes events using a new long-run database on banking-sector policy interventions over the last eight centuries,” they wrote in the abstract. “On that basis, recent actions have already been unusual in their policy mix and size—in the database, the vast majority of events with the same pattern of interventions ultimately evolved into ‘systemic’ bank-distress episodes.”

Countries acted in various ways over the centuries, but starting in 1873 with Walter Bagehot’s book, Lombard Street: A Description of the Money Market, the reaction to banking crises developed in significant part with central banks acting as a lender of last resort. But that has been only part of the cure. “Instead, crisis-fighting finds central bankers joining fiscal authorities, deposit insurers, and other regulators while using multi-pronged interventions that target every region of banks’ balance sheets,” the researchers wrote.

They broke responses down into seven major categories—asset management, guarantees, lending, restructuring, capital injections, rules, and other—each with multiple secondary categories.

The response to the Silicon Valley Bank collapse used account guarantee and lending interventions, as have 57, or 6.5% of all crises. Add the use of private-sector involvement and it brings the selection down to 12 cases.

The major point the researchers raise is that the particular combinations of responses that we’re seeing turns out to be a predictable sign of a systemic banking crisis.

To be clear, this is a case of association, not necessarily of causation. However, the observation suggests that the country is facing a systemic banking challenge, which will require caution in how it’s treated, and a measure of care by those in the CRE industry, to keep an eye on the banks they use and use existing strategies to keep capital safe by avoiding unnecessary concentrations and employing safety strategies to maximize the available amount of coverage.

Source: “Study: Vast Majority of Bank Interventions Turn Into Systemic Distress“

Filed Under: All News

What Investors Should Know About Office Buildings with Subleases

March 27, 2023 by CARNM

Availability of office space for sublease has climbed markedly in the Tampa Bay area, where we’re based, matching a trend that is prevalent around the country. In fact, a number of large metro areas like Chicago and San Francisco have recently set records for the amount of office sublease space that’s available.

The continuing evolution of office space is causing many companies’ needs to change, and this creates a problem if an office tenant wants out of its existing building, but can’t sublease the space. In turn, this can negatively impact landlords and investors.

The good news is, there is plenty of capital available in the market, and certain types of office properties with appealing fundamentals and features still offer attractive investment opportunities.

This article highlights what the surplus of sublease space available in today’s office market means for investors and how they can best operate in the changing landscape.

Market data shows large amounts of sublease space

We’ve been tracking the availability of office space for sublease in the Tampa Bay area, which hit a watermark high in October 2022, with over 3.4 million sq. ft. available. Meanwhile, available office sublease space in the greater Washington, D.C., region at the end of February 2023 was 11.74 million sq. ft., which is an increase of 21% from the fourth quarter 2021. And, as of December 2022, office sublease availability in downtown Chicago reached a record peak of 6.8 million sq. ft., up 92.4% compared to sublease levels at the beginning of COVID-19 pandemic restrictions in March 2020.

Thankfully, the Tampa Bay and Washington, D.C., markets have stabilized in recent months, with the increase of newly available sublease office space leveling off. And the percentage of office sublease space available compared to total office space available remains relatively low in these markets, at approximately 4.8% and 2%, respectively.

Still, with more office space available for sublease in some markets than at any time in recent history, office owners and potential investors should consider certain nuances that may impact short-term and long-term decision-making, especially regarding office properties with subleases in place.

Tips for picking an office investment property in this environment

Given the amount of sublease space available in the office market, potential investors should assess the following aspects of a property under consideration:

  • Length of term on lease(s): The longer the direct lease term with tenants who currently occupy the space, the better. This allows potential investors to more accurately calculate cash flow projections.
  • Direct leases vs. subleases in the building: Office properties with more square footage locked into direct leases are more appealing to investors and lenders than those that have a high percentage of subleased space in the building. This is because subletters typically receive a more attractive rent rate as compared to the direct rent rate charged in the same building. When the sublease term is over and the landlord presents a higher lease rate, the subletter may move to another property charging a lower rate.
  • Occupied vs. “dark” space: If a tenant has moved out of their space, even if they are still paying rent, it’s considered “dark space.” Investors typically consider office buildings with a higher percentage of occupied space more favorable than those with dark space. The renewal probability of a tenant that’s paying for space but not using it is essentially zero. Meanwhile, there is a much better chance of renewal with a tenant that occupies their space.
  • Size and credit of the tenant(s): The tenant’s square footage relative to the overall building’s gross leasable area (GLA) is an important metric investors and lenders consider. The higher an individual tenant’s ratio of the GLA, the more scrutiny it will require by the investor and lender.
  • Location: Have a good understanding of the general geographic area and specific submarket where the office property is located. For example, are people and businesses moving into the area or out of the area?
  • Potential renovations: Tenants’ preferences in office space and amenities are evolving. Consider how much money and effort may be needed in renovations and improvements to make the space attractive to future tenants. In particular, investors considering a complete repositioning of an office property to another product type—such as multifamily or hospitality—must proceed with caution and aim for steeper discounts, given the risk associated with adapting the property’s use.

Lenders are being more cautious with office investment properties

In recent months, we’ve noticed lenders are underwriting more conservatively for office investment properties. Lenders are especially being cautious with office properties that are completely vacant or that have too much dark space, even if there’s currently a rental stream and good credit on the leases.

When they look at an office building that needs a revamp or complete repositioning, lenders want to have confidence in the plan to re-lease the space. They may also require higher reserves on the front-end to have confidence that the borrower has funds available to make the necessary improvements to get the property leased.

Converting subleased space to direct leases

Because the amount of subleased space vs. direct leases in an office building impacts the property’s valuation and cash flow, office property owners should have a good handle on when subleased space is coming up for renewal and plan lease offers accordingly.

Ideally, the landlord will be able to roll subleased space into direct leases, assuming it involves a strong long-term tenant prospect. However, as mentioned previously, office subletters typically receive a more attractive rental rate that’s often 70% to 80% of the direct lease rate. Landlords risk subletters moving out if they raise rates significantly when converting to a direct lease.

To incentivize the right subletters to convert to a direct lease when the time comes, landlords may consider offering tenant improvement allowances and other perks. Landlords can also remind subletters that moving can be expensive, and they may not find another space at their current decreased rate unless they sublease again, which means they may have to move again soon.

It’s important to understand that there are still investors who want to buy office properties, but that they want a better deal than they could have gotten 12 months ago. There is plenty of money on the sidelines that will move a deal forward, for the right price and in appealing scenarios. Office space is not going extinct—it’s simply evolving.

Source: “What Investors Should Know About Office Buildings with Subleases“

Filed Under: All News

All-Electric Building Draws Energy From 500 Feet Below the Surface of the Earth

March 27, 2023 by CARNM

(Bloomberg)—The key to heating an 834-unit apartment tower under construction on the Brooklyn waterfront will be a hole in the ground.

Actually, it will be 322 holes, each about 4 inches (10 centimeters) across and exactly 499 feet (152 meters) deep — any deeper and New York state would consider it a mining project. These holes comprise the heart of a geothermal heat-pump system that is expected to reduce carbon emissions by 53% over a comparable building using conventional heating and cooling systems. When complete in 2025, 1 Java Street will be one of the biggest US residential buildings using the technology.

Buildings account for about 8% of global carbon emissions, mostly from burning fossil fuels for heating, and heat pumps are widely seen as an important tool to make homes cleaner. Spending on residential heat-pump systems climbed 9.6% to $64.3 billion worldwide last year amid a growing push to electrify more of the international economy. The Brooklyn project will be an important test for Lendlease Corp., the Australian developer that’s building 1 Java and seeks to eventually eliminate emissions entirely from its global operations.

“We don’t want to use natural gas anymore, in any of our buildings,” said Sara Neff, Lendlease’s head of sustainability for the Americas. If the system at 1 Java works out, the company plans to use more of them in future US projects.

Lendlease said its geothermal system will increase construction costs by about 6%, though it wouldn’t provide figures for the total budget. Part of that expense will be covered by a $4 million state grant.

Heat pumps work by shifting warmth between the inside and outside of a building, and can be used for both heating and cooling. The more common direct-air systems use an electric compressor that applies pressure to a liquid refrigerant within closed coils of piping, and has valves to release the pressure. In the summer, warm indoor air is cooled as heat energy is absorbed by the liquid, which evaporates into a gas.

The compressor puts pressure on the gas, making it even hotter as it flows into outdoor coils. Air from outside then absorbs some of that heat energy as the refrigerant cools and condenses back into a liquid. Valves reduce the pressure on the  fluid, which cools even more as it flows back inside to repeat the cycle. In winter, the process runs in reverse; the key is that adjusting the pressure can make the fluid hotter than exterior air in the summer or cooler than the outdoors in the winter.

Geothermal systems use the same basic principles, but they rely on the fact that underground temperatures stay around 55F (13C), no matter how hot or cold the air is above. In the summer, water mixed with an additive that inhibits freezing and corrosion is pumped down pipes into the boreholes, where it gets colder and is then brought up to cool the building. In frigid winter weather, the stable underground temperatures can bring the water temperature to 55F and then an electric heater makes it even warmer as it’s pumped through the building to provide heating.

The geothermal system is key to limiting energy use at 1 Java, which will be fully electric (including its stoves). For water delivered to the apartments, the constant underground temperature will be used to bring it to 55F and an electric boiler will then make it hot enough for showers and dishwashing. The 55-degree water in the closed-loop system will be used to regulate temperatures instead of electric air conditioners or gas heating.

Even though 1 Java will be more dependent on electricity than a conventional building, it will need less of it, said Scott Walsh, the project director. That’s because electric heat pumps are more energy-efficient than the heating and cooling systems widely used now. He expects to see more buildings using the technology amid a global push to shift away from fossil fuels.

“In a cold climate, an all-electric building isn’t financially feasible without a system like this,” Walsh said.

Geothermal systems tend to be significantly more expensive than other heat pumps to install, and the excavation required makes them difficult to add in existing buildings. Geothermal heat pumps are more common in large commercial buildings than single-family homes, and are becoming more popular with developers because the systems need less energy to operate than the direct-air version and are more cost-effective in the long run, said Lewis Williams, an analyst with BloombergNEF.

But the global fight to curb climate change is making all heat pumps more popular because they are all-electric and eliminate the need for gas heating. Spending on heat pumps has doubled since 2015, and government incentives, especially in Europe and the US, mean demand will continue to grow.

“Heat pumps are becoming a much bigger part of the solution for building decarbonization,” said Williams.

Utilities are also finding ways to use geothermal heat pumps on their grids. National Grid announced one such project in September in Massachusetts, and Vermont Gas Systems Inc. is planning one as well. Late last year, New York regulators ordered the state’s biggest utilities to come up with their own plans to implement the technology.

In a suburb outside of Boston, Eversource Energy is installing a geothermal heat-pump system that uses a networked design and will provide heating and cooling to 39 buildings in a single neighborhood. It’s the first US utility to try this approach, which is expected to reduce both customers’ bills and carbon emissions by not relying on natural gas or heating oil.

That project will link residential and commercial buildings, including some low-income apartments, to more than 100 boreholes that go down as far as 600 feet. Each building will have its own heat-pump device and the system is expected to go into service before the start of next winter’s heating season, said Nikki Bruno, vice president of clean technologies at Eversource. The effort is expected to cost $10 million to $12 million.

The system will use much less electricity for cooling than conventional air conditioners, lowering customers bills in the summer. In the winter, people who use gas heat will probably see some savings as well. About 24% of Massachusetts homes are heated by some type of fuel oil, and those customers will see more significant cost reductions, Bruno said. Eversource considers this a test and says it can’t yet provide more specific savings projections, but expects the average residential customer’s emissions to decline by about 60%.

“This is an energy-efficiency play,” said Bruno. “You’re reducing your overall demand.”

Source: “All-Electric Building Draws Energy From 500 Feet Below the Surface of the Earth“

Filed Under: All News

What Investors Should Know About Office Buildings with Subleases

March 27, 2023 by CARNM

Availability of office space for sublease has climbed markedly in the Tampa Bay area, where we’re based, matching a trend that is prevalent around the country. In fact, a number of large metro areas like Chicago and San Francisco have recently set records for the amount of office sublease space that’s available.

The continuing evolution of office space is causing many companies’ needs to change, and this creates a problem if an office tenant wants out of its existing building, but can’t sublease the space. In turn, this can negatively impact landlords and investors.

The good news is, there is plenty of capital available in the market, and certain types of office properties with appealing fundamentals and features still offer attractive investment opportunities.

This article highlights what the surplus of sublease space available in today’s office market means for investors and how they can best operate in the changing landscape.

Market data shows large amounts of sublease space

We’ve been tracking the availability of office space for sublease in the Tampa Bay area, which hit a watermark high in October 2022, with over 3.4 million sq. ft. available. Meanwhile, available office sublease space in the greater Washington, D.C., region at the end of February 2023 was 11.74 million sq. ft., which is an increase of 21% from the fourth quarter 2021. And, as of December 2022, office sublease availability in downtown Chicago reached a record peak of 6.8 million sq. ft., up 92.4% compared to sublease levels at the beginning of COVID-19 pandemic restrictions in March 2020.

Thankfully, the Tampa Bay and Washington, D.C., markets have stabilized in recent months, with the increase of newly available sublease office space leveling off. And the percentage of office sublease space available compared to total office space available remains relatively low in these markets, at approximately 4.8% and 2%, respectively.

Still, with more office space available for sublease in some markets than at any time in recent history, office owners and potential investors should consider certain nuances that may impact short-term and long-term decision-making, especially regarding office properties with subleases in place.

Tips for picking an office investment property in this environment

Given the amount of sublease space available in the office market, potential investors should assess the following aspects of a property under consideration:

  • Length of term on lease(s): The longer the direct lease term with tenants who currently occupy the space, the better. This allows potential investors to more accurately calculate cash flow projections.
  • Direct leases vs. subleases in the building: Office properties with more square footage locked into direct leases are more appealing to investors and lenders than those that have a high percentage of subleased space in the building. This is because subletters typically receive a more attractive rent rate as compared to the direct rent rate charged in the same building. When the sublease term is over and the landlord presents a higher lease rate, the subletter may move to another property charging a lower rate.
  • Occupied vs. “dark” space: If a tenant has moved out of their space, even if they are still paying rent, it’s considered “dark space.” Investors typically consider office buildings with a higher percentage of occupied space more favorable than those with dark space. The renewal probability of a tenant that’s paying for space but not using it is essentially zero. Meanwhile, there is a much better chance of renewal with a tenant that occupies their space.
  • Size and credit of the tenant(s): The tenant’s square footage relative to the overall building’s gross leasable area (GLA) is an important metric investors and lenders consider. The higher an individual tenant’s ratio of the GLA, the more scrutiny it will require by the investor and lender.
  • Location: Have a good understanding of the general geographic area and specific submarket where the office property is located. For example, are people and businesses moving into the area or out of the area?
  • Potential renovations: Tenants’ preferences in office space and amenities are evolving. Consider how much money and effort may be needed in renovations and improvements to make the space attractive to future tenants. In particular, investors considering a complete repositioning of an office property to another product type—such as multifamily or hospitality—must proceed with caution and aim for steeper discounts, given the risk associated with adapting the property’s use.

Lenders are being more cautious with office investment properties

In recent months, we’ve noticed lenders are underwriting more conservatively for office investment properties. Lenders are especially being cautious with office properties that are completely vacant or that have too much dark space, even if there’s currently a rental stream and good credit on the leases.

When they look at an office building that needs a revamp or complete repositioning, lenders want to have confidence in the plan to re-lease the space. They may also require higher reserves on the front-end to have confidence that the borrower has funds available to make the necessary improvements to get the property leased.

Converting subleased space to direct leases

Because the amount of subleased space vs. direct leases in an office building impacts the property’s valuation and cash flow, office property owners should have a good handle on when subleased space is coming up for renewal and plan lease offers accordingly.

Ideally, the landlord will be able to roll subleased space into direct leases, assuming it involves a strong long-term tenant prospect. However, as mentioned previously, office subletters typically receive a more attractive rental rate that’s often 70% to 80% of the direct lease rate. Landlords risk subletters moving out if they raise rates significantly when converting to a direct lease.

To incentivize the right subletters to convert to a direct lease when the time comes, landlords may consider offering tenant improvement allowances and other perks. Landlords can also remind subletters that moving can be expensive, and they may not find another space at their current decreased rate unless they sublease again, which means they may have to move again soon.

It’s important to understand that there are still investors who want to buy office properties, but that they want a better deal than they could have gotten 12 months ago. There is plenty of money on the sidelines that will move a deal forward, for the right price and in appealing scenarios. Office space is not going extinct—it’s simply evolving.

Source: “What Investors Should Know About Office Buildings with Subleases“

Filed Under: All News

  • Page 1
  • Page 2
  • Page 3
  • Interim pages omitted …
  • Page 12
  • Go to Next Page »
  • Search Property
  • Join CARNM
  • CARNM Login
  • NMAR Forms
  • All News
  • All Events
  • Education
  • Contact Us
  • About Us
  • FAQ
  • Issues/Concerns
6739 Academy Road NE, Ste 310
Albuquerque, NM 87109
admin@carnm.realtor(505) 503-7807

© 2026, Content: © 2021 Commercial Association of REALTORS® New Mexico. All rights reserved. Website by CARRISTO