nasa-clear lake office market update 2q-2010
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Market Area
NASA / Clear Lake Office Submarket
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Market Snapshot
Asking Rental Rates
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5.00
10.00
15.00
20.00
25.00
Class A Class B Class C Overall
$22.12
$19.39
$15.23
$19.34
Weighted Average Annual Rate per Square Foot
Class A
Class B
Class C
Overall
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VacancyNASA / Clear Lake Office Submarket
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Vacancy
217,607
673,323
223,666
Class A
Class B
Class C
Available Square Feet by Class
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Vacancy
Building Address Class RentableArea
TotalAvailable
LargestContiguous
2224 Bay Area 2224 Bay Area Blvd. B 169,728 169,728 169,728
Boeing 13100 Space Center Blvd. B 180,000 95,300 90,000
Galaxy II 455 E. Medical Center A 110,000 66,000 66,000
Flint Ridge Plaza 201 Flint Ridge Road B 45,000 45,000 45,000
1275 Space Park 1275 Space Park Drive C 43,222 43,222 43,222
Boeing 3700 Bay Area Blvd. A 399,088 56,705 40,000
Clear Lake Central I 555 Gemini Avenue B 124,908 40,000 40,000
1300 Bay Area - Bldg. B 1300 Bay Area Blvd. C 35,690 35,690 35,690
Armand Plaza 16441 Space Center Blvd. B 64,000 39,315 32,000
16055 Space Center 16055 Space Center Blvd. A 147,000 32,841 22,400
Largest Contiguous Blocks of Available Space
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The Impact of Johnson Space Center
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The NASA Equation
2,261,480 , 39%
2,676,226 , 47%
813,250 , 14%
NASA / Aerospace
Other Tenants
Available
NASA Related tenants occupy over 2.2 million square feet
39% of the total office inventory is NASA related tenants
47% of the currently leased space is occupied by NASA related tenants
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The NASA Equation
Congress is now considering the controversial new plan for Human Space Exploration
which the Obama Administration proposed last February. Thus far, the new program has
been vigorously opposed by representatives in the states most affected by the cancellation
of Constellation -- Alabama, Texas, and Utah. The Constellation Program was the
replacement for the Space Shuttle program which is scheduled to end in 2011. The
Presidents plan is not considered to positive for Johnson Space Center and the ClearLake Area, and it has been estimated as many as 5,000-7,000 jobs could be lost in the
Clear Lake area if the Presidents plan is implemented. Some are fighting to save
Constellation, and a few are seeking additional shuttle flights. Both of these outcomes are
highly unlikely since they would take a lot more money than is likely to be approved.
The conventional wisdom or maybe even optimistic hope among Texas congressionalleaders and business leaders in Houston is for a compromise plans that will mitigate job
losses at Johnson Space Center and among the many aerospace contractors. The only
thing that is clear at this point is that there is a lot uncertainty around what the new vision
of NASA will look like and its impact on the Clear Lake area.
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Market Outlook
The NASA / Clear Lake office market has yet to feel the uncertainty swirling around NASAin a significant way, but changes could be on the horizon. Boeing has placed 135,000
square feet of space on the market in corporately owned office properties, and USA Space
Alliance the primary contractor for the Space Shuttle contract has over 800,000 SF of
leases expiring in 2010 and 2011. USA recently announced layoffs of 300-400 jobs in the
Houston area to align the companys workforce with NASAs requirements to fly out the
remaining assembly and supply missions to the International Space Station.
With both the National and Houston economy only showing modest signs of
recovery, there is likely not an economic driver to replace any significant job losses related
to NASA in the Clear Lake area over the short term. I expect vacancy rates to rise and a
shift in market conditions to the tenants favor. This means lower rental rates, and more
concessions. The degree to which this happens really depends on what happens with
NASA. At present the NASA / Clear Lake Office Market is one big question mark.
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Coy Davidson
Coy Davidson
SeniorVice President
Office Services Group
Direct: 713.830.2128
www.coy.davidson.com
www.colliers.com
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