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MIDTOWN MAN: FITZSIMMONS LEAVES MARK ON AREA’S REVITALIZATIONCOMMON MISTAKES REAL ESTATE INVESTORS NEED TO AVOID

SQUAREFEET May 2015

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1 May 2015

FEATURES2 Midtown man: Fitzsimmons leaves mark on area’s

revitalization

5 School architecture: Trends focus on flexibility, safety

8 Office leasing: Considering your options

10 Real estate investing: Common mistakes to avoid

OTHER STORIES12 Ask the industry14 Top projects16 Big deals: 16 Industrial 18 Office

17 Multifamily 19 Retail & other

21 Sales points22 Properties for sale or lease

SQUARE FEET is a publication of The Journal Record produced quarterly

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For subscription information, call (800) 451-9998 or go to JournalRecord.com.

TABLE OF CONTENTS

ABOUT THE COVER: Architect Brian Fitzsimmons sits outside Midtown’s Dust Bowl Lanes & Lounge and Fassler Hall beer hall.Photo by Brent Fuchs

MAY 2015

MIDTOWN MAN: FITZSIMMONS LEAVES MARK ON AREA’S REVITALIZATIONCOMMON MISTAKES REAL ESTATE INVESTORS NEED TO AVOID

SQUAREFEET May 2015

2 5 8 10

2 May 2015

By Molly M. FleMMingThe Journal record

OKLAHOMA CITY – When Brian Fitzsimmons walks out his back door at NW Seventh Avenue, he’s not too far from an area where he can see the past 10 years of his work.

Fitzsimmons has become the often-chosen architect for Midtown and works frequently with the Midtown Renaissance Group. It was 10 years ago that Fitzsimmons first worked with MRG President Mickey Clagg. Fitzsimmons was encouraged by his wife, Titi Nguyen, to call Clagg and see if he had any projects on which he could work. But Clagg called him the next day, instead.

“It was kind of lucky, or fortunate,” Fitzsimmons said.

They joined on the exterior renovation of the SGI Buddhist

Center and McBride Orthopedic Hospital physical therapy clinic, 817 NW 12th St. Clagg was pleased with Fitzsimmons’ work. Fitzsimmons started doing projects in the area through MRG’s design competitions, getting to design the updates at the Guardian Lofts and the Mayfair.

“It was in that process that we did those projects that (MRG) realized we were a good collaboration,” Fitzsimmons said.

Midtown Renaissance Executive Vice President Chris Fleming said Fitzsimmons just seemed to understand what the group wanted to accomplish as it revitalized and built in the city’s center district.

“He kind of gets our thinking and thought process, and understands where we’re

MIDTOWN MAN: FITZSIMMONS LEAVES MARK ON AREA’S REVITALIZATION

Brian Fitzsimmons, founder of Fitzsimmons Architects, in Oklahoma City’s Midtown district. Photo by Brent Fuchs

3 May 2015

coming from and what we’re trying to accomplish in our development,” Fleming said. “We speak the same language, and that’s something that’s really important.”

That language that flows between the developer and the architect is one of renovating, without faking the design. When MRG sets out to update a building, it wants the look to be compatible with the area.

“In general, most good architects try to respond to the context at least within scale,” he said. “We push toward a modern bend. In my mind, the architecture should be a representative of its time, not emulate something old. But any good thing within a city, you’re responding to the existing fabric. Even though it may be new, it also needs to respond to the scale, the context and the materials.”

Fleming said that’s what Fitzsimmons does – he doesn’t design buildings to look like an old structure, he makes them complement the area. The ideal was seen with the new construction of Fassler Hall and the Dust Bowl. Fitzsimmons drew on the neighboring 1950s/1960s buildings to create the design for the cement and brick structure.

“A lot of precast work was done in the 1950s, and we took precast to a different level, using it in overhangs,” he said. “We were taking it and putting it together in a new way.”

Fitzsimmons’ work in the district has a wide range, from residential homes to a veterinarian’s office. His firm has done interiors as well, including Fassler Hall and the Dust Bowl. His stamp can be seen on the interiors at Waffle Champ, the Dry Shop, Broadway 10, the Factory clothing shop, and The Sidecar bar, which will open this summer, and that’s only a few of the projects. His firm has also designed homes in the Cottage District, updated the 309 Monterey building, and created a new home for four-legged friends at the Midtown Vets building, 231 NW 10th St.

As a Midtown resident, Fitzsimmons has a vested interest in making sure the area’s revitalization is done well.

“I literally live in Midtown, the majority of our work is in Midtown,” he said. “Everything is within eyeshot. I drive by it every day. I attend most every place we’ve been involved with. That’s probably the most satisfying and fulfilling part is seeing it and seeing that it’s popular and that the community enjoys

it, doing place-building.”One place that Fitzsimmons has

created is the spot where the Midtown Association holds its annual Six Degrees of Bacon event. It was created as a carport to utilize an empty alley. He said it was always thought of as a place where a market could be held, and now it’s the site for a hot-ticket event.

Bringing in a carport to an urban setting was a different idea, but Fleming said it’s those views that keep the Midtown group going back to Fitzsimmons.

“As time goes on, he continues to challenge our thinking and expand our thinking with his creativity,” Fleming said.

Fitzsimmons is certainly a good architect for a developer to create a relationship with, said Charles Graham, dean at the University of Oklahoma College of Architecture. He said when he worked at Texas A&M and judged architectural contests, he was always impressed with the work coming from Oklahoma, and Fitzsimmons is certainly in that league. He said using the same architect in an area helps create familiarity with the design aesthetic.

Fleming said that’s why they keep going back to Fitzsimmons – they don’t have to reteach him about what they are looking for in their projects.

“It’s been a good relationship,” he said.

Fitzsimmons said his passion for the area is what makes his work continue to shine. He said he never planned to have most of his work in a neighborhood district.

“If you do a good job, ideally you get to do more good work,” he said. “If you don’t stick to your guns and you do a bad job, or you do something that’s the status quo, that’s what you’re going to be doing is the status quo for the rest of your life. I think that would be true for any profession. If you do what you believe in and what you think is right, you should get to do that for the rest of your life.”

“If you do what you believe in and

what you think is right, you should get to do that for

the rest of your life.”

– Brian Fitzsimmons,Founder, Fitzsimmons Architects

Midtown Vets at 231 NW 10th St., Oklahoma City. Photo by Brent Fuchs

4 May 2015

7301 Broadway Ext., Suite 200 • Oklahoma City, OK 73116

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5 May 2015

school boards are increasingly asking for that flexibility in building design, said Socrates Lazaridis, principal architect at Renaissance Architects.

“These designs include common learning areas that can be shared among classes for group learning activities as well as multipurpose areas that can serve as learning areas and community activities,” Lazaridis said.

Technology also plays a large part in this flexibility. Designs now incorporate multi-use desks that also function as lab space, Lazaridis said. Using space for multiple elements also helps schools reduce the square footage they need, he said.

Energy efficiencyLocal school boards

not only want to leave students with an upstanding

educational legacy, they also want to ensure they leave a better environment for them.

To meet this end, Lazaridis said there is an upward trend in energy-efficient building designs that are environmentally friendly. “These designs use compact building footprints and geothermal heating and cooling systems to reduce the amount of the demand on utility power sources.”

Not only do these elements help improve their communities, Lazaridis also said they help reduce the schools’ ever diminishing budgets.

Using LED lighting saves the schools money because the life span is longer than traditional lighting. And they decrease heat emitted by the lights, which reduces stress on the HVAC systems.

By M.A. SMithThe Journal record

Trends in school architecture are on the move and safety is at the core of Oklahoma’s construction. But administrators and architects say they are looking at more than safety with these new designs.

Environment concerns, economic feasibility, versatile learning spaces and master planning are all part of the growing trends.

FlexibilityWith changing schedules, inevitable accidents and budget

cuts every year, schools know the need for flexibility. And

SCHOOL ARCHITECTURE: TRENDS FOCUS ON FLEXIBILITY, SAFETY

The Muskogee Public Schools Alice Robertson New Tech Academy, expected to open next year, will include geothermal heating and cooling, a solar panel system and a wind turbine that will be visible and educational. Courtesy rendering

6 May 2015

Lazaridis said numerous energy-efficient and budget-friendly elements are being used, and he expects this trend to continue.

Natural disastersSchool construction and safety

concerns cannot be discussed without considering Moore’s role in this crucial sector.

As a result of tornadoes in 1999 and 2013, Moore was forced to rebuild many of its schools and design safer structures for some of the schools that survived the storms.

Robert Romines, Moore Public Schools superintendent, said they had to change plans for remodeling schools on May 20, 2013. And FEMA grants from the 1999 tornado were used to build new safe rooms and structures for Westmoore High School and Kelley Elementary School.

And, while Romines said Moore is constantly looking for new ways to make schools safer and more secure, the district is focusing primarily on safe structures at this time.

Romines said this is because of the significant damage that occurred to local schools, and it is cheaper to focus on adding these structures once remodeling and construction begins, rather than go back and add the safe structures at a later date.

FEMA and state grants, private donations, and nonprofit organizations are helping Moore accomplish this goal, and Romines said the local community has been very supportive during this phase.

And Moore isn’t the only city looking into safe rooms and structures to protect its students.

Last year the Oklahoma City Council passed an ordinance requiring all newly built schools to include a safe room. And the safe rooms must be able to accommodate the number of people each structure is certified to hold.

FEMA-compliant safe rooms increase the area’s space by only 20 percent, Lazaridis said. And most of the rooms can serve multiple safety usages, he said.

Tulsa city schools are optimizing their designs for tornado safety as well. Bob LaBass, Tulsa Schools director of bond projects, said the schools are investing in hardened exteriors that will protect from the high winds and debris from the storms.

MULTIPURPOSE SPACES AT DEER CREEK PUBLIC SCHOOLS IN EDMOND: (Top) Spring Creek Elementary Multi-use Cafeteria (Middle) Science labs in Freshman Academy building (Bottom) Spring Creek Elementary Multi-use Gymnasium Courtesy photos

7 May 2015

SecurityMother Earth isn’t the only danger

to students as school shootings, hostage scenarios, and violence among students have increasingly been reported in the news in recent years.

Lazaridis said schools are now designing building entrances that restrict visitor access from the outside. If parents

or other individuals need to enter the building, they must access the facility from a secure checkpoint that forces them to enter the office, away from the classrooms.

Coded keypads and magnetized card entrances are another trend making its way to school designs. These elements have been used in businesses,

government offices and hotels for several years. Now, Lazaridis said, school administrators are using the lower-cost and safer alternative to traditional keyed locks.

LaBass said Tulsa is following similar protocols but also is relocating offices and installing more interior and exterior cameras.

The futureWhile no one can predict the future,

Lazaridis said several aspects will stay the same, while others will change. But he is sure of one thing: Technology will play a key role.

“Advances in technology are bringing about changes to traditional education practices. With the advancement of wireless connectivity, schools are going to be using more mobile lab stations to replace stand-alone computers,” he said. “This capability also allows high school students to participate in college courses at their school to get a head start on their degree.”

As people become more aware of their impact on the environment, Lazaridis said he also believes greener buildings will dominate designs in the near and distant future. And he believes this is a good sign because green buildings not only reduce harm on the environment, but also are safer and reduce operational costs.

“We are seeing schools implementing master planning for future phases of development more frequently. With the capabilities of districts to pass series bond issues the importance of having a vision for the district’s growth is becoming more apparent,” Lazaridis said. “Districts can now realize their vision with comprehensive master planning by acquiring land and also plan for utility infrastructure that will prepare the groundwork for new educational and athletic facilities as the district grows.”Reinforced bars at all columns are designed to support the walls in this safe room at

Oklahoma City’s Rockwood Elementary against 250 mph winds. Courtesy photo

The new Plaza Towers Elementary School building includes a designated Federal Emergency Management Agency-approved safe area with four classrooms and a hallway where students can congregate when there’s severe weather. Photo by Brent Fuchs

8 May 2015

Finding the best broker

Finding a broker can be daunting if you don’t know the industry. Brad Worster, Fulton Worster Group’s owner and real estate broker, said the first step is knowing the type of broker businesses need.

“You should choose a broker that either specializes in commercial real estate or at least does a few office leases per year because they will have current market information,” Worster said.

The best way to find the best broker is to do your homework and ask around, said Chuck Wiggin, president of Wiggin Properties. “Look for somebody who has lots of experience with office space and knows the building space,” Wiggin said.

Building a rapport and determining the best fit is just as important as looking at professional qualifications. And Wiggin said the best way to determine the best fit is by talking with several brokers and picking one you are comfortable with and who is knowledgeable of the industry.

While finding this perfect fit is difficult for businesses experienced with leases, new businesses or first-time tenants may find the task a little more than they can handle. But Worster said there are several warning signs that can help them pick the best broker.

“Brokers should show you all properties that meet your needs, not just the ones they have listed,” Worster said. “If they only show you properties listed by their company or


Business owners know the importance of wise investments and making every penny count. They spend countless hours choosing the best office equipment, furniture and services for their company.

Negotiating office leases and deciding the best location also is crucial to this process. Local Oklahoma real estate experts offered their advice for negotiating these crucial deals.

OFFICE LEASING:CONSIDERING YOUR OPTIONS

9 May 2015

try to steer you towards their own, not only should you choose another broker but you should report them to the local or state Realtor association.”

Worster said if the broker is not familiar with office properties or the “lingo,” this is a red flag. He said to ask them questions about the listed properties. If they can’t readily explain what they are selling, it’s time to look elsewhere for help.

And he said buyers shouldn’t be the only ones asking questions. “An informed broker will ask you many questions about what you need before showing you every property in town. By fine-tuning your needs they can save you time by eliminating those properties that won’t work for you in advance,” Worster said.

Finding the best property

Finding a broker is only part of the equation. Wiggin said businesses need to know what property they want, or at least have an idea what they are looking for.

He said to travel around town and look at current locations, comparing the land value, traffic, lease options, etc. This will help the broker determine what clients need. Brokers also need to ask questions and determine what is best for the client, Wiggin said.

Financial considerations are another large part of determining the best property. Wiggin said clients should consider how much renovation and construction is needed to optimize the property for their needs. And location and size are other factors. He said determining the actual and usable square footage helps gauge budgetary needs.

“Location, finding the

right space in terms of size, the right feel, and the right price range are all important aspects of determining the right location,” Wiggin said. “A good broker is going to find multiple options for that person that fit those criteria.”

Getting the best dealNegotiating lower leases

is one of the most common requests made to brokers. After all, people want, and need, to save as much money as possible. But Wiggin said he warns against placing too much emphasis on cost reduction.

“I think a lot of people assume the best deal is the lowest rent,” Wiggin said. “And that may be the best deal, but not always. There are other things that come into play besides the rent costs.”

Looking at what a business needs and what it is willing, and able, to pay is one consideration. But lease options, different locations and square footage are other important aspects to consider, Wiggin said.

Signing longer leases is one of the methods businesses can use to reduce the rent in the long run, Worster said. And taking the space as it is also reduces prices. But Worster said to be careful and consider what you are responsible for. These cost reductions could cost more in the future.

Organizing a budget and having all financial reports in order also help with the lease negotiation process and may reduce costs. Worster said landlords will want to see all financial information up front, especially if clients are requesting a loan.

Having good credit or a co-signer with strong credit will help reduce some of the lease costs, Worster said. Focusing on this strength up front will provide more options.

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make better decisions, but also to diversify their investments.

“Investors make this mistake as a result of several factors, including a lack of overall experience, not doing their homework about a particular city or area, or overconfidence when expanding into a new market for which they are less familiar,” Thompson said.

But Thompson said a little homework, dedication and networking goes a long way in learning how to navigate the real estate world. Once investors gain more experience with investments, Thompson said they will learn how to accommodate the unique nuances that come with the market.

Seek expert assistanceMany investors try to go in

and tackle this large market by

themselves. But Thompson said that is a big mistake. No one can do everything on their own.

He recommends seeking expert assistance for services outside the investor’s skill level. For example, an investor may be good at finding tenants and prompting their investments. But the investor may need to hire an outside company to perform maintenance and keep the day-to-day operations going smooth.

“The catalyst of this mistake is typically an attempt to save money. The problem is that all of these issues rob you of your time, and potentially your happiness, and rarely save you money in the long run,” Thompson said.

Preventing this mistake from taking away the joy of real estate investments is not very difficult. Thompson said he recommends researching

REAL ESTATE INVESTING:MISTAKES TO AVOID


Many financial experts agree that real estate investing can be a rewarding experience, if investors plan and understand the market. But there are several common mistakes initial investors make. Taking advice from experts and preventing these mistakes can help investors diversify their holdings and decrease losses.

Know the marketOne of the biggest mistakes real estate investors make is

not knowing their market, said Joel Thompson, real estate broker for ARA, A Newmark Company’s Oklahoma City branch. Knowing the market allows investors not only to

11 May 2015

the market, learning what you can and cannot reasonably do on your own and asking advice from veteran investors.

Budget carefullyInvestments are a risky venture, but

with planning and practice, Thompson said it can be very rewarding, if investors account for the expenses they will incur.

This market isn’t for everyone, and Thompson said some aren’t able to meet the financial demands. Others simply try to save too much money. Both are big mistakes that could hurt the end results.

“Cash is hard to come by, and investors are always trying to do more with less. They normally do a decent job of accounting for the cash they know they will need,” Thompson said. “There can be factors such as rising interest rates, a downturn in the market, big capital expenditures, several bad collection months and so forth. Having plenty of cash or access to additional capital can mean the difference between weathering the storm and ultimately being successful.”

Thompson said this is prevented by not over-leveraging. Planning to accommodate for interest increases by applying for a fixed interest rate, avoiding mortgages, and keeping a healthy budget all decrease chances for running low in funds.

Don’t underestimate expenses

Thompson said one of the most common mistakes make by beginning investors is underestimating the expenses. He attributes this mainly to inexperience and not being prepared for the market.

“They fail to account for every expense and they wonder why they run out of money before the end of the month,” Thompson said. “Another pitfall a beginning investor can make is they trust the seller’s numbers and don’t accurately forecast the expenses based on professional opinion or market norms.”

Working with an experienced property manager helps investors put reality in perspective and account for lack of knowledge. Thompson said these managers help investors set budgets and understand where their money is going.

Don’t trust love at first sightBuying real estate is an emotional

decision. But Thompson warns investors not to fall in love with the property and to keep everything in perspective.

“Just like with our homes, we get attached to a property for various reasons. Sometimes we have a goal of purchasing so many properties by a certain date and after working so hard on a deal, we will stretch to beat out the competition on price because we simply don’t want to walk away empty-handed,”

Thompson said.Looking for property also is

overwhelming, and buyers often get caught up on the good side of the market or location. They don’t look at the pros and the cons.

“We oversell ourselves on the positives and ignore some of the negatives. We get hung up on things like the population growth of the submarket, but ignore the lack of rent growth over the last few years,” Thompson said. “There is value in finding that silver lining which could positively affect value in the future, but at the end of the day, the numbers have to make sense.”

“There is value in finding that

silver lining which could positively

affect value in the future, but at the

end of the day, the numbers have to

make sense.” – Joel Thompson,

real estate broker for ARA, A Newmark Company

12 May 2015

ASK THEINDUSTRY

QUESTION:What are the top three hottest multifamily geographical submarkets in the state? Within the OKC or Tulsa metro area? What is driving the interest in that particular area/property?

Darla KnightCommercial Realty Resources Co.Broker Associate

The submarket of Moore, south Oklahoma City and northwest Norman is one of the hottest geographical submarkets. Specifically, the area

bounded by Western Avenue on the west, I-35 to the east, Tecumseh Road on the south and SW 119th Street to the north. This roughly 14-square-mile area has six new developments with 1,563 units. Dropping another mile south to Rock Creek increases the number of new and planned developments to over 1,900 units. The area is in high demand due to proximity to major retail developments, downtown OKC and an excellent school district.

The student housing market in Norman is another example. The per-bedroom sector has had remarkably strong occupancy the past several years. There are four new developments adding an additional 2,878 beds to the market. And in addition to this, a proposed redevelopment of the Bishops Landing Apartments at 403 E. Brooks is in the works by Inland American Communities. The University of Oklahoma continues to be a big draw to the Norman market.

Broken Arrow, a suburb of Tulsa, has experienced explosive growth in both multifamily and retail development and is also considered one of the hottest geographical submarkets. The demand for Broken Arrow is largely driven by great demographics and high personal incomes.

David DirkschneiderPrice Edwards & Co.Director – TCN Worldwide Multifamily Group

If I had to pick only three, then I believe I would have to say that the hottest three submarkets are all located

inside of Oklahoma City. First, I think, is likely to be everyone’s top pick and that’s Bricktown. Oklahoma City’s first warehouse district, Bricktown has been a part of the city’s history beginning just after the Land Run. After decades of decline a few select investors decided to start investing in the old warehouses, which spurred a renewed interest that was later fueled by the passing of the MAPS; this created what is now one of the highest-priced submarkets in the city, Bricktown.

The second would be Midtown…Today Midtown is home to numerous restaurants, shops, art galleries and has an ever-growing residential population with new construction as well as conversion of older commercial buildings. The once-empty streets are now alive at night, especially with the very popular summertime H&8th that stretches into Midtown.

Finally, the third submarket that is exciting, yet having a slower start compared to other areas is the Core to Shore district. Still in its infancy, the Core to Shore is possibly one of the most promising districts yet primarily due to its large area but also because of its features and amenities.

13 May 2015

Tim McKayARA NewmarkPrincipal

Two of the top submarkets in the state are downtown Oklahoma City and the adjoining Midtown area. Not only is the office market thriving,

but the multifamily markets in these areas boast some of the highest occupancies and rents in the state. The increase in downtown jobs, success of the OKC Thunder and emergence of numerous entertainment and dining options have created the perfect catalyst in luring more workers and residents to downtown. In Tulsa, the two strongest submarkets are downtown/midtown and Jenks. These areas are seeing increased apartment construction thanks to employment and population growth.

Melanie RichardsonFirst Commercial Real Estate Services Corp.Executive vice president and chief financial officer, multifamily specialist

Tulsa, OKC and Stillwater with Tahlequah right behind for multifamily.

Within the Tulsa MSA we have Tulsa, Broken Arrow and Bixby as the leaders with Owasso and Jenks keeping a healthy pace. Within the OKC MSA we have Edmond and Norman taking the lead. The need for newer, more innovative product is leading the interest for Stillwater and Tahlequah and both are seeing an increase in enrollment.

Tulsa and OKC are both very enticing markets for investors in multifamily due to their stability and solid rent and occupancy growth. New product is coming on line and being absorbed at a rapid pace in both of these markets. Downtown Tulsa and the surrounding submarkets are seeing the most construction of new units in the Tulsa MSA. The majority of new units for the OKC MSA are being constructed in Edmond and Norman but OKC is also bringing on many new units with no issues in absorption rates.

David Forrest CBREFirst Vice President,

No. 1 – Oklahoma City’s Midtown/Automobile Alley – the recent completion of the Edge in Midtown,

current construction of the Metropolitan, the Lift, plus the addition of countless restaurants, bars, and the outrageous success of H&8th make this the hottest submarket in Oklahoma.

No. 2 – All other OKC downtown districts – The desire for an urban living experience, close proximity to work, combined with private sector and public sector district improvements drive the strong occupancies and current/proposed new construction in the rest of downtown OKC.

No. 3 – Broken Arrow – Recent and planned construction of over 1,000 units with a current average occupancy almost 95 percent.

The Icon at Broken Arrow apartment complex will open early next year. Courtesy rendering

14 TOP PROJECTS • May 2015

TOP PROJECTS - OCTOBER - DECEMBER 2014

Norman Regional Moore Construction on Norman Regional Health

System’s new medical facility in Moore began in late 2014. The $28.5 million medical facility will be located on the site of the former Moore Medical Center hospital, which was destroyed in the May 2013 tornado. The new 117,000-square-foot medical facility will include 24-hour emergency services, outpatient diagnostic imaging, physical medicine services, laboratory services and physician offices as well as community education and meeting space. Construction is expected to be complete in April 2016.

Ben E. KeithBen E. Keith Co. plans to add 132,312 square feet of

storage space to its Oklahoma Division building in Edmond. Construction is expected to be completed the summer of 2016. The expansion will include the installation of the Dematic Automated Storage and Retrieval System. The addition will add 40 percent more capacity to the existing 342,000 square feet, which was opened in 2006. It will include an underground storm shelter. Food Facility Engineer of Yakima, Washington, is architect and engineer on the $21 million project.

TSG Independent & Assisted Living Community

TSG Independent & Assisted Living Community is building a 154,314-square-foot facility at 2790 E. Danforth Rd. in Edmond. The $24 million assisted living center project will include 202 units. Plans also call for a basement. General contractor is CGI Construction. Architect is Gaylen Howard Laing Architects.

Courtesy renderings

15 TOP PROJECTS • May 2015

OCTOBER - DECEMBER 2014 - TOP PROJECTSName of Property

Address, City Value Owner Type of PropertyGeneral Contractor

Architect/Engineering FirmNorman Regional Moore facility700 S. Telephone Rd., Moore

$28,500,000 Norman Regional Health System Outpatient Medical facility & Physician's office building

Flintco LLCJHBR

Edmond AL/IL2709 E. Danforth Rd., Edmond

$24,000,000 TSG Independent & Assisted Living Community

Medical office building CGI ConstructionGaylen Howard Laing Architect

Distribution Center additions and remodel for Ben E. Keith Co.14200 N. Santa Fe Ave., OKC

$21,000,000 Ben E. Keith Co. Food distribution and storage facility Ben E. Keith Co.

Harsco Industrial Air5615 S. 129th East Ave., Tulsa

$12,000,000 Harsco Industrial Air Heat Exchanger Fabrication Leopardo Companies Inc.

Coweta Central Elementary School303 N. Broadway, Coweta

$9,995,000 Coweta Public Schools New school Atlas General Contractors LLCThe.Stacy.Group

Quail Springs Baptist Church Worship Ctr. Expansion14613 N. May Ave., OKC

$8,800,000 Quail Springs Baptist Church Church building Lippert Brothers Inc.Studio Architecture PC

Hardesty Leadership Center4810 S. 129th East Ave., Tulsa

$8,200,000 Girl Scouts of Eastern Oklahoma Office space Flintco LLC

Founders Tower Residence Inn3151 Northwest Expressway, OKC

$7,000,000 Champion Hotels Hotel Champion Hotels

Coweta High School14705 S. Hwy. 51, Coweta

$6,529,500 Coweta Public Schools New fieldhouse building, new vocational agricultural building; wrestling room addition

Atlas General Contractors LLCBWA Architects

Catholic Charities1232 N. Classen Blvd., OKC

$5,600,000 Catholic Charities Archdiocese of Oklahoma City

OfficeMass Architects Inc.

Oklahoma Heart Hospital South, West Expansion5200 E. I-240 Service Rd., OKC

$5,500,000 Oklahoma Heart Hospital South Health care facility

900 W. Main St., Ste. 200, OKC$5,000,000 21c OKC LLC Museum Hotel remodel Lingo Construction Services

Value Place11000 E. 45th St. South, Tulsa

$4,731,225 Value Place Hotel TGC Development GroupBRR Architecture

Home2 Suites by Hilton6910 S. Olympia Ave. West, Tulsa

$4,646,741 Home2 Suites by Hilton Hotel/foundation Sheridan Properties Inc.


Samson Plaza Floors 17-192 West Second St., South, Tulsa

$3,500,000 Remodeled offices Hill & Wilkinson General Contractor


13020 S. Sunnylane Rd., OKC$3,000,000 IB Property Holdings LLC Building Omni Construction LLC

Allied Horizontal Wireline13000 S. Sunnylane Rd., OKC

$3,000,000 Three Sisters Holdings LLC Omni Construction LLC

Citizens Security Bank2525 E. 21st St. South, Tulsa

$2,785,000 Citizens Security Bank Bank branch Newground International Inc.

South Pointe Honda7846 E. 91st St. South, Tulsa

$2,500,000 South Pointe Honda Automotive dealership Taylor Mades ConstructionAyer Design Group

Mid-America Christian University Residential Hall II3500 SW 119th St., OKC

$2,300,000 A&D Properties Residential hall L. Wallace Construction

Springs@MingoCrossing - Bldg. 47541 S. Mingo Rd., East Bldg. 4, Tulsa

$2,056,820 Multifamily Apartments

Springs@Mingo Crossing - Bldg. 97541 S. Mingo Rd.,. East, Bldg. 9, Tulsa


Springs@Mingo Crossing - Bldg. 127541 S. Mingo Rd., East, Bldg. 12, Tulsa


Springs@MingoCrossing - Bldg. 77541 S. Mingo Rd., East, Bldg. 7, Tulsa


Springs@Mingo Crossing - Bldg. 17541 S. Mingo Rd. East Bldg. 1, Tulsa


TPS/DLI/Duai Lamguage Immersio2703 N. Yorktown Pl. East, Tulsa

$2,000,000 Tulsa Public Schools Elementary School

Enable Midstream Partners, Tenant Improvement211 N. Robinson Ave., 10th floor, OKC

$2,000,000 Enable Midstream Partners Office space Van Hoose ConstructionRBA Architects

Francis Tuttle Campus Center Mechanical Renovation Phase 212777 N. Rockwell, OKC

$2,000,000 Francis Tuttle Technology Center Education CMSWillowbrookBockus Payne Associates Architects

Information provided by cities in the OKC and Tulsa metro areas responding to a survey of commercial building permits.

16 BIG DEALS - INDUSTRIAL • May 2015

BIG DEALS - INDUSTRIAL

11300 A Partnership Dr., OKC Photo by Brent Fuchs

Property Address CountySelling

Price SFPrice

(per SF)YearBuilt

BuyerSeller

ProfessionalServices

11300 A Partnership Dr. OK $8,150,000 145,600 $55.98 2002 Iron Mountain Information Management LLCJCG LLC VI

Old Republic Title Company of Oklahoma

5402 S. 129 Ave. East/5428 S. 129 Ave. East

Tulsa $6,800,000 200,000 $34.00 2004 Boardwalk 55 LLC129th/55th LLC

Tulsa Abstract & Title Co.

3400 S. Kelly Ave. OK $6,000,000 525,000 $11.43 1972 BC&GS LLCRemy Power Products LLC

Capitol Abstract

5251 D W. Reno Ave. OK $3,600,000 80,250 $44.86 1996 Willanghan & Associates LLC5251 W. Reno LLC

The Oklahoma City Abstract & Title Co.

14333 N. Santa Fe Ave. OK $2,600,000 45,355 $57.33 2006 JM Assets LP and Chakra Properties LLCAngle Development LLC

First American Title & Abstract Co.

420 E. Sheridan Ave OK $2,400,000 23,100 $103.90 1950 CJRO LLCPhat Matt Enterprises LLC

The Oklahoma City Abstract & Title Co.

3301 N. Santa Fe OK $2,075,000 97,408 $21.30 1960 Base III Capital LLCThirty-Six 0 One LLC

Trustmark Title C14-001

Multiple Lots OK $1,978,000 Not listed Hilltop Plaza LLCDowntown Property LLC

14034 E. Marshall St. North Tulsa $1,600,000 32,397 $49.39 1998 Circle B Measurement & Fabrication LLCWedge Measurement Systems LLC

Multiple Parcels OK $1,400,000 Not listed Silverado Land Company LLCRon G. McVey Trust

Capitol Abstract

330 S. Vermont Ave. OK $1,340,000 Not listed John Michael Malek Family Trust330 S. Vermont LLC

7921 SW 34th St. OK $1,300,000 48,468 $26.82 1996 Hobby Lobby Stores Inc.Primesource Building Products Inc.

200 NE 34th St. OK $1,300,000 34,948 $37.20 1962 200 NE Ezell LLCJM Boles Family Limited Partnership

18513 E. Admiral Pl. South Tulsa $1,030,000 11,170 $92.21 1995 Signature Leasing LLCMcAnally of Oklahoma Limited Company

Guaranty Abstract Company

2221 SE 69th St. OK $952,500 40,527 $23.50 1984 Bellofram CorporationElkins Family Real Estate Limited Partnership

17 BIG DEALS - MULTIFAMILY • May 2015

BIG DEALS - MULTIFAMILY


Price SFPrice

(per SF)YearBuilt

BuyerSeller


1418 E. 39th St. South Tulsa $42,000,000 Not listed Enclave At Brookside Apartments LLCBomasada Tulsa LLC

2301 NW 122nd St. OK $24,274,000 358,443 $67.72 1984 Ashford Northwest LLCLincoln Greens Partners LC

American Eagle Title Group

12831 N. Stratford Dr. OK $15,800,000 329,431 $47.96 1985 CEAI Stratford LLCStratford OKC Apartments LLC

14690 S. 82nd Ave East Tulsa $12,750,000 2009 Marquis on Memorial Holdings LLCMarquis on Memorial LLC

Cirstitle & Abstract Services LLC

1301 W. Hefner Rd. OK $8,720,000 129,748 $67.21 1985 Ashford Park LLCArbor Lake Partners LP


12525 N. Pennsylvania Ave. OK $5,848,000 106,573 $54.87 2000 SNR 22 OKC Owner LLCCSL Oklahoma City LLC

Stewart Abstract & Title

6801 NW 122nd St. OK $5,506,000 78,400 $70.23 1986 Ashford Walnut Creek LLCDeer Creek Apartments LLC


1308 SW 74th St. OK $2,000,000 33,312 $60.04 1973 OK Los Pumas 48 LLCTuscan Villa's LLC


Multiple Parcels Tulsa $1,955,000 Not listed Ridgeview of Tulsa LLCRidgeview Corporation


1325 E. 48th Pl. South Tulsa $1,786,000 58,334 $30.62 1963 Gary Lane Goss and Laura Lynn Goss, Goss Trust; Marilyn H. Goss Trust; Spartan Group LLC; The Lyon Group LLC; and MM&CM Holdings LLCMardor LLC


1341 E. 62nd St. South Tulsa $1,400,000 42,800 $32.71 1973 Carbonell Properties Inc.Casa Linda LLC


5972 E. 33rd Ct. South Tulsa $1,150,000 34,453 $33.38 1972 OK Woodhollow Apartments LLC and Marie E. Langley TrustWood Hollow Apartments LLC


2820 S. Robinson Ave. OK $725,500 20,672 $35.10 1930 Marile Properties, LLCDon A. Boyington and Jan M. Boyington, Trust

7154-56 S. Canton Ave. East Tulsa $696,000 Not listed Lakeland Resources I LLCKaren J. Tandy, Harry S. Jacobs Sr. Trust

Multiple Lots OK $575,000 Not listed W.S. Investments, LLCKMR Enterprises, Inc.

2908 NW 28th St. OK $565,000 13,956 $40.48 1964 Leonard L. Frey and Kathryn S. FreyBrown Realty Investments LLC

6551 E. 31st St. South Tulsa $565,000 Not listed JRT Assets LLCBedlam Investments LLC

Marquis on Memorial Apartments at 14681 S. 82nd East Ave. in Bixby. Photo by Rip Stell

18 BIG DEALS - OFFICE • May 2015

BIG DEALS - OFFICE


Price SFPrice

(per SF)YearBuilt

BuyerSeller


3737 NW 34th St. OK $9,500,000 Not listed Teleflora LLCHerman Meinders

First American Title & Trust Co.

5005 N. Lincoln Blvd. OK $3,650,000 18,668 $195.52 1974 State of Oklahoma Comm. of the Land OfficeHobby Lobby Stores Inc.


6403 NW Grand Blvd OK $3,000,000 13,216 $227.00 1969 NHEB Realty Holdings LLC111 Realty Holdings LLC


3345 S. Harvard Ave. East Tulsa $2,311,500 24,481 $94.42 1975 Pint Capital Investments LLCMimosa Tree Capital Investment II LLC


4300 Highline Blvd., #F200 OK $2,000,000 60,463 $33.08 1980 Zipper Offices LLCAppian Properties LLC

7335 S. Lewis Ave. East Tulsa $1,850,000 31,728 $58.31 1985 GCM SO LLCSouthern Oaks Office Building LLC


3915 E. 51st St. South Tulsa $1,810,000 5,106 $354.48 1994 SB Medical Offices LLCVaughn Investment LLC


2835 E. Skelly Dr. South Tulsa $1,225,000 Not listed TPG 2800 LLCNBC Oklahoma

5816 NW 135th St., A OK $1,204,000 6,196 $194.32 2013 5816 NW 135th LLCMCOP LLC


2028 E. Memorial Rd. OK $1,125,000 12,326 $91.27 1989 Kalidy LLCFarmers Insurance Company Inc.


4605 E. 91st St. South Tulsa $1,100,000 5,566 $197.63 2007 Steward Management LLCBendana Properties LLC


3223 E. 31st St. South Tulsa $1,025,000 17,748 $57.75 1960 3223 LLCRonald A. Van Tuyl Trust

Executives' Title & Escrow Co.

322 NE 2nd St. OK $875,000 1925 Leadvision Media LLCRicky Walker


Multiple Lots OK $860,000 Not listed Gerald Brinlee and Ophelia BrinleeScott Investment Corp


522 S. Boston Ave. East Tulsa $850,000 140,000 $6.07 1954 River City Development LLCNorth Main LLC and Sharp Boston Enterprise LLC


Teleflora building at 3737 NW 34th St., OKC. Photo by Brent Fuchs

19 BIG DEALS - RETAIL & OTHER • May 2015

BIG DEALS - RETAIL & OTHER


Price SFPrice

(per SF)YearBuilt

BuyerSeller


Multiple Parcels Tulsa $11,400,000 Not listed TSG Tulsa Retail LLCSlate Tulsa Retail Holdings LLC


851 E. Hillside Dr. North Tulsa $9,300,000 27,034 $344.01 2014 ERH Broken Arrow LLCArmstrong Hillside Properties LLC


7902 S. Lewis Ave. East Tulsa $8,500,000 1982 Tulsa Lewis Hotel Venture LLCLewis Ave Hotels LLC


Multiple Parcels10425, 10438 and 10462 S. 82nd Ave East; 8205, 8210, 8211 and 8215 E. Regal Court

Tulsa $8,250,000 Not listed MOAB Holdings Regal Plaza LLCSpiritBank

Oklahoma Title & Escrow Corp.

8220 E. Regal Pl. South Tulsa $6,700,000 63,859 $104.92 2007 MCRT3 Tulsa LLCApple Eight Hopsitality Ownership Inc.

Firstitle Commercial Services LLC

7111 S. Mingo Rd. East Tulsa $6,500,000 47,872 $135.78 1985 LaFortune Properties LLC1995 East Pointe Limited Partnership

Cirstitle & Abstract Services LLC

12240 N. May Ave. OK $5,681,000 13,996 $405.90 1997 ARCP WG Oklahoma City OK, LLCWalgreen Co.

Multiple Parcels Tulsa $5,458,500 Not listed WG DST 5Walgreen Co.

Smith Brothers Abstract

2600 N. Aspen Ave. West Tulsa $5,160,000 110,232 $46.81 1985 Stratford House EnterprisesGreen Country Motel Investment LLC


9106 S. Sheridan Rd. East Tulsa $4,836,500 12,856 $376.21 1998 ARCP WG Tulsa (Sheridan ) OK LLCWaltrust Properties Inc.

6701 S. Memorial Dr. East Tulsa $4,215,000 20,328 $4,215,000.00 1978 LG BOA LLCNB Properties LLC


1301 W. Memorial Rd. OK $3,900,000 36,096 $108.05 2003 LMP Hospitality LCKumar Corporation

First American Title & Trust

1905 S. Meridian Ave. OK $3,600,000 62,279 $57.80 1983 Northcott CompanyW2005 New Century Hotel Portfolio LP

Trustmark Title

4001 NW 39th St. OK $3,325,000 Not listed Sovereign Properties Holdco LLCHassan Mazrouee and Afsaneh Mazrouee

3850 S. Prospect Ave. OK $2,875,000 31,816 $90.36 1964 Jaysiaram Investments LLCMahendra Kumar Patel and Hema Kumar and Jayesh Kumar, estate of Gunvant Kumar Patel

First American Title & Trust

The Crowne Plaza Southern Hills hotel, 7902 S. Lewis Ave. in Tulsa. File photo by Rip Stell

20 May 2015

21 SALES POINTS • May 2015

SALES POINTS

EMPLOYMENT

STATEWIDE March 2015 March 2014Labor Force .......................................... 1,832,470 ............................... 1,785,770Employment .......................................... 1,761,450 ............................... 1,699,690Unemployed .............................................. 71,020 ................................... 86,080 Unemployment rate ...................................... 3.9% .......................................4.8%Total Nonfarm jobs ............................... 1,659,500 ............................... 1,646,000 Manufacturing jobs .................................. 135,500 .................................. 137,400Services Producing jobs ...................... 1,389,400 ............................. 1,373,100

Government jobs ................................. 348,500 .................................. 347,900Trade, Trans. & Utilities jobs ............... 304,200 .................................. 300,200

OKC MSA March 2015Labor Force .............................................................................................664,566 Employment .............................................................................................642,896Unemployed ..............................................................................................21,670Unemployment rate ..................................................................................... 3.3%Unemployment rate (March 2014) .............................................................. 4.3%

TULSA MSA March 2015Labor Force .............................................................................................471,783Employment .............................................................................................454,545Unemployed ..............................................................................................17,238 Unemployment rate ..................................................................................... 3.7%Unemployment rate (March 2014) .............................................................. 4.8%

TOTAL RETAIL TRADE December 2014 December 2013Statewide .................................... $3,515,277,490 ..................... $3,491,298,966 OKC Area ................................... $1,215,467,872 ..................... $1,252,556,518Tulsa Area ..................................... $872,180,902 ....................... $883,093,800

BANKRUPTCIES 2015 (Jan.-March) 2014 (Jan.-March)Western District of OK Filings ..................... 1,191 ..................................... 1,334Northern District of OK Filings ........................ 575 ........................................ 686Eastern District of OK Filings ......................... 326 .........................................334

AIR TRAFFICWill Rogers World Airport March 2015 March 2014Enplanements ................................................144,685 ............................152,864Deplanements ...............................................149,581 ............................156,986Total Passengers ..........................................294,266 ............................309,850

Tulsa International Airport March 2015 March 2014Enplanements 109,095 113,445Deplanements ...............................................114,359 ............................115,820Total Passengers ..........................................229,385 ............................234,969

REAL ESTATE

OKC Area Residential March 2015 March 2014Closed Listings ..................................................1,696 ................................1,670Pending Listings ................................................2,212 ................................1,802New Listings ......................................................2,581 ................................2,602Median Sale Price .......................................$149,900 ..........................$148,246Median % List Price to Selling Price ..............98.96% .............................98.53%Median Days on Market .........................................37 .....................................42End-of-Month Inventory .....................................6,028 ................................7,199Months of Supply of Inventory .............................3.47 ..................................4.38

Tulsa Area Residential March 2015 March 2014Closed Listings ..................................................1,161 ................................1,066Pending Listings ................................................1,390 ................................1,281New Listings ......................................................2,270 ................................2,307Median Sale Price .......................................$140,000 ..........................$130,000Median % List Price to Selling Price ..............98.21% .............................97.72%Median Days on Market .........................................38 .....................................38End-of-Month Inventory .....................................6,034 ................................6,193Months of Supply of Inventory .............................5.35 ..................................5.77

Sources: Oklahoma Employment Security Commission; The Center for Economic and Management Research at the University of Oklahoma’s Price College of Business; U.S. Bankruptcy Courts of Western, Northern and Eastern Districts of Oklahoma; Will Rogers World Airport; Tulsa International Airport; Oklahoma City Metropolitan Association of Realtors and Greater Tulsa Association of Realtors

22 FOR SALE OR LEASE • May 2015

Leadership Square211 N. Robinson Ave., Oklahoma City, OK

• For Lease

• Oklahoma City’s premier address

• Convenient adjacent parking

• Executive parking available

• Conference room with high-speed internet service

• Responsive on-site management

• High-speed communications provided by multiple providers

• On-site bank and restaurants

Mark Beffort(405) 879-4757

The Oil Center2601 NW Expressway

• For Lease

• Beautiful lobbies on all floors

• Building conference room

• On-site property management and maintenance

• Covered and surface parking available

• On-site restaurant and salonVicki Knotts(405) 879-4761

2021 Lewis Center2021 S. Lewis Avenue, Tulsa • Free covered parking garage

• Midtown location - close to Utica Square

Shopping Center

• Close to restaurants, shopping, banking and

downtown TusaWarren Stewart(918) 508-2803

Boulevard Plaza 33rd and Boulevard, Edmond

• For Lease• 1,200 SF available• 4% commission paid for closed leases• Total building: 23,800 SF• $14.00 s/f/y plus CAM – MG• Located in high traffic area on NE corner of 33rd and Boulevard in Edmond• New landscaping• Pedestal sign• Ample parking• Edmond utilities

Michael Biddinger Real Estate (405) 236-4747

Exchange Center4606-4608 S. Garnett Road, Tulsa

• High visibility

• Immediate access to Broken Arrow Expressway &

Highway 169

• Terrific location

• Ample Parking

• On-site property managementWarren Stewart(918) 508-2803

FOR SALE OR LEASE


Oklahoma Tower210 W. Park Avenue

• For Lease

• Convenient adjacent parking

• High-speed communications provided by multiple providers

• 24-hour on-site security personnel and video surveillance

• On-site restaurants, salon, florist and men’s clothing storeMark Beffort(405) 879-4757

Penn Park Off. Complex5001 - 5015 N. Pennsylvania Ave.

• For Lease

• A host of bank facilities, restaurants and shopping in the immediate area make this a convenient location

• Some exterior entrances available

• Ample parking close to building

• Easy access to I-44Vicki Knotts(405) 879-4761

Robinson RenaissanceOklahoma City

• Flexible Floor Design

• Beautiful Open Space Atrium

• Food Court in Lower Level

• Full Service Bank

• Quick Print Copy Store

• Various Size Suites Available

• Asking Rate $18.00/psf(405) 840-1500

S.E. 44th St. Warehouses1201-1209 S.E. 44th St.

• For Lease• 4,750 SF available• 4% commission paid for closed leases• Great South OKC location with easy access

to I-35 and I-40• Front and back pedestrian doors• Front and back grade level overhead doors• Secure, insulated steel buildings• Small office and bulk warehouse in each space• Skylights and gas heaters • $5.00 s/f/y plus CAM – MG

Michael Biddinger Real Estate (405) 236-4747 Ext. 23

Valliance Tower1601 NW Expressway

• For Lease

• Covered and surface parking available

• On site bank, restaurant and hair salon

• 24 hour on-site security

• On-site management

• Conference room

• High speed communications provided by multiple providers

Mark Beffort(405) 879-4757


Waterford6303 Waterford Boulevard

• Excellent restaurants

• World class hotel

• Easy access to major arteries and interstates

• 24-hour manned security control center

• Abundant covered parking

• On-site bankingWaterford Properties(405) 843-4900

Wilshire Court8001-8031 N. Wilshire

•For Lease

•Total building: 50,400 SF

•Office/warehouse and bulk warehouse

•12X12 grade level overhead doors

•Ample parking

•$4.66 s/f/y plus CAM - MG

• Fenced yards available

• New concreteMichael Biddinger Real Estate (405) 236-4747 Ext. 23

The Village Shopping Ctr4718-4754 S.E. 29th St.

• For Lease

• 2,000 SF - 2,350 SF available

• 4% commission paid for closed leases

• Close to Tinker Air Force Base and I-40

• Great frontage on SE 29th Street

• Glass and brick veneer building

• Fire suppression system throughout

• High traffic area in the heart of Del City

• $7.00 s/f/y plus CAM – MG

Michael Biddinger Real Estate (405) 236-4747 Ext. 23

Reach Oklahoma’s Commercial Real Estate decision makers

Advertise or purchase an expanded listing in the August issue of Square Feet.

Deadline: Aug. 7Call 405.278.2820

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SQUAREFEET February 2015

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