transwestern in south florida transwestern in south florida · transwestern in south florida agency...

Transwestern in South Florida


Licensed reaL estate broker

Miami-Dade Office Fort Lauderdale Office Orlando Office 201 south biscayne boulevard, suite 1210 110 se 6th street 158 tuskawilla road, suite 2324 Miami, FL 33131 Fort Lauderdale, FL 33301 Winter springs, Florida 32708 t: 305.808.7310 t: 954.607.1406 t: 407.253.3140 f: 305.808.7309 f: 954.767.5910 f: 407.253.3150 www.transwestern.net/miami www.transwestern.net/fortlauderdale www.transwestern.net/orlando


Overview Of TranswesTernTranswestern is a privately held, national commercial real es-

tate firm focused on creating value for our clients in each local

market we serve throughout the US.

We have a unique business model that combines fully integrated

services with investment opportunities and operates through

six distinct functional lines of business:

• Agency Leasing

• Property & Facility Management

• Investment Services

• Tenant Advisory

• Development

• Research

Since our founding in Houston, Texas in 1978, we have grown to become a leader in the commercial real

estate services industry. Today, Transwestern is ranked by real estate publications Commercial Property

News and National Real Estate Investor as one of the industry’s top brokerage firms, property managers,

and developers. National research firm Real Capital Analytics ranked us as one of the Top Three invest-

ment sales and financing companies in the country.

We are also a leader when it comes to energy and sustainability — Transwestern is leading the curve in

terms of “greening” commercial real estate, and our portfolio of LEED certified properties is the larg-

est in the country. We seek to create value from green practices and are

confident that doing the right thing makes good business sense and can

be profitable for us and our clients. As such, we’ve been named the win-

ner of the EPA’s top accolade, the ENERgy STAR “Sustained Excellence”

award, for the past five years in a row.

Today, Transwestern continues to grow, as we continue to strengthen our existing operations and seek

opportunities to expand into other markets. Our vision is to be the Number One real estate value creator

in America, and our mission is to consistently deliver unrivaled value to our clients by empowering our

people and fostering an entrepreneurial environment.


Company statisticsAs a private company, Transwestern has the ability to quickly adapt to the needs of clients and ex-

ecute a broad array of commercial real estate services that are supported by national resources and

coordinated delivery. As a result, the firm enjoys a positive track record of continual growth since

its inception. Statistics for 2011 include:

• grew our national leasing and management portfolio to a total of more than 258 million square feet of office, industrial, and retail space located across the US

• Completed more than 4,700 leasing transactions totaling 43 million square feet and valued in

excess of $3.5 billion

• Sold 160 investment properties with an aggregate value of $3.0 billion

• Expanded our total team to 1,850 including 370 leasing and investment sales professionals

Us Office LocationsTranswestern operates from a market-centric business model, empowering our local market leaders and

producers and fostering the en-

trepreneurial thinking required

to deliver the best results for our

clients. Our 32 corporately-

owned US offices are organized

into semi-autonomous geo-

graphic regions. Transwestern’s

headquarters in Houston provides

both operational support and execu-

tive oversight to the regions, but allows

strategic decisions to be made on a local level,

in order to maximize flexibility and service to clients.

international Market CoverageRecognizing the world today works on a global scale,

Transwestern serves its clients in Europe, the Middle

East, Africa, India and Latin America through alli-

ance with BNP Paribas Real Estate. A leading global

commercial real estate provider with more than 3,300

employees, BNP has 150 offices in 30 countries, man-

ages 300 million square feet in of space, and recently

transacted more than 70 million square feet of leases.

Atlanta

Tulsa

Baltimore

Northern Virginia

MiamiFort Lauderdale

New OrleansHouston

PhoenixSan DiegoOrange County

Los Angeles

Salt Lake City

San Antonio

Austin

Milwaukee

Minneapolis

Chicago

Detroit

Bethesda Washington, DCDenver

Dallas

Atlanta

Tulsa

Baltimore

Northern Virginia

MiamiFort Lauderdale

New OrleansHouston

PhoenixSan DiegoOrange County

Los Angeles

Salt Lake City

San Antonio

Austin

Ft. WorthFt. Worth

Milwaukee

Minneapolis

Chicago

Detroit

Bethesda Washington, DCDenver

Dallas

OrlandoOrlando

GreenwichGreenwich

St. LouisSt. Louis

MorristownMorristownNew YorkNew York

Walnut CreekWalnut CreekSan FranciscoSan Francisco

SeattleSeattle


TranswesTern in sOUTh fLOridaTranswestern established a South Florida operation in 2004, and since then has grown to become a leader in the market-place. Overseeing a commercial prop-erty portfolio totaling nearly 20 million square feet, Transwestern is one of the largest leasing and management agents in Miami-Dade, Broward, and Palm Beach Counties. Our brokerage professionals also represent many tenant clients with their real estate needs, both in South Florida and across the Sunshine State.

Thanks to Transwestern’s success in Miami-Dade, in early 2009 the firm opened a full-service Fort Lau-derdale office to provide better coverage of the Broward County market. In late 2009, the firm opened an Orlando office. Today, Transwestern is home to approximately 50 employees, including 15 licensed real estate brokers, and continues to look for strategic expansion opportunities throughout South Florida.

services and CoverageAs a full-service location for Transwestern, the South Florida team is able to provide clients with a comprehensive mix of experience and expertise. The following is a description of the firm’s capabili-ties in South Florida:

• Agency leasing and property marketing

• Property and facilities management

• Investment sales and financing

• Tenant advisory and corporate advisory services

• Construction and project management services

• Energy and sustainability services (Energy Star and LEED implementation and certification)

• Market research and financial analysis

2009–2011 MilestonesOver the course of what were perhaps the three most difficult years ever for our industry, Transwestern

grew significantly in South Florida and the Southeast:

• Tripled the size of our property management portfolio

• Doubled the size of our overall leasing and management portfolio

• Doubled our number of brokerage professionals

• Doubled our overall employee headcount

• Doubled our number of regional offices


florida Portfolio

name size (sF) submarket services Provided clientoFFice ProPerties110 tower 391,473 Fort Lauderdale cbd Management and Leasing Gencap Partners1111 Lincoln road 179,363 Miami beach Leasing Uia Management255 alhambra 220,174 coral Gables Management and Leasing rreeF555 Washington 64,617 Miami beach Management and Leasing kbs realty advisorsalhambra West 93,347 coral Gables Management Usaa real estate co.columbus center 260,300 coral Gables Management Usaa real estate co.courthouse Plaza 74,820 downtown Miami Leasing LeaseFlorida LLcdadeland office Park 244,225 kendall Leasing keystonedatran center i & ii 471,783 kendall Management Usaa real estate co.doral costa office Park 278,800 airport West Leasing ta associates realtydouglas entrance 463,909 coral Gables Management and Leasing Pearlmark real estate PartnersMiami center 801,688 downtown Miami Management and Leasing sumitomo corp. of americaMiami tower 618,990 downtown Miami Leasing Lasalle investment ManagementMuseum Plaza 16,000 cbd Leasing ocean bankregions bank building 40,000 coral Gables Leasing simkins industries, inc.sawgrass & spectrum 202,456 sunrise/cypress creek Management and Leasing rreeFthe alhambra 231,632 coral Gables Management Usaa real estate co.the building 58,000 coral Gables Leasing Poncecat, LLcthe elks building 26,740 Jacksonville Management elks building Partners, LPWells Fargo center 388,150 tampa cbd Management Usaa real estate co.oFFice totaL 5,126,467 indUstriaL ProPerties12751 Gran bay - GM building 363,041 Jacksonville Management cabot Properties1290 West 13th avenue 16,901 riviera beach Management cabot Properties1301 West 13th avenue 46,942 riviera beach Management cabot Properties2000-3000 nW 30th street 470,000 Pompano Management cabot Properties2200 sW 45th street 137,500 dania beach Management cabot Properties2935-2945 West corporate blvd. 396,090 Weston Management cabot Properties300, 400, 1400 northpoint Parkway 147,341 West Palm beach Management cabot Properties301-321 s. Goolsby boulevard 41,614 deerfield beach Management cabot Properties3450 nW 115th ave. 87,025 airport West Leasing seagis Property Group420 south congress avenue 205,624 delray beach Management state Farm5300 Ulmerton road 42,250 Largo Management cabot Properties5806 53rd street 205,126 tampa Management cabot Properties645 Park of commerce 113,191 boca raton Management cabot Properties6490 nW 12th avenue 46,910 cypress springs Management cabot Properties6500-6600 nW 12th avenue 131,791 cypress springs Management cabot Properties7580-7590 nW 74th street 56,621 Medley Management cabot Properties826 industrial Park 140,000 north Miami beach Leasing seagis Property Groupairport Logistics center 200,000 airport West Leasing dct industrialalta Lakes i, ii, iii, iV 569,000 Jacksonville Management cabot Propertiesaventura business Park 204,876 aventura Management Ghitis companybeacon centre 422,566 airport West Management and Leasing rreeFbertram Marina nW 21st st 381,380 south central Miami Management alecta real estate investmentcenter of commerce i & ii 1,252,768 orlando Management rreeFcentral Florida business Park 970,885 orlando Management orixcorporate Park at kendall 200,000 kendall Leasing seagis Property Groupcrownpointe Park 363,000 orlando Management crownpointe associatesdoral Logistics center 171,000 airport West Leasing seagis Property Groupdoral@25th 338,898 doral Leasing seagis Property GroupFlorida industrial Park 507,161 riviera beach Management rreeFGateway Lakes 179,177 st. Petersburg Management cabot Propertiesinternational dist. center at doral 456,514 airport West Leasing clarion Partnersinterstate south commerce center 260,072 Jacksonville Management UnumMiami international dist. center 215,000 airport West Leasing dct industrialnorthpark i, ii, iii 148,822 orlando Management cabot Propertiesturnpike distribution center 267,950 Medley Management and Leasing cabot PropertiesindUstriaL totaL 9,757,036 retaiL ProPerties7490 curry Ford road 75,000 orlando Management Gold6, LLcWinter springs town center 115,807 orlando Management and Leasing state FarmretaiL totaL 190,807totaL FLorida PortFoLio 15,074,310


florida Portfolio — Location Map

836

869

A1A

A1A

997

821

826

41

1

27

27

441

1

Fort LauderdaleInternational AirportFort LauderdaleInternational Airport

MiamiInternationalAirport

MiamiInternationalAirport

95

75

195

95

PALM BEACH CO.

BROWARD CO.

BROWARD CO.

DADE CO.

Miami

FortLauderdale

Miami

FortLauderdale

MiamiBeach

CoralGables

Kendall

Hialeah

PembrokePines

CoralSprings

BocaRaton

Hollywood

Plantation

Sunrise

MiamiBeach

CoralGables

Kendall

Hialeah

PembrokePines

CoralSprings

BocaRaton

Hollywood

Plantation

Sunrise

PompanoBeach

PompanoBeach

PompanoBeach Airpark

PompanoBeach Airpark

FLORIDA’STURNPIKE

FLORIDA’STURNPIKE

595

oFFice 110 tower1111 Lincoln road255 alhambra555 Washingtonalhambra West columbus center courthouse Plazadadeland office Parkdatran center i & ii doral costa office Parkdouglas entranceMiami centerMiami towerMuseum Plazaregions bank buildingsawgrass & spectrumthe alhambrathe buildingthe elks buildingWells Fargo centerindUstriaL 12751 Gran bay - GM building1290 West 13th avenue1301 West 13th avenue2000-3000 nW 30th street2200 sW 45th street2935-2945 West corporate blvd.300, 400, 1400 northpoint Parkway301-321 s. Goolsby boulevard3450 nW 115th ave. 420 south congress avenue5300 Ulmerton road5806 53rd street645 Park of commerce6490 nW 12th avenue6500-6600 nW 12th avenue7580-7590 nW 74th street826 industrial Park airport Logistics centeralta Lakes i, ii, iii, iVaventura business Parkbeacon centrebertram Marina nW 21st stcenter of commerce i & iicentral Florida business Parkcorporate Park at kendallcrownpointe Parkdoral Logistics centerdoral@25thFlorida industrial ParkGateway Lakesinternational dist. center at doralinterstate south commerce centerMiami international dist. centernorthpark i, ii, iiiturnpike distribution centerretaiL7490 curry Ford roadWinter springs town center


agenCy Leasing and MarkeTingTranswestern began in Houston as a third-party leasing and management firm, and as such the marketing of real estate to tenants and brokers is a core competency of the company. Over the years, we have built a sterling reputation as a leader in creating attention-getting marketing campaigns that suc-cessfully improve a building’s occupancy and maximize its value to ownership.

Client focusWorking for institutions, corporations, and smaller en-trepreneurial investors, Transwestern operates from an owners perspective. By committing the time and energy to completely understand our client’s investment goals and ownership strategy before entering the marketplace, our marketing programs are specifically designed to meet the specifics of our client’s objectives — quickly lease up a property for disposition, maximize income and stability for a long-term hold, or completely re-introduce a property to the market, changing its perception along with the tenant mix.

Market awarenessRealizing that real estate is a relationship-driven industry, our leasing agents have established strong working relationships with all brokers specializing in the representation of tenants in a given market. We also maintain close contact with our peers in the property marketing industry, and subscribe to as many market research databases as possible. This provides a continually-updated “real time” understanding of the market, from tenants seeking space, to what a building’s competition is offering in terms of rent and improvements, to historical trends and future projections.

Marketing and Leasing servicesTranswestern utilizes both the latest electronic marketing tools, as well as tried-and-true printed media in order to maximize awareness of a property or portfolio. We offer the following to our owner clients:

• Strategic marketing plan and budget development

• In-house creation of property flyers, brochures, websites, and email marketing campaigns as

well as all support graphics including maps, photos, aerials, and more

• Broker and tenant prospect communication programs

• Lease negotiation and lease administration


PrOPerTy ManageMenTWith credentialed senior property and facilities managers at the

helm of each assignment, Transwestern provides management

services for both institutional owners and corporate users.

Operating from the perspective of an owner of real estate, our

managers are dedicated to enhancing values through all aspects

of property operations, industry-leading tenant relations pro-

grams, strategic planning, building enhancement programs,

accurate accounting, and financial reporting.

Transwestern’s primary goal is to maximize the value and

performance of each of our client’s assets while controlling

operating costs and ensuring tenant satisfaction.

industry expertiseWith a current management portfolio totaling more than

258 million square feet across the nation, Transwestern is a recognized leader in the third-party

oversight of real estate assets. We operate and maintain all property types on behalf of our owner

clients, from office towers to industrial parks, and from shopping centers to corporate campuses.

Management servicesAt the start of each assignment, we gain an in-depth understanding of the building or portfolio, as

well as our clients investment objectives, and create a custom value-enhancement plan designed to

create, add, or protect value while focusing on revenue enhancement, operational efficiency, and

service excellence. We offer the following representative management services:

• Developing strategic management plans and budgets

• Assessing vendors and negotiating contracts, leveraging our national scope and existing relation-

ships with security firms, landscapers, janitorial companies, etc.

• Providing accurate and timely lease administration and financial reporting

• Leveraging Transwestern’s buying power for maintenance, repair, and operations products and

services

• Providing excellent customer services both to tenants and our clients

• Managing preventive maintenance, space build-out, and capital improvement programs, ensur-

ing timely completion and budgetary adherence

• Ensuring life safety and insurance compliance


invesTMenT saLes serviCesTranswestern combines real estate capital markets and invest-

ment banking expertise with local market knowledge and project

execution skills to maximize the value of our client’s assets.

Our Investment Services group (“ISg”) provides a customized

approach to investment sales, mortgage finance, and structured

transactions for single assets and portfolio investments.

Transwestern’s clients range from local entrepreneurs to the

largest institutions and corporations in the country. Our exper-

tise extends to a broad array of product types, including office,

industrial, retail, multi-family, hospitality, healthcare, and land.

sales and financing expertiseTranswestern’s ISg platform is comprised of 70 sales and

financing veterans, with an average of 20 years of individual

experience and a track record of $100+ million in sales each

year. Together, these skilled investment brokers have sold

more than $40 billion worth of commercial real estate, and

negotiated in excess of $20 billion in financing.

Over the past five years, Transwestern’s ISg professionals

completed nearly $12 billion in sales and financing transac-

tions, ranking us as the real estate industry’s Top Three firm in terms of dispositions, acquisitions,

and debt and equity placement for income-producing real estate.

isg servicesTranswestern offers the following services to our investor clients:

• Single asset and portfolio dispositions and acquisitions

• Recapitalization and repositioning strategies

• Financial and joint venture structuring

• Loans ranging from permanent, construction, mezzanine, bridge, and renovation

• Debt and equity placement

• Sale/leaseback analysis and execution

• In-house creation of all marketing materials, including offering memorandums, brochures, web

sites, and more

• Due diligence and financial analysis

office 33%

Multifamily 47%

industrial9%

retail 6%

other5%

asseT saLes by PrOdUCT TyPe, 2006-2011


TenanT advisOry serviCesTranswestern’s Tenant Advisory professionals represent the in-

terests of space users and provide strategic services designed to

secure efficient space that meets their operating needs while con-

trolling real estate expenses and maximizing future flexibility.

Much like a corporate attorney or CPA in that we provide specific

expertise in an area that affects all companies of all sizes, we act

as our clients’ real estate advocate. In this role, we exclusively

focus on providing unbiased and professional analysis and rec-

ommendations that balance real estate requirements with a

client’s overall corporate goals and objectives.

Our clients range from start-up entrepreneurs to established

small businesses, and from regional and national firms to multi-

national conglomerates. We provide assistance with single

locations, regional sales offices, and corporate headquarters.

We have represented companies in nearly every industry segment imaginable, and understand the nu-

ances associated with the real estate needs of law firms, technology companies, government agencies,

manufacturers and distributors, and retailers, just to name a few.

representative servicesTranswestern’s Tenant Advisory professionals routinely provide the following services for relocations,

expansions, consolidations, subleases, acquisitions and dispositions:

• Leasing of new space and subleasing of existing space

• Exhaustive financial analysis, including lease vs. buy scenarios, synthetic leases, property com-

parisons, and comparative deal structuring with detailed cost analyses (not only rent but tele-

communications, power, labor, and all other costs)

• Comprehensive market and site analysis and site selection — we offer a strong working knowledge

of any and all potential availabilities in any given market area

• Demographic analyses to determine availability of qualified labor, potential customers, fiber

optic routes in candidate cities, and future trends that could affect any real estate decision such

as traffic infrastructure, migration trends, infrastructure, and more

• Municipal incentive identification and negotiation

• Transaction negotiation and management for single or multiple locations

• Project management and space planning / programming coordination


indUsTriaL serviCesIndustrial real estate demands complex action plans. Supply-

chain management and logistical operations issues are consid-

ered along with more traditional real estate factors such as rent

and building infrastructure. Accounting for flexibility and room

for growth are crucial when evaluating possible sites, laying the

groundwork to help tenants reach business goals. On the owner

side, finding the right tenants and transaction negotiations are

critical to enhancing the value of our clients’ industrial assets.

On both sides of the table, Transwestern’s team of proven pro-

ducers creates value for clients and investors in the industrial sec-

tor and consistently outperforms market expectations. Among

Transwestern’s industrial service offerings are:

• Industrial tenant advisory, including:

– Site selection

– Incentive negotiation

– Labor and demographic market analysis

– Transaction and portfolio management

– Supply chain and logistics planning

– Build-to-suit negotiation

• Owner services, including:

– Leasing and marketing

– Property management

– Investment acquisition, disposition, and financing

• Development services, including design and planning

Transwestern’s team of industrial experts represent buyers, sellers, users, owners, and investors in every

major market across the United States. Our industrial clients also benefit from Transwestern’s Delta

Associates research subsidiary.


deveLOPMenT serviCesTranswestern applies powerful local market knowledge and fee development expertise, along with premier leasing and property management capabilities, to maximize returns for clients while providing creative, cost-efficient solutions. We provide devel-opment services for investors, corporate build-to-suit clients and public/private ventures in the office, industrial, retail and healthcare sectors.

The firm is one of the nation’s most active developers, as ranked by industry publications Commercial Property News and National Real Estate Investor. Transwestern currently has a development pipeline under way, comprised of 33 projects together totaling more than 8.3 million square feet and with an aggregate value in excess of $1.0 billion.

representative servicesTranswestern assists clients with development projects and

building programs. In addition to a number of consulting and construction management assign-

ments, Transwestern has developed 50 projects totaling more than 10 million square feet in the last

five years. We offer our clients the following third-party development services:

• Pre-development studies, including feasibility analyses and market evaluations

• Site selection and land acquisition

• Design oversight and permitting, planning and zoning management

• Financial underwriting and sourcing equity and debt financing

• Bid package preparation and vendor selection

• Budgeting and reporting

• Value engineering

• Leasing and marketing

• Exit strategy services, including disposition, sale/leasebacks, and partnership structuring

Transwestern’s Competitive advantages• Regional coverage from in-house, locally-based development professionals

• Seamless coordination with leasing, sales, and tenant representation services

• Outstanding capital markets and tenant relationships

• In-house market research and marketing expertise


sUsTainabiLiTy serviCesSince Transwestern’s inception, we have believed in doing what is right. Whether it is helping our clients make the right decision for their real estate investment, determining the best move for a ten-ant, or ensuring our team members have productive and rewarding careers — doing the right thing is who we are.

As our company evolved, we expanded that concept and began doing the right thing for the environment. An environmentally healthy building not only provides an improved bottom line, but it is the right thing to do. This is a philosophy which is not only closely held by our sustainability services group, but by each and every Transwestern team member.

We are taking action to reduce our environmental footprint by edu-cating the industry and providing clients with sustainable energy ef-ficient solutions for their real estate. For nearly 15 years, our energy management practices have consistently reduced operating costs across the Transwestern managed portfolio by an average of 20%.

Commitment To energy starTranswestern proactively embraces the ENERgy STAR® benchmarking program as a way to reduce property operating costs and greenhouse gas emissions. Our integrated approach allows us to quickly evaluate build-ings and enables us to make continuous improvements in the energy performance of the properties we manage, regardless of age or class of the building. Transwestern has benchmarked more than 1,700 buildings, totaling 45 million square feet, and has an average ENERgy STAR portfolio rating of 82. We are a multiple-year ENERgy STAR award winner and were the first third-party real estate services firm to win both the Partner of the year and Sustained Excellence awards.

Partnering with The UsgbCThe LEED (Leadership in Energy and Environmental Design) green Building Rat-ing System™ is the nationally accepted benchmark for the design, construction and operation of high performance green buildings. Administered by the US green Building Council (USgBC), the LEED rating system measures performance in five key areas of human and environmental health: site planning, water management, energy, material use and indoor environmental quality. The LEED rating system also recognizes and rewards innovative design and process. Our LEED certification of existing client projects totals one-third of all current national certifications. These efforts have saved more than 12 million gallons of water and reduced CO2 emissions by 166 million pounds. To date, the firm has LEED certified more than 38 properties across the U.S., totaling 14 million square feet, and is leading certification projects in such countries as China, Saudi Arabia and Brazil.


researCh serviCesTranswestern fully realizes the critical need for accurate and

timely information in order to provide recommendations to our

clients that are based on market realities. As such, we have made

a company-wide commitment to systematically collect, organize,

and analyze market data and other pertinent information.

Proprietary databases combine our professionals’ personal

market knowledge with information provided by third-party,

subscription-based research gathered by firms such as CoStar,

REIS, Real Capital Analytics, Moody’s/Economy.com, Hoover’s,

and others. The result is that Transwestern is able to accurately

determine values, recognize trends, and make accurate predic-

tions of where the market is heading.

In Atlanta and the Southeast, we have a full-time market research

professional who compiles research data into a wide variety of

reports, white papers, and presentations. He is supported by the company’s research affiliate, Delta As-

sociates. Based in Washington, DC, Delta is recognized as one of the top national research firms and

provides Transwestern’s clients with key national and regional economic and demographic data as well

as custom research studies for all commercial property types including office, industrial, retail, apart-

ments, condominiums, hotels, and senior and student housing.

“real Time” approachBy systematically collecting, organizing, and analyzing market data from a “street-level” perspective

provided by Transwestern’s professionals and combining this information with constantly-updated

data from national and local research subscription-based data providers, we offer clients a real-time

snapshot of a property or market and the trends that can affect their bottom line. Our ability to truly

add value comes from presenting clients with a number of creative alternatives to their unique real

estate requirements, many of them hidden from cursory market research techniques.

research servicesWe offer both our owner and tenant clients the following research information:

• Current and future availabilities, both direct and sublease

• Comparison analyses of pricing, concession packages, property systems, amenities, and more

• Company finance and executive organization (Dun & Bradstreet, Hoover’s, etc.)

• Demographic and locational analyses (drive time, employee locations, etc.)

• Property ownership and tax record reporting

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