The World of Commercial Real Estate According to @BCCommercial

Sewer Expansion Impending for Oxford Area

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Fri, 09 Dec 2011 17:37:16 -0500

With long awaited expectancy, the PA Department of Environmental Protection has finally approved Oxford Area Sewer Authority's Act 537 Plan. This is a timely development, now that both the Shoppes of Lower Oxford and the WalMart SuperCenter construction is well underway. Commercial and Residential development has been at a standstill since around 2004. The expansion will be conducted in several phases. The first phase will include a 39.4 million gallon storage lagoon. Phase two will increase the capacity of the system to 770,000 gallons per day. The final phase will include a mechanical treatment plant, further increasing volume and capability. The USDA is providing the fund source for the loan for this project to the tune of $27 million. At the completion of this project, it is expected that the system will sustain growth for a twenty year period.

Beiler-Campbell Commercial's own Shoppes of Lower Oxford will be one of the beneficiaries of the expansion. The 12,000SF free-standing retail center is nearing completion. There is 3,900SF still available for lease in that building. Two pad sites will be developed in addition to this, creating an inviting neighborhood retail location with easy on easy off accessibility to the Route 1 corridor.

2012: BE the Gamechanger

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Fri, 18 Nov 2011 10:23:40 -0500

2011 is rapidly coming to a close as we prepare to open the book of history to be known as “2012” and embark on a new season of Commercial Real Estate. At this time of year we typically take personal inventory and make assessments in order to make improvements for the coming year, or at the very least resolve to do so.

The Commercial Real Estate world is so ever-changing because it is relational to so many various factors, a “dependency” we can do little about. I go back to something I heard repeatedly throughout my childhood, “Do something about what you CAN do something about”. Albeit grass-roots simplified, it holds tremendous truth in its essence. We can watch the market change day to day, track the wavering price per square foot, read the myriad of opinions regarding the state of “our union” (i.e. CRE) or….

You can dive deep into Lake U and perform an examination of strengths, weaknesses, business practices, communication protocol, leadership ability, character and purpose. Everything that we do in this business should provide value. If you are not taking ownership of your life in CRE, you will become just another complaining prodigy who broke the rose colored glasses that you entrusted for your motivation and enthusiasm. Discern you purpose. Set clear goals. Be precise and realistic. Plan each day and leave room for the incidentals. In this day and age, you have so many resources for up-to-the-minute information, market data and industry insight. It’s time to focus on what you bring personally that makes all those things coalesce into a successful Commercial Real Estate Services provider. The professional that is passionate about all things CRE will draw much more than those who choose only to expectorate data at their client in order to impress. Steadily improve your skills. Learn the new software. Be mobile (if you haven’t already). There are some tremendous CRE-related mobile apps for your tablet. Whether you are a broker/agent, retail broker, site-selection consultant, there is application that will improve your game. Learn a new language. Use Social Media to its full benefit to promote yourself.

Now the don’ts: Don’t sign up for everything. EVERYONE claims to be the Grand Poobah of whatever they do…that’s marketing at its best. Not every website or real estate service is going to have VALUE for you. You have to determine this for yourself. Research those companies, perform FREE demos when available, try before you buy. Poll your colleagues in this industry and find out what they find useful. Find out how many hits that website gets per month. Check their ratings. As a Commercial REALTOR you have become expert in due diligence. Practice it regarding your business. You can expend so much viable energy adding yourself to every directory and CRE or RE website out there with very little results. Let’s go back to the rule of thumb: What is the Value? What is the ROI? Then make your educated decision.

Finally, be the “GO-TO” guy or gal in your area. Dominate your market by becoming THE source for accurate information and advice and enjoy yourself while doing it. You may not be the biggest player on the field, but with agility and speed you can catch success at the goal line if you continuously determine to improve YOU. The crazy dance you do in the end zone…well that’s up to you my friend.

The Importance of Demographics in Real Estate

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Fri, 21 Oct 2011 16:21:04 -0400

How important are demographics in the scheme of REAL ESTATE? Huge my friend...huge. Demographic trends determine the destiny of real estate, the economy and even politics to some extent. They drive the machine.

As the first batch of "Baby Boomers" now reach age 65, the face of the US Population is changing rapidly. Also, primarily due to economic conditions, they remain part of the active workforce. In 2018, for at least a quarter of the US population, retirement will not be an option according to labor stats. Most of these folks already own homes, so the few that are looking to rent will focus on the bottom line more than options.

We 80's babies are working hard, living on a budget, trying to put our kids through college and making payments. We're exploring the world of refinancing and tax re-assessment, looking for ways to trim expense.

The "Millennials" are becoming the dominating powerhouses in the apartment rentals arena. Mortgage requirements stiffened like a well-starched collar in the last few years, making it more challenging for this group to "achieve the American dream" of home ownership. While the majority of this assemblage are not sitting in executive offices, they are highly influential as to where commercial real estate trends will traverse in the next ten years or so. They are the mavens and aficionados of technology and social media, and will most likely seek out positions within companies that have similar modus operandi...companies continuously being birthed from new inventive technology.

So, how do we reach this diverse assortment? How do you know what to market to whom? What marketing avenues are right for what genre? Well, you could drive yourself crazy as a REALTOR trying to "microtarget" the plethera of prospects. However, there are some general rules that will work, negotiating the diversified expanse.

Be the GO-TO person: What I mean by this is be the REALTOR that everyone knows and goes to for information because you know your stuff. You are well-aquainted with your service area and current market conditions.

You have the REP: You have built a reputation because you shoot straight from the hip with your clientele. You don't cave in when you know that it will never sell at that price. You are both knowledgable and realistic - a GREAT combination that brings success.

You know how to dance to more than one tune: Flexibility and adaptability in your methods of marketing your properties has always been key. Your versatility must be the constant....does that make sense? As the world spirals all different directions of growth and movement around you, you remain free to adjust where needed for a particular situation or circumstance.

Your ears still work: Remember when your mom and dad told you that listening was so important? Well, they're STILL correct about that. Listening to a client is probably the most important thing that you can do as a REALTOR. It shows that personal service is still on your essentials list. It puts them at a priority level in your eyes. Put down the phone, the i-pad, the laptop and take off the bluetooth and be attentive. It will make all of the difference.

Beiler-Campbell Commercial has been serving the business community of the Greater Delaware Valley community for over 35 years. We have well-established relationships locally, regionally and nationally in order to provide our clients with the best service possible. Locally managed, we care about the communities we serve. We have built a reputation for solid work ethic, attention to detail and top-notch service to our clients...every time...every transaction.

Kennett Square Properties - For Sale and/or For Lease

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Wed, 12 Oct 2011 15:42:35 -0400

The fall chill may be in the air, but Beiler-Campbell Commercial has some hot Kennett Square properties available immediately. Let's take a virtual stroll through Historic Kennett Square and see what all the buzz is about...

First Stop - Our Place - The Beiler-Cambpell Business Center II

We currently have 7,500 SF available in the 500 building and 15,000 SF available in the last remaining building in the center.

New Construction
Class A Office Space
Convenient to Philadelphia, Delaware, Lancaster County and Northern MD
High-Visibility Signage
High Traffic Count
Fit-Out Options Available
NNN Lease

Second Stop - 123 E State Street

1,693 SF of Retail Space available

Great Visibility
Display Windows
Great Walking Traffic
Public Parking in Rear

Third Stop - 210 Gale Lane

1,760 SF of Office Space Available and 1,240 SF of Flex Space Available

Ample Parking
Established Business Park
Private Entrance
Second Floor Space
6 Private Offices
Storage
Cat 5 Cabling
Modified Gross Lease

Fourth Stop - 548 Rosedale Road

21.3 Acres of R4 Zoned Land - allows for Higher Density Housing Development - Call Today for Details!!

Taxes/Yr: $9892/2010
Assessment: $349,310
Parcel ID#62-04-0216

Fifth Stop - 625 E Cypress Street

1,379 SF of Retail Space available for lease in existing Community Retail Center

Great Visibility
NNN Lease
Ample Parking
High-Traffic Center

Last Stop - 413 W Cypress Street

1,645 SF of Office Space available for lease in existing Multi-Use

Great Visibility
Ample Parking
ADA Compliant Access
Reception Area
Kitchenette
Conference Area
6 Private Offices

Call Beiler-Campbell Commercial regarding these exciting opportunities and more at (610) 444-7770.

9/11 Remembered

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Fri, 09 Sep 2011 12:49:25 -0400

In this day and age of minute to minute updates and changes, our "fast paced" lives are practically on "hyper-speed". I wanted to take a moment to remember lest we forget.

Ten years is a long time in light of events taking place, but the disaster and tragedy of 9/11 should always have a designated place in our memory banks, honoring the heroes, remembering those precious lives lost and keeping the meaning of the evil plot executed against our nation that day in the back of our minds, dare we grow pacifistic or become numb. Our country was formed upon a constitution which our forefathers wisely and carefully crafted which insures the basic freedoms that we enjoy everyday.

I am proud of our "One Nation Under God" and Sunday will prayerfully remember the families and the survivors that live with that vivid memory each day, those first responders: the firefighters, the emergency responders, the policemen, the every American that heroically assisted and/or sacrificed themselves for the sake of human life and our Armed Forces and their families who proudly serve our country and fight for our continued freedom each and every day. We honor you all this day and always.

Life Is Precious

Life is so precious
And each day a gift
So enjoy every minute
As it were you last to live

Cherish your loved ones
Hug them tight
Share with them your heart
And your time

Nothing is forever
And life goes so fast
Each minute that passes
Is one you can’t get back

When troubles arrive
And knock you off your feet
Stand up and smile
And remember life is too sweet

Every morning when you wake,
Decide right from the start,
That “Today will be a good day”
And let it all in with an open heart

Written by Laura Strickland

Office Space for Lease - Historic Commercial Building - Chester County

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Thu, 18 Aug 2011 15:53:04 -0400

The Former Chatham Hotel features many updates to its historic charm. Converted into Professional Office Space, the two floors feature private entrances for each level, allowing divisibility to 2,088 SF. 15-20 Car Parking Lot on-site. This is a charming office space with great visibility for your business.

4176SF Total
Traffic Count: 20-29K AADT (Courtesy of PASDA 2011)
All Utilities on site
Highway Exposure
Employee/Client Parking
Wood Floors
Incandescent Lighting
NNN Lease
3% Escalator
1.9 Acre Site
Historic Surroundings - Age: 231
$12.01/SF/YR

Call Bill Camp regarding this opportunity and to schedule a tour at (610) 444-7770.

The Big Box Effect

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Tue, 09 Aug 2011 09:23:05 -0400

Patience is a virtue they always say. In this scenario, patience had escaped us and most of the community was in disbelief and had conceded that the ever promised Super Walmart Shopping Center would never become a reality. For all of the doubting Thomas types, seeing is believing.

The Wolfson Verrichia Group (developer of Main Street at Exton) has executed the site work and the in-line and free standing buildings have begun to take shape. In addition to the Super Walmart, the following retailers will be joining the party:

Sleepy's
Frankford Cleaners
Panda Buffet
Bravo Pizza
Gamestop
Snap Fitness
Fulton Bank
Verizon
Citadel Federal Credit Union
McDonald's
AutoZone

Originally it was WVG's intention to place a Lowe's in the 175,000 SF Phase II portion, however Lowe's will not be coming to this location, so that space will become multiple in-line shops. The WalMart SuperCenter is scheduled to be open in the spring of 2012, a 24/7 operation.

With this development, various improvements to the existing route 10 are expected, as the center will require acceleration and deceleration lanes, etc.

What will the impact be for Southern Chester County? Primarily, it will add $500K per year into the Oxford School District's budget via taxes. Of course, new jobs will be created. But what kind of impact will this have on the Commercial/Retail real estate industry in this area of Chester County?

Here are some possibilities to ponder:

With the addition of a "big box" store of any kind, the impact on small business can be detrimental and the local community will have to determine to "bolster" and support those mom and pop shops that have served them well for years.
Also, when the "big box" comes in, gets established there is increasing possibility for other National Retailers taking vested interest in the area
The Draw: On average people will drive 20-25 minutes to do their regular shopping - new clientele for the Oxford Area, feeding other businesses in that location
Possibility of increased interest by business owners seeking new office/industrial/flex space in new growth area
Relocations and new buyers to this region of the residential real estate market due to new offerings in the area making it more appealing to call this area home

It's an exciting time to be in the Southern Chester County area and watch as the local economy gets a boost from national retail presence. Being a Commercial Brokerage we are in anticipation of the "next wave" of activity on the horizon.

Commercial Multi-Use/Multi-Unit for Sale

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Wed, 03 Aug 2011 10:35:30 -0400

Significant potential here:

This commercial property would be suited for an owner/user wanted residual rental income or for an investor intending to lease. The first floor is a spacious commercial professional office with conference room area and private offices. The second floor is a spacious residential apartment with separate entryway. Ample parking is available on-site for all tenants. Outbuilding/garage is included.

Property features include:

Traffic Counts: 19,083 AADT courtesy of PASDA 2011

Located on Pennsylvania Avenue (PA 41) - Great visibility

Outdoor Signage

ADA compliant accessibility to 1st floor office

Available immediately

Public Water/Sewer

Taxes: $10967/2011

Building 10,252 SF Total

0.28 Acres

Click Here for Photo Gallery and More Information

Listing Agents:

Bill Camp

(610) 357-0681

Andy Crawford

(610) 299-0500

Looking for Highway Commercial Land in Chester County?

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Tue, 19 Jul 2011 11:37:51 -0400

13 Acres of prime commercial land await a savvy buyer at the intersection of the US 1 Southbound Ramp to PA Route 10. The entrance to the property is just north of the the off-ramp. Signage will be a great ROI because of the high-traffic counts along our US 1 corridor. The property is zoned C2, allowing a multitude of uses. Two parcels are available:

Parcel #56-4-25-1B is 4.8 Acres

Parcel #56-03-0074 is 8.2 Acres

Contact Bill Mullin at (610) 656-4679 to discuss this exciting commercial opportunity.Visit our website for more details HERE

New Commercial/Office Listing in Chester County - FOR SALE

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Wed, 13 Jul 2011 15:36:27 -0400

Are you looking to start your business in one of the fastest growing areas of Southern Chester County? This Commercial Office Building possesses so much value to your business with: On-Site Parking for employees, Kitchen facilities on-site, Large open-area with high-ceiling conducive for large conference room, "open-air" type office setting, or cubicle-design layout. Additional private office spaces. This space would also serve well as a pre-school setting. Rear of property can be landscaped as a courtyard. Portico to main entrance convenient for entertaining clients/valet parking services. Former uses include a daycare facility and a church. Frontage/Accessibility on front and rear of property.

For additional information and to view the detailed full-color property brochure, please click HERE

Beiler-Campbell Commercial Realty

Andrew P. Crawford, REALTOR

The main objective of BEILER-CAMPBELL COMMERCIAL REALTY has remained the same for over 34 years of successful business; to serve the Commercial Real Estate needs of our clientele in all areas of Southeastern PA, Delaware, South Jersey and Northern Maryland. Our Corporate Office is located in Chester County, PA. Our team of experienced Commercial Agents has extensive knowledge of our Local Commercial Real Estate Market. Some of our Services Include:

· Sales

· Purchasing

· Leasing

· Property Analysis / Market Research

· Portfolio Analysis and Management

· Bank Owned Properties (REO)

· Contract Negotiations

· Tenant and Landlord Representation

So Business is Picking Up?

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Wed, 29 Jun 2011 09:59:09 -0400

So just when you saw things picking up for your Real Estate business...

NAR is urging members to contact Congress to make the current FHA mortgage loan limits permanent, as they are about to expire this fall. (September 2011). If all goes as planned, this will reduce limited in 619 counties, 41 states and the DC area. There is a pressing concern that this only assists higher cost areas.

Some wonder and some worry that this will affect housing demand and cause a spiraling downturn in pricing in the next few years.

This is not the news we wanted to hear after the patient (the real estate industry as a whole) has been on proverbial life support through Government stimulus efforts and various "creative" solutions.

The "Call for Action" Center has been established for National Association of Realtors Members to act now regarding this important issue. Click Here to urge your Senators and your Representative to make the current limits for FHA and conventional loans fixed.

The Call for Action Center

(courtesy of National Association of Realtors)

Brought to you by Beiler-Campbell Commercial Realty - A Full-Service Commercial Real Estate Brokerage serving SoutheasternPA, Delaware, Northern MD and South Jersey for over 35 years. It is our privilege to serve you. Call us today at (610) 444-7770 or visit our website here: Beiler-Campbell Commercial Realty

Change is Coming

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Fri, 27 May 2011 11:26:48 -0400

I love living in Southern Chester County. I love the open spaces, the farms and the deep-rooted history and arts community. Some of the Chester County regions heading south on US 1 have been a little hesitant regarding development and commercial/retail growth. However, things are changing. The new WalMart SuperCenter is currently under site construction and is said to open its doors in the vicinity of 1st quarter 2012.

Beiler-Campbell Commercial is embarking on a Retail Development venture North of that location in Jennersville (West Grove). Jennersville is a thriving community within the Avon Grove School District. Lincoln University is just 3.4 miles away from the proposed Jennersville Town Square.

The retail center will include a total of 283,000 sf of available retail space. The Preliminary Plot Plan features 157,800 sf of major retail space, 90,000 sf of retail, and 6 pad sites build-to-suit. There will be 60% impervious coverage and the parking ratio is 4/1000.

This is a great Red-Light Location with Highway-Visibility from US 1 and PA 796. The traffic counts north and south combined at this junction are over 25,000+ AADT.

Commercial Real Estate's "Spicy New Blend"

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Mon, 16 May 2011 10:56:14 -0400

Variety is the "spice of life". If that is truly the case, there is a spicy new blend cooking up in the kitchens of Commercial Real Estate. Traditionally, real estate was all about handshake and warm chatter, developing relationships with friends, neighbors, the obvious relatives who you didn't use to speak to and colleagues, although that one is sometimes treacherous at best.

While there is still need for that handshaking and one-on-one networking, a new breed of Commercial Real Estate agents are emerging with a different picture of "networking". Our wonderful techy friends at what I will call "Big Boy/Big Girl Toy Manufacturers" are continuously launching everything from bigger, smaller, better, faster and now they are customizing them for the real estate industry. Not only can my clients connect with me electronically in real time, but I can update them on the status of their property transactions, paperwork, etc. via mobile transmission.

We Tweet, we Digg, we Friend, we Ping, we Post, we IM, we DM...the list goes on. My biggest concern as a member of this poignant brew is that we do not lose sight of the fact that we are people serving other people. The same technology that keeps us connected and everyone "in the loop" is a double-edged sword that can serve as an impersonal vice in our business.

It all goes back to the saying your mama told you when you were little, "To have a friend you must be a friend". If I want someone to trust me, to have loyalty towards me, some of the wares that I bring to the client's table must be:

Engage - Take a personal interest in my client. Get inside their head and find out what they want. The biggest insult is offering your client things they have no interest in due to the fact that you can't afford to get off your Twitter account long enough to find out who they really are. Do you know what their favorite wine is? Do you know where they like to eat? Do you know what their company's "style" is?
Time - Closely related to "Engage", time is so important. It is also a balancing act because you do have a life beyond real estate, so planning, organization and management are key.
Communication - but let me be more specific. If you performed your due diligence on #1, then you know what TYPE of communication your client prefers. Your client may care less that you have a new DROID that you can't wait to break in. On the other side, they could have a crazier, busier life than you do (yes, it is possible) and not have time to do lunch with you once a week. It's not about your preference...get out from behind the wheel my friend - the customer is driving this vehicle.
Effort - I'm utilizing this word because it encompasses all of the services that are due to my client to best serve them including due diligence on market research, property analysis, investment analysis, marketing, networking and even beating a bush or two to make sure that they are able to sell or lease their property at the best possible price point or find the commercial property that fits their vision like great new pair of blades.

All in all, technology is great. I am the techy girl at the office. I get excited about new apps which provide me with new abilities. I just need to keep my wits about me and remember that nothing replaces facetime with a customer and new technology is just another "extension of my business arm" to reach out further and faster to achieve my goals.

CoStar Group Buys LoopNet

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Tue, 03 May 2011 10:22:36 -0400

According to Bloomberg Businessweek and The Associated Press, the CoStar Group Inc has agreed to buyout its rival company, LoopNet by the end of 2011.

This deal is said to be worth around $860 million.

LoopNet has been a standard for Commercial Real Estate Professionals for the following services:

Commercial Real Estate Listing Service

Market Analytics

Sales Comps

Commercial Real Estate News

Auction and Distressed Properties

Search Businesses for Sale

Property Research

LoopNet has a free-service option as well as a paid Premium Member option. In order to access certain features such as Premium Listings and Recent Sales, you need to be a paid subscriber.

CoStar has been a standard for Commercial Real Estate Professionals for all of the above listed services, as well as leasing comps, etc.

They expect to experience cross-selling opportunities amongst the two organization's customer bases.

Both LoopNet and CoStar are showing favorably in the stock market at the present time, posting their highest growth percentages since 2007. It is CoStar's expectation to reduce costs by around $20 million by 2013. Ninety-four percent of their revenue is attributed to subscription earnings.

What does this mean for LoopNet and CoStar current subscribers? The details of the transition and its execution remain to be seen. However, the marriage of these two powerhouses of Commercial Real Estate data should prove to be very beneficial to those of us operating in this struggling arena. One "all-encompassing" source of Commercial Real Estate information is very beneficial to any brokerage looking to improve efficiency and reduce in-direct costs. From personal experience, the time you spend researching a property, all of its comparables and the submarket it is seated in can be tedious at times. Bringing the majority of this information under "one roof" seems to make good sense to me. What do you think?

New Retail Storefronts Available - New Construction

Beth Anne Grib (Beiler-Campbell Commercial Realtors) — Fri, 15 Apr 2011 16:05:16 -0400

Discover an emerging growth area as other retail business owners have in the borough of Parkesburg! This is NEW CONSTRUCTION with a potential clientele of 72 Age-Qualified Living Apartments on 2nd, 3rd and 4th Floors. There is a proposed 290 Unit Townhome Community 2.4 mi North, a New Retail Center Proposed 2.3 mi North and “Parkesburg Knoll” New Construction - Over 80 New Homes 0.9 mi (just blocks away. Great for retail sales or service-related business. Four Retail Suites available - all storefront - great visibility. Negotiable lease terms and fit out options. 2,975 SF total available immediately, divisible to 640 SF.