Well-located 16.81-acre waterfront industrial land-lease situated in one of Seattle’s highly sought-after close-in Seattle Industrial market
Kidder Mathews has been retained by King County to exclusively market the Harbor Bond Portfolio for a long-term land lease.
The Harbor Bond Portfolio is strategically located in the close-in submarket of South Seattle at the intersection of East Marginal Way S and S Lucille St, offering immediate access to Interstate 5 to and Highway 99 to the east. This property consists of three parcels totaling 16.81 acres of industrial land with immediate access to Seattle’s urban core.
The South Seattle market is one of the most dynamic submarkets in the Western United States with a current vacancy rate of only 3%. With positive absorption across the region of industrial space of over 1.4 million SF the market shows no signs of slowing. Further, as the local job market continues to boom and Seattle keeps its #1 spot in the country for fastest large-growing city, this site is ideal to take advantage of the shrinking last mile options available for its fast expanding local populace.
The ownership will set a deadline for a definitive bid date; however, reserves the right to accept an offer prior to such date.
Last mile refers to the final step of the delivery process from a distribution center to the end consumer. With an exponential increase in e-commerce demand, last mile locations are critical concerns in the supply chain. The Harbor Bond Portfolio is located just 4.1 miles from the Seattle CBD, which is half of the average last mile distance in Seattle (at 7.7 miles). Last mile logistics is significant by allowing businesses to ship more products to consumers quicker and cost-effectively, both main focuses of the supply chain. Consumers are increasingly wanting expedited shipping and are willing to pay a premium for better delivery services (i.e. same-day delivery) offering shorter delivery times.
|LOT 1||LOT 2||LOT 3|
|Property Address||5801 E Marginal Way S, Seattle, WA 98134|
|Zoning||IG1 U/85||IG1 U/85||IG1 U/85|
|TOTAL LAND||732,243.6 / 16.81*
*Site size is estimated per King County Parcel Records and to be verified by tenant prior to lease execution
|Utilities Available||Water, sewer, electricity, natural gas, telephone service|
|Rail Access||3 spurs servicing the property|
The Harbor Bond Portfolio is positioned on the northern end of the Georgetown neighborhood adjacent to SoDo. Once known as the manufacturing hub, Georgetown has transitioned to the premiere last mile logistics hub. Bounded on the north by the mainlines of BNSF and Union Pacific Railroad, and the South King County International Airport and Boeing Field, one of the nation’s busiest non-hub airports located on the southeast part of the neighborhood.
|Downtown Seattle via WA-99||4 miles||15 minutes|
|Port of Seattle via West Marginal Way SW||4.6 miles||12 minutes|
|Boeing Field||2.2 miles||8 minutes|
|I-5 South||2 miles||7 minutes|
|Seatac via SR-599 South||9.4 miles||15 minutes|
|Port of Tacoma via SR-599 / I-5||29.5 miles||35 minutes|
|I-5 North||2.6 miles||8 minutes|
The Puget Sound region’s industrial market 4th quarter results continues to be positive. Fourth quarter experienced over 2.6 million SF of signed leases, with majority moving into the new spaces over the next couple of months therefore placing vacancy constant in the three to four percent range. Notably, 2.05 million SF was delivered and 20.6 million SF is in the pipeline. Construction activity also remains strong with 36 buildings underway totaling over 5.5 million SF. The region’s employment base also remains optimistic with job growth at 3.4%, delivering 71,500 jobs. A large sector of the industrial market, manufacturing, has historically shown declines in employment, however, was actually positive adding 5,300 jobs over the past 12 months. Additionally, local economists have revised its job growth forecast for 2019 from 1.2% to 1.9%. Boeing, a key employer within the industrial market, is planning to boost monthly production of the 737 and 787 jets in 2019 and 767 in 2020, and have therefore been rehiring to accommodate these production targets. Another major employer, Microsoft, moved forward with its Redmond campus expansion by adding 18 new buildings by 2022 as well as spending $170 million in upgrades to existing buildings. This will result in adding potentially north of 8,000 additional workers. Sales activity continued to be strong over the past three months. Year-to-date, there have been nearly $2.1 billion in sales with an average cap rate of 6.07%. The three most significant sales to close in the fourth quarter include RREEF’s acquisition of Safeway’s Distribution properties in Auburn for $144.5 million ($112/SF) from Albertsons Companies. The second sale is the $111 million ($503/SF) acquisition by Duke Realty Corporation of Des Moines Creek Business Park Phase II (Buildings A & B) from Panattoni. The third major sale is the $98.5 million ($205/SF) sale of Prologis Park SeaTac to LBA Realty, which involved six warehouse/distribution buildings.
South Seattle industrial market, often referred to as Close-In Seattle, comprises of 35 million square feet with 4Q18 vacancy of 3%. The market size has been reduced by the redevelopment of industrial sites stadiums and retail projects, predominantly car dealerships. Since 2014 investors and developers have been actively acquiring existing industrial buildings and land for redevelopment to meet user demand for last mile distribution facilities. Due to scarcity of land and available buildings, shell lease rates have continually soared from $0.58 per square foot in 2014/2015 to $1.30 per square foot in YE2018 (Home Depot’s 97,000 SF lease at Prologis’ Georgetown Crossroads) representing a 124% increase in lease rates. Although developers are not quoting rates, staying fluid to respond to rising rents, current development suggests shell rates are ranging from $1.20 to $1.30 per square foot per month, NNN. Users, who previously occupied space in Seattle and wanted to remain in Seattle, have been forced to outlying markets due to non-existing building inventory to lease. Users include Outdoor Research, Bartells Drugs and K2.Land values have risen dramatically since 2014, where the previous highwater mark was $30.00 per square foot (CenterPoint acquisition at 8801 East Marginal Way South), land prices increased to $40.00 in 2015 with the Prologis acquisition of 13.69 acres (Georgetown Crossing) to $50.00 per square foot in 2016 with the Prologis acquisition of the 63-acre former SuperValue site to the recent Avenue 55 acquisition of the former Compton Lumber site at $92.00 per square foot and Ryan Companies acquisition of the former PSF Industries Site for $101.68/sf. Both Avenue 55’s and Ryan Companies purchase will be redeveloped as multi-story industrial buildings.
Building values have soared as well from $90 to $115 per square foot 5 years ago to $180 to $250 per square foot depending upon size and amenities. Terreno Realty recently acquired the 49,802 square foot, former Total Reclaim Building for $252.15 per square foot. This property has 69% site coverage and is a 24’ clear height building.
Albeit different product type than the proposed Seattle Oxbow, targeting users a single user, it is reflective of every-growing confidence in the South Seattle market.
Comparative competitive sets, lease and sale comparables and a development pipeline support the increasing values and demand for institutional quality development. Anticipated, consistent robust rent growth is likely, with low vacancy and positive absorption.