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Expect new construction activity during 2004, particularly in the Bullitt County submarket just south of the Louisville International Airport, home of the $1.1 billion UPS Worldport sorting hub. The cost and availability of land for industrial development property valuer estimator coupled with aggressive state incentives, have made Bullitt County the market of choice for major industrial developers like ProLogis.
Centre, Catellus and Patillo. Existing land positions will enable these developers to respond quickly to the strengthening demand forecasted for 2004, whether for build-to- suit opportunities or speculative product.
The strength of the industrial recovery remains a matter of debate both nationally and within the local community. Although durable goods orders are up and inventory levels are falling, job losses continue and more manufacturing operations are moving offshore. Increased consumer spending is likely to stimulate the warehouse-distribution sector, which has become the backbone of the Louisville industrial market. Let’s keep our fingers crossed that the election year promotes consumer confidence in the U.S. economy and that the industrial recovery now underway can be sustained.
The City of Louisville, in an effort to energize the Central Business District, has partnered with the Cordish Companies of Baltimore to create an urban entertainment center to be known as 4th Street Live!. The 300,000-square-foot center, anchored by Hard Rock Café, Borders Books and McFadden’s, will draw interest from the seven-county metropolitan area with a population of just over one million.
In the regional mall market, high-end department stores have had a difficult time in the Louisville market. The year just past saw the closing of Jacobson’s Department Store and the announced closing of Lord & Taylor. Jacobson’s has been replaced with Von Maur in the Oxmoor Mall, and there has been no announcement to date for the replacement of Lord & Taylor at the Mall St. Matthews. The two malls in southern Indiana, Green Tree and River Falls, are trying to capitalize on the new interchange developed at I-65, which has dramatically changed ingress and egress into their properties. Wal-Mart and Sam’s Club have already announced that they will locate on the east side of I-65, which until late 2003 had been underdeveloped land.
For the second consecutive quarter, demand for industrial space increased, posting positive absorption and stabilizing vacancies. A majority of the activity is taking place across the Mississippi River in Illinois in the 2,300- acre, Gateway Commerce Center. The giant warehouse/distribution park is prompting many companies, such as Proctor & Gamble, Dial Corporation, Unilever and Hershey Foods, to build large facilities here.
Our professionals of valuation solutions have a great knowledge big-box retailers continue to grow in St. Louis. Many developments are power centers anchored by large discounters such as Target and Wal-Mart. One of the largest retail developments in the area is St. Louis Mills, a 1.2-million-square- foot mall in Hazelwood. The mall has 18 anchors and more than 200 retailers, predominately discounters, illustrating the strength of discounters in today’s economy.
Kansas City is perhaps one of the more stable markets in the Great Plains region. A diverse economy and steady residential growth keeps the city on an even keel and shielded from any drastic changes in a given industry. Retail is developing in nearly every part of the metropolitan area. The largest of the recent projects is in Kansas City, Kansas, near the Kansas Speedway. Village West, a 400-acre development anchored by Nebraska Furniture Mart, Cabela’s Sporting Goods and Great Wolfe Lodge evolved into a retail destination. The Legends is the planned 1 million-square-foot shopping center component to Village West expected to kick-off construction in 2004.
The Kansas City office market did stumble somewhat in 2002, but the market proved its resiliency in 2003 by absorbing much of the space pushed on the market from corporate downsizing and restructuring. Vacancy peaked at 19.9 percent before declining to 18.2 percent. The office market is expected to continue improving over the course of the next two years as the economy strengthens and companies become more secure.