Real estate development: principles and process
Gespeichert in:
| Hauptverfasser: | , , |
|---|---|
| Format: | Buch |
| Sprache: | English |
| Veröffentlicht: |
Washington
Urban Land Institute
[2015]
|
| Ausgabe: | Fifth edition |
| Schlagworte: | |
| Online-Zugang: | Inhaltsverzeichnis |
| Beschreibung: | xx, 390 Seiten Illustrationen |
| ISBN: | 9780874203431 |
Internformat
MARC
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| 100 | 1 | |a Miles, Mike E. |e Verfasser |0 (DE-588)170482324 |4 aut | |
| 245 | 1 | 0 | |a Real estate development |b principles and process |c Mike E. Miles, Laurence M. Netherton, Adrienne Schmitz |
| 250 | |a Fifth edition | ||
| 264 | 1 | |a Washington |b Urban Land Institute |c [2015] | |
| 300 | |a xx, 390 Seiten |b Illustrationen | ||
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| 700 | 1 | |a Schmitz, Adrienne |e Verfasser |4 aut | |
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Datensatz im Suchindex
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| adam_text | Contents
PART 1. INTRODUCTION 1
Chapter 1: Introduction to the Real Estate Development Process......................................3
Defining Real Estate Development............................................................. 3
The Eight-Stage Model of Real Estate Development.............................................4
Characterizing Developers....................................................................6
Reputation of the Industry...................................................................8
The Development Team.........................................................................9
The Public Sector: Always a Partner.........................................................10
Market and Feasibility Studies..............................................................10
Design: Never an Afterthought ...............................................................10
Evolutionary Changes in the Development Process. 11
Availability of Data.....................................................................11
Technology and Social Media..............................................................12
Sustainability...........................................................................12
A Much Longer Venture Capital Period.....................................................13
Feasibility from Another Perspective.....................................................13
Wall Street (and Related Avenues)......................................................... 13
Increased Pressure on the Public Sector..................................................13
Summary.....................................................................................14
Terms............................. .,. .....................................................14
Review Questions............................................................................14
ix
CONTENTS
Chapter 2: The Raw Material: Land and Demographics
in the United States.................................................................................15
Population Growth..............................................................................15
National Demographic Trends.................................................................16
Finding Demographic Data....................................................................21
Employment Growth and Economic Cycles..........................................................21
Regional and Metropolitan Shifts............................................................22
Finding Employment Data.....................................................................25
Land Supply....................................................................................25
Who Owns the Land? How Is It Used?..........................................................26
Foreign Ownership of Real Estate in the United States.......................................27
Real Estate, Gross Domestic Product, Wealth, and Employment....................................21
Summary........................................................................................21
Terms..........................................................................................28
Review Questions...............................................................................28
Notes..........................................................................................28
Chapter 3: Developers and Their Partners.............................................................29
The Major Players..............................................................................29
Private Sector Developers.................................................................. 30
Public/Private Partnerships.................................................................32
Architects..................................................................................32
Engineers ..................................................................................33
Landscape Architects........................................................................34
Land Planners...............................................................................35
Urban Designers.............................................................................36
Building Contractors........................................................................37
Site Development and Grading Contractors ...................................................37
Environmental Consultants...................................................................38
Traffic and Transportation Consultants......................................................38
Biology Consultants.........................................................................39
Geotechnical and Soils Consultants..........................................................39
Hazardous Substance Consultants.............................................................39
Air Quality Consultants.....................................................................39
Greenhouse Gas Consultants..................................................................39
Noise Consultants...........................................................................39
Market Research Analysts....................................................................39
Lenders.....................................................................................40
Joint Venture Partners..................................................................... 40
Appraisers..................................................................................40
Public Finance Consultants..................................................................40
Attorneys ..................................................................................40
Accountants.................................................................................41
Leasing Agents and Sales Brokers............................................................41
Marketing and Public Relations Consultants..................................................41
X
CONTENTS
Property Managers..................................................................... 41
Regulators............................................................................ 42
End Users............................................................................. 42
Property Types............................................................. .43
Residential .............. ............................................ 43
Retail ................................................................ .43
Office................................................................. .44
Industrial............................................................. 44
Hotel and Resort.......... ............................................ 44
Mixed Use.............................................................. .44
Summary.................................................................... 44
Terms...................................................................... .44
Review Questions.............. ............................................ .45
PART 2: THE HISTORY OF REAL ESTATE DEVELOPMENT
IN THE UNITED STATES 47
Chapter 4: The Colonial Period to the Late 1800s................................ 49
Real Estate as an American Tradition....................................................... .49
Early Land Transactions................................................................ .50
Fee Simple Real Estate Transactions...................................................50
Developing the District of Columbia................................................. .51
Ground Leases ....................................................................... 52
The Holland Land Company............................................................. 53
John Jacob Astor.................................................................... .54
Capital Improvement Projects ........................................................ 54
Land Subdivision and the Growth of Cities ................................................. .55
The Growth of Inner-City Slums.......................................................... 56
Company Towns, Utopian Communities, and Garden Cities.................................. .57
Transportation Advances and the Rise of Suburban Development...........................58
Llewellyn Park, New Jersey, and Riverside, Illinois................................. .58
Samuel E. Gross..................................................................... .60
The Role of Railroads in Real Estate Development............................................ 61
The Effect of Railroads on Industrial Development...................................... .63
Railroad Barons as Real Estate Developers .............................................. 63
Flagler and the Growth of Southern Florida ............................. 63
Huntington, the Southern Pacific, and Southern California’s First Boom ............. .65
Summary.................................................................................... .66
Terms.................................................................................... .66
Review Questions............................................................................ 66
Notes...................................................................................... ,66
Chapter 5: The Late 1800s to World War II ....................................................... 67
Civic Leadership, Reform, and the Public Sector............................................. 67
Centralization.............................................................................. 69
XI
CONTENTS
Central Business Districts and Commercial Development.......................................69
The Growth of the Skyscraper................................................................70
Downtown Hotels and Department Stores.......................................................72
Office Building in the Roaring Twenties.....................................................74
Rockefeller Center: Mixed-Use Innovation....................................................76
Urban Apartment Buildings...................................................................76
Decentralization................................................................................77
The Streetcar Suburbs.......................................................................78
The Emergence of the Garden City............................................................79
Examples of Early Planned Communities.......................................................79
Radburn..................................................................................80
Shaker Heights...........................................................................80
The Evolution of Real Estate Finance............................................................81
The Great Depression and World War II...........................................................83
Bailing Out the Financial Institutions......................................................85
The Federal Housing Administration..........................................................86
Housing after the Great Depression..............................................................88
The Professionalization of Real Estate Development..............................................90
Summary.........................................................................................91
Terms...........................................................................................91
Review Questions................................................................................91
Notes......................................................................................... 92
Chapter 6: The Modern Era: World War II to the Present...............................................93
Suburbanization and the Postwar Boom............................................................94
Production..................................................................................94
Transportation: The Expansion of Interstate Highways and the Growth of the Suburbs..........95
Financing...................................................................................96
Employment: The Growth of Suburban Office and Industrial Parks..............................97
The Growth of Suburban Shopping Centers.....................................................97
The Growth of the Lodging Sector............................................................99
The Urban Crisis: Race, Housing, and Neighborhoods .............................................101
Urban Renewal..............................................................................101
The Federal Government’s Response to the Urban Crisis......................................104
Development Movements in Inner-City Neighborhoods..........................................105
Downtown Revivals..............................................................................107
The Evolution of Planned Communities...........................................................110
Edge Cities....................................................................................113
The Cyclical Nature of Real Estate.............................................................114
Boom and Bust..............................................................................114
The Great Recession........................................................................116
Planning Movements............................................................................ 117
Public Interests...........................................................................117
Smart Growth...............................................................................118
Summary........................................................................................119
XII
CONTENTS
Terms........................................................................................119
Review Questions.............................................................................119
Notes........................................................................................119
PART 3: THE PUBLIC INTEREST
121
Chapter 7: The Role of the Regulatory Sector............................
The Allocation of Power...........................................
Property Rights and Entitlements..................................
Local and State-Mandated Regulation...............................
General (Comprehensive) Plans..................................
Specific Plans and Planned Unit Developments...................
Conditions of Approval.........................................
Zoning.........................................................
Subdivision Maps...............................................
Infrastructure.................................................
Exactions......................................................
State Environmental Regulation.................................
Other State and Local Agencies.................................
Councils of Governments....................................
Special Taxing Districts...................................
Coastal and Special Focused Commissions....................
Other Site-Specific Development Control Mechanisms.............
Development Agreements.....................................
Transferable Development Rights............................
Form-Based Zoning..........................................
Transect Zoning............................................
Growth Boundaries..........................................
Ballot Box Planning........................................
Federal Regulation................................................
The Clean Water Act............................................
The Endangered Species Act.....................................
The Clean Air Act..............................................
The Superfund Act..............................................
Asbestos.......................................................
Americans with Disabilities Act................................
Packaging the Entitlements........................................
The Process....................................................
The Risk Profile...............................................
Dependence on Others and Management of the Entitlement Process
The Importance of Negotiation.....................................
Summary...........................................................
Terms.............................................................
Review Questions..................................................
Notes.............................................................
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xiii
CONTENTS
Chapter 8: Decision Makers and Stakeholders............................................................147
Managing Change...................................................................................148
The Nature of Change...........................................................................148
Discretionary Approvals...................................................................... 148
Accommodating Stakeholders................................................................... 149
The Participants..................................................................................149
The Developer’s Team...........................................................................149
Public Outreach and Public Affairs Professionals...........................................150
The Land Use Attorney......................................................................150
The Public Sector’s Team.......................................................................151
The Board..................................................................................151
The Planning Commission and Other Commissions..............................................151
The Planning Staff.........................................................................151
Stakeholders...................................................................................151
Individual Stakeholders....................................................................151
Ad Hoc Groups..............................................................................152
Formal and Semiformal Groups...............................................................152
Issue-Based Groups.........................................................................152
Supporters ................................................................................152
Public Outreach...................................................................................153
Information Gathering .........................................................................153
Charrettes.....................................................................................154
Disseminating Information......................................................................154
Building Support...............................................................................154
The Public Hearing.............................................................................155
The Intersection of Planning Theory and Entitlements..............................................158
Advocacy Planning .............................................................................158
Public/Private Partnerships.......................................................................158
Private versus Public Sector Resources.........................................................160
Organizations and the Public/Private Process...................................................161
Principles of Public/Private Partnerships......................................................162
The Objectives of Public/Private Development...................................................163
Formation of Public/Private Partnerships.......................................................164
Strategic Decisions in the Implementation of Public/Private Projects...........................164
Selecting a Developer......................................................................164
Terms of the Deal..........................................................................165
Negotiating the Deal.......................................................................166
Practical Problems and Policy Issues..............................................................167
Sports Facilities.................................................................................168
Summary...........................................................................................170
Terms.....................................,.......................................................171
Review Questions..................................................................................171
Notes.............................................................................................171
xiv
CONTENTS
PART 4: IDEAS 173
Chapter 9: Stage One of the Development Process: Idea Inception.............................175
Motivations Behind Ideas...............................................................176
The Back-of-the-Envelope Pro Forma.....................................................178
Idea Inception in the Corporate Context................................................181
Techniques for Generating Ideas........................................................182
Risk Control during Stage One of the Real Estate Development Process...................184
Summary................................................................................186
Terms..................................................................................186
Review Questions.......................................................................186
Notes..................................................................................186
PART 5: FINANCING THE PROJECT 187
Chapter 10: Real Estate Finance: Background ......................................189
The Big Picture........................................................................189
The Relationship between the Space Market and the Capital Markets......................190
Expected Rate of Return: A Fundamental Underpinning of Capital Markets.................191
Inflation and Time..................................................................191
Risk Premium...........................................................................192
Capital Market Segments................................................................193
Private Sources of Real Estate Debt.................................................193
Public Sources of Real Estate Debt..................................................193
Private Sources of Equity...........................................................195
Public Sources of Equity............................................................196
Real Estate Cycles.....................................................................197
The Real Estate Finance Process........................................................197
Financing Predevelopment Activities.................................................198
Land Acquisition Financing..........................................................198
Landowner Financing .............................................................198
Ground Lease.....................................................................199
Construction Financing..............................................................199
Permanent Financing.................................................................200
Interim and Mezzanine Financing.....................................................203
Regulatory Changes Resulting from the Great Recession..................................203
Summary................................................................................203
Terms..................................................................................204
Review Questions.......................................................................204
Notes..................................................................................204
Chapter 11: Real Estate Finance: The Basic Tools..............................205
The Components of Net Operating Income.................................................206
Potential Gross Income.............................................................. 206
Vacancy, Collection Loss, and Rent Concessions......................................208
XV
CONTENTS
Miscellaneous Income..........................................................................208
Operating Expenses............................................................................208
Calculating Net Operating Income..............................................................209
Property Cash Flow...............................................................................209
Estimating Value Using Cap Rates.................................................................211
Direct Capitalization ........................................................................211
Discounted Cash Flow and Internal Rate of Return..............................................211
Capital Structure................................................................................215
Loan Underwriting Process.....................................................................216
Lender’s Calculations.........................................................................218
Debt Service Coverage Ratio...............................................................219
Loan-to-Value Ratio.......................................................................219
Benefits and Costs of Using Debt Financing....................................................220
Adding Income Tax Considerations..............................................................220
Industry Tools for Project Underwriting..........................................................221
Summary..........................................................................................221
Terms............................................................................................221
Review Questions.................................................................................222
PART 6: PROVING THE CONCEPT 223
Chapter 12: Stage Two: Idea Refinement.................................................................225
Objectives of Stage Two..........................................................................226
Creating a Plan...............................................................................226
Controlling the Site..........................................................................227
A More Detailed Scan of the Environment: Governments and Competitors.............................221
Urban Growth Models..............................................................................229
Choosing the Site................................................................................230
Types of Buyers...............................................................................231
Types of Sellers..............................................................................231
The Deal......................................................................................231
Information Sources...........................................................................234
The Site’s Physical Characteristics...........................................................234
Usable Area...............................................................................234
Geology...................................................................................235
Hazardous Materials.......................................................................235
Cultural Resources........................................................................235
Infrastructure............................................................................236
The Site’s Development Rights.................................................................237
Initial Feasibility..............................................................................239
Negotiating for the Site.........................................................................239
Stage Two Participants.......................................................................... 240
Contractors...................................................................................240
End Users.....................................................................................240
Property Managers.............................................................................241
XVI
CONTENTS
Investors..................................................................................242
The Public.................................................................................242
Segmenting the Market and Differentiating the Product.........................................242
Financial Feasibility.........................................................................243
Risk Control during Stage Two.................................................................244
Summary.......................................................................................245
Terms.........................................................................................245
Review Questions..............................................................................245
Notes.........................................................................................245
Chapter 13: Stage Three: The Feasibility Study......................................................247
The Definition of Feasibility.................................................................248
Initiating the Feasibility Study..............................................................248
Components of the Feasibility Study...........................................................251
The Market Study...........................................................................251
Preliminary Drawings.......................................................................253
Construction and Total Cost Estimates......................................................254
The Value Statement and Formal Estimate of Feasibility ....................................256
The Enterprise Concept.....................................................................258
Bringing It All Together...................................................................258
Investors and Lenders.........................................................................259
Investors..................................................................................259
Lenders....................................................................................260
Entitlements and Other Government Considerations..............................................261
Feasibility: The Project and the Participants .................................................261
Risk Control Techniques during Stage Three....................................................261
Summary.......................................................................................263
Terms.........................................................................................263
Review Questions..............................................................................263
Notes.........................................................................................263
PART 7: MAKING IT HAPPEN 265
Chapter 14: Stages Four and Five: Contract Negotiation
and Formal Commitment...............................................................................267
Stage Four: Contract Negotiation..............................................................268
Decisions about Financing.....................................................................268
Finding a Permanent Lender and Securing a Loan Commitment..................................270
Finding a Construction Lender and Securing a Loan Commitment ...............................271
Using Mezzanine Financing to Complete the Financing Package................................272
Entitlements and Financing.................................................................273
The Common Thread in All Forms of Financing................................................274
Working Environmental Reviews into Contract Negotiations......................................275
Hazardous Wastes: Everyone’s Concern.......................................................275
XVII
CONTENTS
Asbestos....................................................................................276
Wetlands....................................................................................276
Sustainable Development.....................................................................278
Decisions about Design and Contractors........................................................ 278
Architects’ Contract...................................................................... 279
Construction Contract.......................................................................280
Bidding versus Negotiations: Fixed Price versus Cost Plus...................................284
Fast-Track Construction.....................................................................285
Bonding.................................................................................... 286
Construction Supervision................................................................... 286
Decisions about Major Tenants............................................................... 286
Stage Five: Commitment—Signing Contracts and Initiating Construction...........................288
Summary........................................................................................289
Terms..........................................................................................289
Review Questions...............................................................................290
Notes..........................................................................................290
Chapter 15: Stage Six: Construction..................................................................291
Starting Construction..........................................................................291
The Major Players during Construction.......................................................292
Project Manager..........................................................................292
Marketing Manager........................................................................293
Financial Officer........................................................................293
Property Manager.........................................................................293
Building the Structure......................................................................294
Meetings and Scheduling................................................................ 294
Drawing Down the Construction Loan.......................................................295
Leasing and Building Out Tenant Space.......................................................296
Landscaping and Exterior Construction.......................................................297
Potential Problems..........................................................................298
Risk Control Techniques during Construction....................................................301
Summary........................................................................................302
Terms..........................................................................................302
Review Questions...............................................................................302
Chapter 16: Marketing, Sales, and Leasing............................................................303
The Promotional (Soft) Side of Marketing.......................................................305
Strategy and Planning: SWOT Analysis........................................................305
Strengths................................................................................306
Weaknesses...............................................................................306
Opportunities............................................................................306
Threats........................ r......................................................306
The Marketing Vision........................................................................306
Risk Control Techniques during Marketing....................................................308
The Marketing Budget........................................................................308
xviii
Promotions..................................................................................310
Image, Identity, and Naming.............................................................310
Marketing Environments..................................................................310
Targeted Advertising....................................................................310
Public Relations........................................................................312
Events..................................................................................312
Sales and Leasing...........................................................................312
The Marketing and Sales Staff...........................................................312
Building the Sale.......................................................................313
The Contractual (Hard) Side of Marketing.......................................................314
The Leasing Transaction.....................................................................314
Targeting the Tenant........................................................................315
Determining the Operating Expenses..........................................................316
Investment Property Sales Transactions......................................................317
For-Sale Property Transactions..............................................................318
Stage Seven: Completion and Formal Opening.....................................................319
Summary....................................................................................... 319
Terms......................................................................................... 319
Review Questions...............................................................................320
Note...........................................................................................320
Chapter 17: Stage Eight: Property, Asset, and Portfolio Management. . . 321
The Enterprise Concept and Continuing Management of the Developed Asset........................322
The Real Estate Management Triad...............................................................322
The Property Manager........................................................................322
The Asset Manager...........................................................................324
The Portfolio Manager.......................................................................325
Fundamentals of Real Estate Management from the Development Perspective........................326
Transitioning from Development to Operations...................................................327
Developing an Initial Strategic Plan for the Property..........................................329
Implementing the Strategic Plan................................................................330
On-Site Staffing............................................................................330
Home Office Staffing........................................................................330
Marketing and Leasing.......................................................................330
Operating Budget............................................................................331
Capital Program.............................................................................332
Ongoing Planning........................................................................... 333
Property Management Contracts...............................................................333
The Corporate Real Estate Director.............................................................334
The Influence of the Public Sector on Management of Real Estate............................... 335
Globalization and Real Estate Portfolio Management.............................................336
Summary........................................................................................337
Terms..........................................................................................337
Review Questions...............................................................................338
Notes..........................................................................................338
CONTENTS
Chapter 18: Preparing for the Future.........................................................339
Learning From the Past..................................................................339
Trends and Issues.......................................................................340
Known Demographic Changes with Knowable Consequences.................................340
Environmental Concerns.............................................................. 341
Globalization and Shifting Economies.................................................342
Doing More with Less.................................................................342
Technology: Changing Real Estate Practice........................................... 343
Smaller, Smarter Spaces...........................................................344
Mobility: Driverless Cars, Transit, Smart Parking, and Active Transportation......344
Green Buildings, Sustainable Development, and Resilience.............................346
Place Making.........................................................................347
Health and the Built Environment.....................................................347
Eternal Issues for Real Estate Developers...............................................348
Property Rights versus Public Interest...............................................348
Neighborhood Self-determination versus Regional Interests........................... 348
Allocation of the Cost of Growth.....................................................349
Market Demand versus Good Planning................................................. 350
Summary.................................................................................350
Review Questions........................................................................350
Notes...................................................................................350
Glossary.....................................................................................351
Bibliography.................................................................................363
Index........................................................................................377
XX
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| author | Miles, Mike E. Netherton, Laurence M. Schmitz, Adrienne |
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| dewey-ones | 333 - Economics of land and energy |
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| dewey-search | 333.73/150973 |
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| discipline | Wirtschaftswissenschaften |
| edition | Fifth edition |
| format | Book |
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| genre | (DE-588)4123623-3 Lehrbuch gnd-content |
| genre_facet | Lehrbuch |
| id | DE-604.BV043881947 |
| illustrated | Illustrated |
| indexdate | 2024-07-10T07:37:35Z |
| institution | BVB |
| isbn | 9780874203431 |
| language | English |
| oai_aleph_id | oai:aleph.bib-bvb.de:BVB01-029291549 |
| oclc_num | 969634106 |
| open_access_boolean | |
| owner | DE-355 DE-BY-UBR |
| owner_facet | DE-355 DE-BY-UBR |
| physical | xx, 390 Seiten Illustrationen |
| publishDate | 2015 |
| publishDateSearch | 2015 |
| publishDateSort | 2015 |
| publisher | Urban Land Institute |
| record_format | marc |
| spelling | Miles, Mike E. Verfasser (DE-588)170482324 aut Real estate development principles and process Mike E. Miles, Laurence M. Netherton, Adrienne Schmitz Fifth edition Washington Urban Land Institute [2015] xx, 390 Seiten Illustrationen txt rdacontent n rdamedia nc rdacarrier Immobilienmanagement (DE-588)4819387-2 gnd rswk-swf Projektmanagement (DE-588)4047441-0 gnd rswk-swf Entwicklung (DE-588)4113450-3 gnd rswk-swf (DE-588)4123623-3 Lehrbuch gnd-content Immobilienmanagement (DE-588)4819387-2 s Entwicklung (DE-588)4113450-3 s Projektmanagement (DE-588)4047441-0 s b DE-604 Netherton, Laurence M. Verfasser aut Schmitz, Adrienne Verfasser aut Digitalisierung UB Regensburg - ADAM Catalogue Enrichment application/pdf http://bvbr.bib-bvb.de:8991/F?func=service&doc_library=BVB01&local_base=BVB01&doc_number=029291549&sequence=000002&line_number=0001&func_code=DB_RECORDS&service_type=MEDIA Inhaltsverzeichnis |
| spellingShingle | Miles, Mike E. Netherton, Laurence M. Schmitz, Adrienne Real estate development principles and process Immobilienmanagement (DE-588)4819387-2 gnd Projektmanagement (DE-588)4047441-0 gnd Entwicklung (DE-588)4113450-3 gnd |
| subject_GND | (DE-588)4819387-2 (DE-588)4047441-0 (DE-588)4113450-3 (DE-588)4123623-3 |
| title | Real estate development principles and process |
| title_auth | Real estate development principles and process |
| title_exact_search | Real estate development principles and process |
| title_full | Real estate development principles and process Mike E. Miles, Laurence M. Netherton, Adrienne Schmitz |
| title_fullStr | Real estate development principles and process Mike E. Miles, Laurence M. Netherton, Adrienne Schmitz |
| title_full_unstemmed | Real estate development principles and process Mike E. Miles, Laurence M. Netherton, Adrienne Schmitz |
| title_short | Real estate development |
| title_sort | real estate development principles and process |
| title_sub | principles and process |
| topic | Immobilienmanagement (DE-588)4819387-2 gnd Projektmanagement (DE-588)4047441-0 gnd Entwicklung (DE-588)4113450-3 gnd |
| topic_facet | Immobilienmanagement Projektmanagement Entwicklung Lehrbuch |
| url | http://bvbr.bib-bvb.de:8991/F?func=service&doc_library=BVB01&local_base=BVB01&doc_number=029291549&sequence=000002&line_number=0001&func_code=DB_RECORDS&service_type=MEDIA |
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