Acquisition, Disposition & Development
Deeply experienced in direct (equity) and indirect (junior debt and mezzanine debt investment) real estate investments, both as an owner and as a partner in joint venture structures.
Cove believes that a significant driver of value lies not just within the asset itself, but also in the successful execution of the business plan. Cove is a highly experienced, hands-on asset manager with expertise in executing large capital redevelopment programs and accretive financing strategies.
Cove has the ability to take a strategic view on leasing that considers the local market conditions as well as the holistic vision for the space to arrive at a set of tenants that the company believes will drive long-term value.
EXPERTISE & TRACK RECORD
Kevin Hoo is the Founder and Managing Partner of Cove Property Group. Mr. Hoo has developed significant joint venture and capital partner relationships throughout his career and is responsible for the acquisition, financing and asset management of Cove's portfolio. Mr. Hoo has overseen in excess of $3 billion of direct real estate transactions, as well as development and capital projects throughout his career and has negotiated over one million square feet of leases across 90 separate transactions.
Prior to founding Cove, Mr. Hoo was a Managing Director at Savanna. While at Savanna, Mr. Hoo oversaw the acquisition, financing and asset management of nearly 1.8 million square feet through to successful investment exits, including 100 Wall Street, 245 & 249 West 17th Street, 21 Penn Plaza and 31 Penn Plaza. Before Savanna, Mr. Hoo was a Director at Tishman Speyer. Based in New York City, Mr. Hoo began in the Emerging Markets group (focused on China and India), initially managing acquisition and development opportunities and was subsequently granted oversight of design and construction elements in that role. Mr. Hoo later transitioned into the New York Acquisitions and Development group and finally the Commercial Leasing and Sales group, with a specific focus on Rockefeller Center and 200 Park Avenue. Prior to Tishman Speyer, Mr. Hoo was an Associate Director in the Real Estate Investment Banking Group at UBS AG in Sydney, Australia, where he was responsible for M&A and capital market transactions for REIT clients.
Mr. Hoo is a Vice Chair of the board of the Lower Manhattan Cultural Council and holds an MBA from the Kellogg School of Management at Northwestern University, as well as a Bachelor of Commerce (with honors) and Bachelor of Law (with honors) from the University of Queensland, Australia.
Amit Patel is a Partner and Co-Founder of Cove Property Group and serves as the firm’s Chief Operating Officer. Prior to Cove, Mr. Patel was a Vice President at Barclays Investment Bank where he was responsible for leading strategic and operational projects initiatives for the executive team. In his role, Mr. Patel was based in both London and New York and oversaw the delivery of multiple initiatives, including the planning and execution of a $2 billion+ strategic change program, the largest in the bank's history, as well as the restructuring of Barclays operations in several European and Latin American markets.
Prior to Barclays, Mr. Patel was a Management Consultant at Roland Berger Strategy Consultants, where he was instrumental in the launch of their operations in Chicago, a large market for the firm currently. As a Management Consultant, Mr. Patel focused on global strategy development and operations improvement projects for organizations ranging in size from $100 million to $30 billion and has delivered in excess of $500 million in cost and revenue improvements. In addition to these roles, Mr. Patel also brings real estate experience through consulting project work involving master planning and tenant marketing for a large downtown development in the city of Calgary, Canada.
Before his time at Roland Berger, Mr. Patel held several technical roles as a mechanical engineer at Visteon Corporation, a former division of the Ford Motor Company.
Mr. Patel graduated with a Bachelor of Science and Master of Science in Mechanical Engineering from Carnegie Mellon University and the University of Michigan, respectively. He also holds an MBA from the Kellogg School of Management and a Master’s degree in Engineering Management from the McCormick School of Engineering at Northwestern University.
Thomas Farrell is a Partner at Cove Property Group. Prior to joining Cove, Mr. Farrell was a Senior Managing Director with Tishman Speyer where he was a key member of that firm for over 20 years. During his tenure at TS he played a key role as head of its Design and Construction group overseeing some of its most prestigious projects across the globe.
Mr. Farrell played an integral role on major New York projects including the Hearst Tower, Goldman Sachs World Headquarters, 101 West End Avenue and build-to-suit projects for Citibank and other major financial institutions. Mr. Farrell also played a primary role in other US markets for TS including projects in Washington D.C., Chicago, Los Angeles and San Francisco. Mr. Farrell also helped establish Tishman Speyer's business in Brazil and had a leadership role on numerous projects in Sao Paulo, Rio de Janeiro and Brasilia. Mr. Farrell also had an oversight role for other international projects across major markets in Europe, Nike's Asia headquarters in Shanghai, and the Waverock project in Hyderabad, India.
From 2003 through 2015 he served on Tishman Speyer's Investment Committee and also on its Management & Compliance Committees. From 2014 through November 2015, Mr. Farrell served as country head for Tishman Speyer's efforts in Mexico.
Before his time at TS, Mr. Farrell spent nine years managing the design and construction of major projects with Olympia & York, where he held leadership roles for the buildout of Merrill Lynch's headquarters at the World Financial Center and CIBC's headquarters at 425 Lexington Avenue. Mr. Farrell also served as project director for Phase Two of the Canary Wharf project in London and the Santa Fe project in Mexico City.
Mr. Farrell was recently inducted into the National Academy of Construction and serves on the advisory board of New Ground, an education service for the homeless. Mr. Farrell is a licensed professional engineer and has a Bachelor's Degree from Manhattan College, where he serves on the Board of Trustees.
Paul King is a Managing Director with Cove Property Group and leads design, construction and development activities. Prior to joining Cove, Mr. King held senior management positions at Skanska, Jones Lang LaSalle and Tishman Speyer where he had a leadership role in more than 40 million square feet of national and international commercial office and mixed use projects including ground-up and repositioning/renovation, high-rise urban development, and large infrastructure projects.
Mr. King’s experience includes over $30 billion of prominent projects completed over nearly 30 years with industry-leading firms in construction management, project management and real estate development. Mr. King’s unique core competencies span pre-development, project execution, risk management, operations support and technical services. He has worked with leading design firms such as Rogers Stirk Harbour + Partners, Herzog & de Meuron, Foster and Partners, Gensler, KPF, Legorreta + Legoretta, SOM, SHoP and Fogarty Finger Architects.
Mr. King earned a Master’s degree in Real Estate Development & Investment from New York University and a Bachelors Degree from Purdue University.
Chris Terceira is a Principal with Cove Property Group, and is responsible for the development and construction associated with real estate acquisitions and re-development projects.
Prior to joining Cove, Mr. Terceira was a Director with Tishman Speyer managing the NBC account in New York and New Jersey. There he was responsible for the operation, development and execution of critical system projects.
Mr. Terceira spent five years with Morgan Stanley as an Executive Director and Project Executive responsible for the design and construction of DC 1 & DC 2, Morgan Stanley’s North America Data Centers.
From 2004-2009, Mr. Terceira was a Senior Director with Tishman Speyer in their Design and Construction group. During his tenure he managed the engineering for several projects including: The Hearst Tower, Citigroup LIC2 Office Building, Top of the Rock and Lehman Brothers Data Center.
Prior to Tishman Speyer, Mr. Terceira was at Hines managing the MEP design and construction for Goldman Sachs 30 Hudson Project. The building is 780 feet tall, 1.5 million square feet and is LEED certified.
Mr. Terceira is a licensed professional engineer and holds a Bachelor of Science in Electrical Engineering from New York Institute of Technology.
Marc Rosenberg is a Director with Cove Property Group and is responsible for the development and construction associated with real estate acquisitions and redevelopment projects.
Mr. Rosenberg has diverse experience across numerous market segments in New York City and has managed the construction of corporate interiors and special projects. He was responsible for the management of field staff and trade contractors from the preconstruction process, developing initial cost estimates through completion of all finish trades and project closeout.
Prior to joining Cove, Mr. Rosenberg was Senior Project Manager for Tishman Construction in New York City. There he was responsible for managing the preconstruction and construction of the multi-phased project to reposition the world headquarters of Citibank in New York City, specifically completing the construction of the Corporate Center facility for Citi executives and managing the preconstruction activities to create the Town Square.
As Account Manager for Icon Interiors, Mr. Rosenberg was responsible for the construction of corporate interiors for such companies as LinkedIn, Cleary Gottlieb Steen & Hamilton, The Durst Organization, Crain Communications and Two Sigma, contributing in upwards of 2 million square feet of commercial space to the New York City market.
Mr. Rosenberg holds a Bachelor of Architecture degree from the University of Miami and began his career in architecture and urban planning with Cooper Robertson and Partners developing urban infill solutions and private residential buildings throughout the United States.
Bill Concannon is an Vice President with Cove Property Group and is focused on the acquisition, asset management, and disposition of real estate assets.
Mr. Concannon began his career in corporate strategy consulting, working with industrial and commodity focused firms throughout the United States. Prior to joining Cove, Mr. Concannon worked in the US Real Estate Investments team at The Carlyle Group. Within Carlyle’s Opportunity Fund, he supported the entitlement, financing, development, lease-up, and sale of real estate assets throughout the Western United States. Mr. Concannon also focused on launching Carlyle’s Real Estate Core-Plus Investment Vehicle.
Mr. Concannon earned a Master’s in Business Administration from The Wharton School and holds a Bachelor’s degree in Finance from the McDonough School of Business at Georgetown University.
Yingying Zhu is a Vice President with Cove Property Group and is focused on the acquisition, asset management, and disposition of real estate assets.
Prior to joining Cove, Ms. Zhu was an Acquisition Associate with Stellar Management, a large owner-operator platform in New York City. She was one of the key members responsible for acquiring, financing, operating and redeveloping a $3 billion multi-family and office portfolio in New York. Ms. Zhu was involved in major projects including 211 McGuinness Boulevard (Ground-up Development), 305 East 86th Street (Multi-family Redevelopment) and One Soho Square (Office Repositioning). Before Stellar Management, Ms. Zhu held positions with Gaia Real Estate's Acquisition and Asset Management team and Tishman Speyer's Emerging Market Portfolio Management team.
Before her time in the United States, Ms. Zhu spent three years working in China working as a Senior Analyst for Lehman Brothers Real Estate Private Equity's opportunistic fund and closed their first three deals in China including Asia's largest pre-IPO investment in 2008.
Ms. Zhu is a CFA Level II candidate and holds LEED AP designation with BD+C specialty. Ms. Zhu holds a Master's Degree in Real Estate from Cornell University and a Bachelor's Degree in Construction Management from Tsinghua University, China.
Colin Sullivan is an Associate with Cove Property Group and is focused on the acquisition, asset management, and disposition of real estate assets.
Mr. Sullivan began his career in management consulting, advising public and private organizations across the United States on corporate strategy and growth initiatives. Prior to joining Cove, Mr. Sullivan worked at HFF in investment sales and at Allianz Real Estate of America where he was a member of the Acquisitions team supporting office equity investments across the United States and Canada.
Mr. Sullivan earned his Masters of Business Administration from the Kellogg School of Management at Northwestern University and his Bachelor of Arts (cum laude) from Columbia University.
Marianne Perry is an Executive Assistant with Cove Property Group where she directs the administration of the office including human resources, accounting and compliance functions. In addition, Ms. Perry provides support to the Executive team and technical and operational assistance on Cove’s ongoing projects
Prior to joining Cove, Ms. Perry worked as an Executive Assistant to the Global CIO at Nomura, an Analyst to the CAO of Risk Technology at Citigroup and an Associate/Executive Assistant at Hycroft Advisors.
Ms. Perry earned her Bachelor of Arts at Parsons School of Design.
441 Ninth Avenue | New York City
441 Ninth Avenue was originally an 8-story building built as a warehouse in 1962 and later redeveloped as an office building in 1983. The property was acquired fee simple by Cove and its Joint Venture Partner in a marketed transaction in 2016 from Emblem Health, which owned and occupied the property prior to sale.
The existing building possesses a side core configuration with generous 50,000 RSF plates, 14’4″ slab-to-slab heights and natural light on four sides and an onsite parking garage.
The property is located between 34th and 35th Streets along the entire block front on 9th Avenue, at the heart of the Hudson Yards and Penn Station development. It benefits from superior transportation access, being equidistant between Penn Station and the new 7 train extension servicing Hudson Yards, as well as the Port Authority and the Lincoln Tunnel.
Cove’s business plan is to fully reposition the existing 8 story building and add an incremental 17 stories of rentable office floors above. The fully redeveloped Class A office property, named “Hudson Commons”, will total approximately 700,000 RSF across 25 stories, with floor plates ranging from 16,000 RSF to 50,000 RSF. The contemplated design will incorporate 14’-28’ ceiling heights, 8’3” vision glass in the podium, floor-to-ceiling vision glass in the tower and 14 terraces & balconies. The property is targeting LEED Gold and Wired Platinum certification and aims to offer a full package of amenities including tenant lounges, bike room, ample outdoor space and meeting room & conferencing facilities. The varied and flexible floor layouts are suited to a range of different sized tenants and industries including TAMI (Technology, Advertising, Media and Information), fashion, financial services and legal tenants.
For more information please visit: www.hudsoncommons.com
101 Greenwich Street | New York City
101 Greenwich Street, formerly 2 Rector Street, is a 26-story, Beaux Arts style building built in 1907 that will be transformed by Cove into a Class-A office building.
The property was acquired fee simple by Cove and the Multi-Employer Property Trust (MEPT), managed by Bentall Kennedy and NewTower Trust Company in a marketed transaction in 2016 from CIM Group and Kushner Companies— owners of the building since 2013.
The property is located in Manhattan’s Financial District on Rector Street between Greenwich Street and Trinity Place, two blocks south of the newly developed World Trade Center, with extensive retail and access to public transportation. It is ideally located to benefit from the growth that this submarket has experienced over the past decade. The unique physical characteristics of the property— namely its unique U-shaped floor plan with a side core configuration, 12’ slab-to-slab heights, sweeping views and light on six sides, beautiful terra-cotta facade with large windows, and relatively column-free and loft-like aesthetics— identify this building as a highly unique leasing opportunity in downtown Manhattan.
For more information visit: www.101Greenwich.com
IN THE NEWS
Inside Convene’s New Manhattan HQBy Sanyu Kyeyune Take a virtual tour of 101 Greenwich, the soon-to-be flagship location of the workplace hospitality provider. Bentall Kennedy and Cove Property Group recently redeveloped the asset. Bentall Kennedy and Cove Property Group unveiled the redevelopment of 101 Greenwich Street—a Class A, LEED Silver-certified office building in downtown Manhattan—and gave Commercial Property Executive […]
By Sanyu Kyeyune
Take a virtual tour of 101 Greenwich, the soon-to-be flagship location of the workplace hospitality provider. Bentall Kennedy and Cove Property Group recently redeveloped the asset.
Bentall Kennedy and Cove Property Group unveiled the redevelopment of 101 Greenwich Street—a Class A, LEED Silver-certified office building in downtown Manhattan—and gave Commercial Property Executive an insider’s look.
Completed in November 2017, 101 Greenwich will be the new headquarters and flagship location of Convene, an office and meeting service provider that will also design and manage the building’s amenities and hospitality offerings. The company plans to occupy 58,000 square feet across three floors, as well as operate a coffee shop on the ground floor.
The transformation of the 26-story, 480,000-square-foot office building, which was first erected in 1907 as United States Express Co.’s headquarters, not only impacted its design but also its infrastructure. For example, the strategic choice to move core utilities from the basement to the third floor serves to better protect the building in case of a severe weather event.
The next-generation office building also boasts a range of innovative features, such as mobile app-enabled building access and climate control—all aimed at providing end users with a plug-and-play workplace environment enable by state-of-the-art technologies. Tenants can select prebuilt offices between 3,100 and 6,600 square feet, or customize spaces as large as 19,000 square feet for a full floor.
A few months later in May 2018, Convene followed up 101 Greenwich’s ribbon-cutting mere blocks away, with its largest-ever lease signing at One Liberty Plaza, Brookfield Properties’ 2.3 million-square-foot Lower Manhattan skyscraper.Commercial Property Executive
Building in the shadows: 3.2M sf of new construction being built with this permitBy Kevin Sun Developers filing for A-1 permits must navigate complex building and zoning. Among the many skyscrapers sprouting up along “Billionaires’ Row,” there is one that’s technically not a new building at all. JDS Development Group and Property Markets Group’s skinny condo project at 111 West 57th Street is classified as an alteration of […]
By Kevin Sun
Developers filing for A-1 permits must navigate complex building and zoning.
Among the many skyscrapers sprouting up along “Billionaires’ Row,” there is one that’s technically not a new building at all. JDS Development Group and Property Markets Group’s skinny condo project at 111 West 57th Street is classified as an alteration of the Steinway Hall building – an alteration that adds 300,000 square feet in floor space and 66 additional stories.
That project, and many others that the New York City Department of Buildings has officially categorized as alterations, highlights the technical intricacies of determining what counts as a “new building” – a definition that has major significance for developers navigating complex building and zoning rules.
“There’s a bright line between when something is no longer an alteration and then has to be filed as a new building permit, and this is something the Department enforces carefully,” said Mitchell Korbey, a zoning and land use expert at law firm Herrick Feinstein.
The 30 largest alteration jobs currently in progress — with additions ranging from 62,000 to 320,000 square feet — are expected to add a total of 3.6 million square feet of floor space to the city, according to a data analysis by the The Real Deal. That compares with the approximately 190 million square feet under way in new building filings, the analysis showed.
Here’s a quick primer on what determines whether it’s a new building or an alteration, and why developers opt for one over the other.
Old code, new code
In its simplest form, DOB rules require all jobs that preserve any existing building elements – including parts of foundations or facades – to be filed as “alterations” and not as “new buildings.” Basically, either you totally demolish, or you amend it.
Alterations to old buildings are generally allowed to follow old building codes (with exceptions for things like safety and the environment), which is often advantageous to developers looking to maximize returns on their space. But if an “alteration” more than doubles a building’s floor area (technically, the cutoff point is a 110 percent increase), then the latest building code comes into effect as if it were a brand new building.
But the calculus doesn’t end there. Even if a building becomes subject to new building codes, it might still be grandfathered into old zoning rules. Generally speaking, pre-existing buildings whose form or use violate new zoning rules can be altered as long as they don’t make the non-compliance worse. On the other hand, new buildings almost always have to conform with the latest zoning rules.
If it seems like this distinction between the rules for new and altered buildings might encourage developers to “game the system,” city officials have considered how to combat it.
“Many years ago, there were concerns being raised in a particular corner of Brooklyn where folks were seeking to get permits and maintain a foundation line and yard line, but they were for all intents and purposes tearing down the home,” said Korbey. “They didn’t want to apply for a new building permit because that would have meant that they’d have to comply with new yard requirements.”
The New York City zoning resolution now states that if more than 75 percent of a building’s floor area is demolished or otherwise destroyed before further construction, it will be treated as a new building for zoning purposes. Likewise, the DOB has clarified that its 110 percent increase rule does not include floor space that will be removed during construction (or was added very recently). These clarifications make any rule-bending around the New Building/Alteration distinction much less likely.
Building codes and zoning rules are hardly the only reasons a developer might want to alter an existing building instead of starting from scratch. Landmark preservation and other aesthetic considerations can also encourage “adaptive reuse” of existing structures.
Although adding new structures to an old building can often be more challenging than starting from scratch, due to incompatibilities in structure, materials, and utilities, under the right conditions it may also save time and money. For example, Cove Property Group’s decision to repurpose an existing building for its Hudson Commons project at 441 Ninth Avenue — instead of building from the ground up — will save 16 months of construction time and millions of dollars.
“The existing building that was there had very good bones,” said Amit Patel, a partner at Cove. “With those ceiling heights, you could achieve this industrial sort of feel that’s very different than all the other buildings in Hudson Yards, a unique product that’s very desired by tenants.”
For JDS’ CEO Michael Stern, it ended up being a wash at 111 West 57th Street.
“There’s not necessary any pro or con to whether you meet the definition of a new building or not,” he said. “In the case of 111 West 57th Street, both the tower and the landmark are subject to the more rigorous code. We actually have to widen the staircases in the landmarked building to meet the new building requirements.”
According to filings reviewed by TRD, these are the five largest alterations taking place in New York City, in terms of square feet added:
1) 222 East 44th Street, BLDG Management — increase of 319,774 sq. ft. (770 percent)
This 43-story residential development from Lloyd Goldman’s BLDG is being built on the site of an existing six-story parking garage, whose structure is being kept to house parking for residents as well as various amenities. The new building will also cover the lot of a neighboring 11-story building that was fully demolished. Nevertheless, the preservation of the parking garage means the development had to be filed as an alteration.
2) 111 West 57th Street, JDS Development Group, Property Markets Group — increase of 305,662 sq. ft., 2850 percent
This skinny super-tall tower is being built on the site of the landmarked Steinway Hall, the former flagship building of the Steinway & Sons piano company. JDS and PMG bought Steinway Hall in 2013 and will now include the building as part of the skyscraper’s base, with some of the tower’s residential units being located in Steinway Hall’s interior.
3) 660 12th Avenue, TF Cornerstone — increase of 303,147 sq. ft. (200 percent)
This two-story FedEx distribution center on the Far West Side, owned by TF Cornerstone, is adding five floors of commercial space including offices and a Toyota dealership, benefiting from a 2011 rezoning that allowed for the expansion of car dealerships in the area. The existing FedEx building had previously unused development rights, and was constructed to eventually support additional structures on top of it. In April, Jack Guttman’s Glasshouses inked a 75,000-square-foot deal for an events space at the building.
4) RKO Keith’s Theater, Xinyuan Real Estate — increase of 292,048 sq. ft. (360 percent)
This long-abandoned vaudeville and movie theater in Flushing was bought in 2016 by Chinese firm Xinyuan Real Estate, which filed plans for a 14-story condo complex on the site. While the theater’s exterior will be demolished, the landmarked interior will be rehabilitated and preserved as part of the new building. The former ticket lobby will be converted to retail space and the grand foyer will serve as the entrance to the residential area. While the Landmark Commission expressed some concerns about continued public access to the grand foyer, it ultimately gave the project approval to proceed. In December, TRD reported that the 269-unit project had stalled amid greater troubles within Xinyuan.
5) Hudson Commons, Cove Property Group — increase of 218,904 sq. ft. (74 percent)
Cove Property Group is adding 17 new office floors to an existing eight-story office building near Hudson Yards at 441 Ninth Avenue, offering space for a range of tenants including TAMI (Technology, Advertising, Media and Information), fashion, financial services and legal firms. Harnessing the existing structure while incorporating modern elements such as outdoor terraces and higher windows, this renovation plays into a theme of “adaptive reuse,” which will also allow Cove to save over a year on the construction schedule.The Real Deal
Maximizing Profits When Redeveloping BuildingsBy Betsy Kim Real estate experts share tips on getting the highest return on investment when re-purposing old buildings. NEW YORK CITY—How do developers decide to buy and repurpose a building or demolish it and build from the ground up? Moderator Aaron Dussair, COO of Pembrooke & Ives, asked this question to speakers on the […]
By Betsy Kim
Real estate experts share tips on getting the highest return on investment when re-purposing old buildings.
NEW YORK CITY—How do developers decide to buy and repurpose a building or demolish it and build from the ground up? Moderator Aaron Dussair, COO of Pembrooke & Ives, asked this question to speakers on the return on investment (ROI) redevelopment panel at Anchin’s Construction and Development Forum, earlier this month.
Jack and Lewis Rudin did everything on instinct, said John Gilbert, EVP and COO of Rudin Management. “Jack Rudin used to say you have more nerve endings in your stomach than you do in your brain. So, if you feel good about a deal and it feels right from an instinctual standpoint, do the deal. If you don’t, walk,” said Gilbert.
“Everything is about cost and ROI. If you can make it work, keep it. If you can’t, tear it down,” said Jim Hedden, senior managing director, development, Rose Associates. His company analyzes buildings with consultants and construction companies using 3D modeling to understand what they have and can make work.
Rose Associates evaluated the 11-story office building at 210 Livingston St. across from Macy’s in Brooklyn for at least a year, considering whether to build on top of it. Ultimately it was decided to tear down the former office that housed New York City’s Human Resources Administration. Rose Associates and Benenson Capital Partners co-developed the new, 25-story, 368-unit apartment high-rise.
Cove Property purchased EmblemHealth’s building at 441 Ninth Ave. between 34th and 35th streets. In deciding whether to tear down the 1962 building or add 17-stories, another 300,000 square feet on top of it, Kevin Hoo, managing partner at Cove, noted funding was considered. Construction crews reinforced 17 of the building’s approximately 25 columns and built a new core, extruding it to the top of the structure.
By renovating instead of building ground-up, Cove saved 24 months in construction time. Thus, the office building, called Hudson Commons, will be ready to receive tenants within 16 months. Apollo Global Management, a private equity firm, funded the construction.
“If I’m in a family office with generational wealth, I can look at it from a different perspective,” said Hoo. “But if we buy it with a capital partner who has a time limit as to how expensive their money is and when I have to get it out, then we have to minimize the amount of construction time and that plays into, ‘Do we pull it down or do we keep it and build up?’”
Hoo emphasized that it is not just the cost, but the building must tell a story that makes sense to the investor. “You have to put on your leasing hat and understand what the layout of the floor plan looks like and whether the mechanicals currently sustain it to get the maximum rents you need to justify your buying it,” said Hoo.
Kenneth Colao, president of CNY Group, said the building’s core and façade are the two determining factors that, when unplanned for, tend to drive up costs and delay schedules. “When you know you are going to have to deal with the orientation of core and façade, planning needs to be invested upfront.”
CNY did the construction for the Woolworth Building’s conversion of its upper 30 floors into residences. Four elevators going to the top of the building needed to be truncated and reoriented and new stairwells were required. The layout of the F.W. Woolworth Company headquarters was not readily conducive to maximizing benefits for a residence.
The construction company conducted a 3D laser scan to understand the skeleton of the building and did a demolition to expose the center lines of the steel. Comparing the process to a surgery, Colao said only after pinpointing the building’s existing conditions, did it make sense to begin construction.
To convert a building from commercial to residential, Steve Heiderstadt, president of BP Group, a leading HVAC corporation, said mechanical, electrical and plumbing (MEP) systems need to be scrapped and replaced from scratch. Plus, the heating and cooling of a building takes up a significant amount of space within the structure.
However, system replacements with technological upgrades can significantly improve a building’s performance and value. Gilbert recalled in 2009, President Barack Obama offered a smart grid stimulus package. In response, ConEd gave property owners a 45-second warning before blackouts or brownouts. The Rudin Group programmed its elevators to use the early warnings to let passengers out at the nearest floors, preventing tenants from being trapped in elevators.
In addition, Rudin buildings use occupancy data to control fan speeds and temperature. Occupancy peaks in the morning when people arrive at work. But when tenants leave the building for lunch, occupancy sensors slow down the fans. When people return, the fans power up again.
“I’m saving 55 cents a foot across our 10 million square-foot portfolios, $5.5 million per year and ultimately delivering a better product to my customers because they’re not complaining about being freezing when they come back from lunch because the fans have been blowing when no one is in the building,” said Gilbert.
Although updating MEP and HVAC systems can be a costly challenge to replace, the process provides an opportunity to eliminate antiquated equipment and maximize profits into the future.GlobeSt.com
These were the largest Manhattan real estate loans in NovemberForeign debt predominated the month’s biggest lending deals By Will Parker When big-time property owners need a loan the world is their oyster. And the largest loans recorded in Manhattan this November make abundant use of that world. This month’s United Nations of debt included banks from Britain, Germany, France, Switzerland, South Korea, Abu Dhabi […]
Foreign debt predominated the month’s biggest lending deals
By Will Parker
When big-time property owners need a loan the world is their oyster. And the largest loans recorded in Manhattan this November make abundant use of that world.
This month’s United Nations of debt included banks from Britain, Germany, France, Switzerland, South Korea, Abu Dhabi and Singapore, which together accounted for the majority of the $3.05 billion in November’s top 10 loans. See them all below:
1) Built in the International style – $702.5 million
Fosun International’s tinted-glass tower at 28 Liberty Street has seen a major overhaul since the Shanghai-based company acquired the building in 2014 without a traditional debt package. But last month, the company borrowed $702.5 million against the property with loans from Deutsche Bank and HSBC, part of a total refinancing reported to equal $800 million.
2) If you can’t sell ‘em, refinance ‘em – $445 million
Sales launched at Witkoff Group and New Valley’s 111 Murray two-and-a-half years ago, but they’ve not been able to sell out the $1.05 billion luxury condo project just yet. That’s where the banks come in. The development partners recorded a $445 million portion of a $650 million condo inventory and construction loan refinancing package. The inventory loan will cover units still in contract that are expected to close next year. Blackstone Group is the lender.
3) Yes, another Hudson Yards office building – $403.5 million
Cove Property Group will join the quickly swelling office construction brigade at Hudson Yards after securing $403.5 million in financing from Apollo Global Management. Brokerage HFF represented Cove on the deal. Cove plans to expand the existing building to 18 stories and 700,000 square feet.
4) The man who would refinance – $270 million
RFR Realty’s Aby Rosen has refinanced a few times in the past year, but the largest of those deals is the $485 million refinancing of 285 Madison Avenue, $270 million of which has closed. French bank Natixis led the debt, which included funding from Korea-based KTB Asset Management.
5) A borrower with moxy – $262.2 million
Lightstone Group refinanced $262.2 million in funding for the conversion of 485 Seventh Avenue into the Marriott Moxy Hotel. Goldman Sachs provided the new loan. The hotel is expected to count 618 rooms.
6) If I were a Tishman – $257 million
Tishman Realty refinanced its Westin Hotel leasehold at 270 West 43rd Street with a $257 million loan from Credit Suisse and Natixis. That’s on top of of $57 million in debt that Credit Suisse previously provided to the owner for the land under the building on Oct. 31.
7) Broadway Baby – $195 million
Jeff Sutton and SL Green landed $195 million from the Singaporean lender United Overseas Bank to refinance retail at 1552 Broadway. The tenant at the building is Express, which has been trying to get out of its lease.
8) Tower 46 deal – $195 million
In another SL Green refi, the REIT and its partner PGIM Real Estate took $195 million for its office condo floors at Tower 46, located at 55 West 46th Street. Natixis and M&T Bank provided the debt.
9) Gaw-lly! – $170 million
Hong Kong private equity firm Gaw Capital secured an acquisition loan for the Standard High Line at 848 Washington Street, for which it paid $340 million. Natixis was the lender.
10) London, New York – $154 million
The Abu Dhabi Investment Authority funded its acquisition of the London hotel at 151 West 54th Street with a $154 million loan from First Abu Dhabi Bank. Blackstone sold the 563-key hotel to ADIA.The Real Deal
Never leave the office: Why owners are adding “third spaces” to the workplaceDevelopers are incorporating outdoor spaces and cafés for their tenants By Kathryn Brenzel When completed, the massive mixed-use development known as Hudson Yards will be a city within a city. It’s designed with the idea that residents can live, work, exercise, dine, lounge and admire public art within its 28 acres. “It’s literally a city […]
Developers are incorporating outdoor spaces and cafés for their tenants
By Kathryn Brenzel
When completed, the massive mixed-use development known as Hudson Yards will be a city within a city. It’s designed with the idea that residents can live, work, exercise, dine, lounge and admire public art within its 28 acres.
“It’s literally a city that you do not have to leave,” Stephen Winter, Related Companies’ vice president of commercial leasing, said.
That concept is being replicated — albeit at a much smaller scale — throughout the city. Property owners and businesses are incorporating features like cafés, bars, billiards tables and other types of amenities within their workplaces. These perks function as a sort of “third space,” a term coined by critical theorist Homi Bhabha (in a different context) and commonly used to describe a place between the office and home. In practice, it’s your version of a Cheers bar. So, essentially, a place that you frequent regularly but in which you don’t live or work.
As people spend more time in the office and as commercial design evolves, the demand for such spaces has grown.
Third spaces have taken myriad forms. Nike’s NYC headquarters at the Durst Organization’s 855 Sixth Avenue, for example, has an indoor basketball court and a rooftop terrace. RXR Realty’s Starrett-Lehigh is positioned as a community within a building: It has a Twitter account that announces neighborhood news and the schedule for rotating food trucks stationed on certain floors. Industry City, a 16-building campus of 450 businesses, has a food court, a mini-golf course and a vodka distillery. Designers include these features in their own offices: SHoP Architects, for instance, has a billiards table and bar in its office in the Woolworth Building. Snøhetta has a separate room for ping pong at its 80 Pine Street digs.
Jean Anderson, a principal and design director in Gensler’s New York office, said that Boston Consulting Group’s office at 10 Hudson Yards includes a large café with an in-house barista. The idea is to give employees who don’t normally interact somewhere to introduce themselves and chat.
“It’s not just about having a sofa,” Anderson said. “It’s about the culture. But sometimes the space helps create the culture.”
Related redesigned 10 Hudson Yards for Coach, creating a 15-level, column-free atrium for the company. “They wanted to work in a connected place. They wanted it to feel loft-like,” Winter said.
The company also created an outdoor area for L’Oréal.
Douglas Hocking, a principal at KPF who worked on Hudson Commons — an office building being redeveloped by Cove Property Group and Baupost Group — said developers and property owners aren’t just incorporating these features at the behest of specific tenants: They are also including them in spec office buildings.
At Hudson Commons, for example, KPF designed outdoor spaces that connect to “grand” indoor areas whose use will be determined by the future tenants.
The key, though, is not just “flotsam and jetsam floating around a floorplate” in the name of cool, he said.
Hocking said he’s seen companies litter their offices with game tables and other gimmicks without considering how these perks will function within workspaces. Positioning a café too close to cubicles can mean smelling food all day. Placing a ping pong table a few steps away from workstations can annoy workers or clients who are in earshot of the game, he noted.
“Thinking about sound, thinking about smell is an artform, but it’s not rocket science,” he said. “If you design the ping pong table central to where everyone is working, it may never be used because people are too afraid to play. Or you’re going to see the same people playing ping pong all day long and that says something else.”The Real Deal
Why More Real Estate Companies Are Getting Into the Tech GameOver the weekend of Oct. 13 through Oct. 15, the Real Estate Board of New York hosted its inaugural hackathon, which brought teams from 40 different organizations together to compete for who could develop the best app to address real estate problems. Prescriptive Data, a one-year-old software company, came away with two wins at the […]
Over the weekend of Oct. 13 through Oct. 15, the Real Estate Board of New York hosted its inaugural hackathon, which brought teams from 40 different organizations together to compete for who could develop the best app to address real estate problems.
Prescriptive Data, a one-year-old software company, came away with two wins at the event’s sustainable maintenance and operations, and location intelligence categories.
It should be noted Prescriptive Data had a serious leg up. It was spun off from a division of institutional landlord and developer Rudin Management Company to sell its software Nantum, which gathers building data, such as occupancy, electricity usage and other factors, to help maintain optimal indoor temperatures and efficient energy use.
This is one of the open secrets of real estate and tech: Despite all the hand-wringing about how real estate is populated by dinosaurs who only understand brick and mortar, there are plenty of landlords worried about just how far behind the industry is and have been actively trying to fix the problem. Landlords are investing venture capital directly into new companies, creating venture capital arms or funding venture capital firms that invest in real estate tech, and making their own in-house technology.
The initial version of Nantum, Prescriptive Data’s first product, was created in 2013, and Rudin tested it with its buildings.
“We wanted to improve our business, and once we developed Nantum and we saw how powerful the system was in our properties, we thought, ‘Wait a minute, we may be onto something here,’ ” Michael Rudin, a vice president at the company, told Commercial Observer.
Rudin started Prescriptive Data last summer and began selling Nantum on the market to landlords. At that time, it was using the product in 17 Rudin buildings encompassing 10 million square feet, according to a release. The company now has more than 12 million square feet of properties on its platform, according to a spokeswoman. (Rudin declined to say if Prescriptive Data was profitable yet.)
And through Rudin Ventures, Rudin has invested in a series of technology companies, including Hightower (since merged with VTS) in 2015, Radiator Labs in 2016, Honest Buildings and Latch in 2016 and Enertiv in 2017.
But Rudin is hardly the only real estate company to invest in related technology; Blackstone, which has its own tech division with Blackstone Innovations, has invested capital in various startups, including property management platform VTS in January 2015 with $3.3 million.
Today, Blackstone executives, along with Rudin, Equity Office and other large real estate players that use VTS’ technology, make up the company’s customer advisory board. They meet as a group once a quarter to talk about things they like about the product and ways to improve it—on a voluntary basis.
“They are seeing the value that they are getting for the product, and if they can get a stake in it, it is a pretty great thing for them,” VTS co-Founder and Chief Executive Officer Nick Romito said. “It’s better to be in the car than watch the car pass you.”
Brookfield Property Partners, Rudin and Milstein family’s Circle Ventures have invested in Honest Buildings, a project management platform that helps ensure developments are completed on time and on budget. And mall operator Simon Property Group, via Simon Ventures, has invested in Appear Here, a marketplace for short-term retail space (with terms from one day to as long as three years).
Appear Here recently raised funding from Fifth Wall, a venture capital firm that supports emerging real estate-related technology companies. Fifth Wall injected the undisclosed amount into the company to support its expansion in the United States, according to a release on the partnership. This is significant because Fifth Wall has investments from major real estate landlords such as Equity Residential, Hines, Macerich and real estate investment trust Prologis, and Appear Here needs landlords for its model to work.
“At our end, we are really trying to disrupt an old industry,” said Elizabeth Layne, Appear Here’s chief marketing officer and U.S. general manager. “But in order for that to be successful, we need landlords to put their space online. We need them to use our dashboard. And that’s a big change for an industry that is just used to using brokers and talking to a person instead of using the internet.”
Fifth Wall, meanwhile, has raised $232.3 million to date and has already invested in many successful tech companies that are seeking to enhance real estate-related services, including OpenDoor, which lets people instantly buy and sell homes, and States Title, which is seeking to revamp the title and underwriting process. Fifth Wall’s success via those startups has raised eyebrows among real estate executives looking to make their foray into the world of tech.
“We launched a corporate venture group in March 2016. The idea started when our CEO had conversations with Fifth Wall,” said Will O’Donell, a managing director at Prologis, during the inaugural MIPIM ProTech event in Times Square on Oct. 11. “The reality of why we started it is everyone at the company has a day job…but if you actually create a group that is 100 percent accountable for identifying where disruptive trends are occurring—where technology is coming out—and forcing the company to deal with it, it’s a very creative and helpful friction.”
The MIPIM event brought out more than 800 professionals—most of whom were new startup founders and marketers—but there was a sizable group of real estate executives from institutional developers and landlords, including Blackstone, AvalonBay, Vornado Realty Trust, Silverstein Properties, Equity Office and Japan’s Mitsui Fudosan. Ric Clark, a senior managing partner and chairman of Brookfield Property Partners, and Owen Thomas, the CEO of Boston Properties, were panelists at one of the forums.
The showing revealed just how hungry landlords are for tech. Many used the time to network with young entrepreneurs and discuss new technologies.
“We ran a very large [request for proposals] back in the spring looking for a technology vendor that we could essentially partner with to handle everything from lease management, lease pipeline, tenant tracking all the way through to the asset management and the accounting,” said Jonathan Pearce, a senior vice president at Ivanhoé Cambridge, during the panel discussion. “And we had very smart people around the table, and believe it or not, there isn’t just one solution that does all of that.”
When the moderator Ryan Simonetti, a co-founder of online meeting-space provider Convene, suggested a company at the event might have a product that Ivanhoé was looking for, Pearce replied, “I’d love to talk to them.”
“What is happening is as companies have been successful in developing technology, large real estate companies are embracing them, and they see an ability to prosper both on the innovation side and the management side,” said Robert Courteau, CEO of Altus Group, an advisory services and software provider for real estate companies. “By investing in these [startups], it has immediate benefits on their own companies and perhaps make some money in the market. They are being opportunistic.”
Landlords are also ramping up the use of tech in their properties. Cove Property Group and partner Bentall Kennedy are wrapping up construction at 101 Greenwich Street, where they have partnered with Convene.
Convene, which Brookfield has invested in numerous times, will debut a mobile app for 101 Greenwich that will allow employee access through security turnstiles. The app will also allow tenants to give mobile building access to visitors, book Convene conference rooms and order the delivery of food to their space from Convene’s kitchen. In addition to this, Cove is adding facial recognition technology to the building to be used by employees to access their place of employment.
“We look for technology to increase the tenant experience in the building and things that are going to make us run the building more efficiently,” said Amit Patel, the chief operating officer of Cove. “If you are rushing into the building into the morning and you have something to do like a meeting, you want to be able to get into the building as quickly as possible. And it will alleviate pressure off the security staff.”
Last year, developer Savanna employed Cortex Intel, which provides building engineers with an app that helps them operate complex HVAC systems more efficiently, at 110 William Street. This helped the developer reduce annual operating costs by $250,000, according to a Savanna release. Now the developer is looking for further tech opportunities.
“As we have done with Cortex and other technology platforms, we will continue to selectively implement technologies that fit within our portfolio and also help drive operational efficiencies and savings, ultimately creating value for our investors,” Nicholas Bienstock, a co-founder and co-managing partner of Savanna, said in a statement to CO. “I think we are now starting to see technologies that generate real payback on the initial investment required to implement them, in addition to providing certain operational efficiencies or data analytics.”
And then there’s the startup Outernets, which transforms vacant storefronts (or any window, for that matter) into interactive digital displays or advertisements. Omer Golan, who co-founded the company two years ago with his wife Tal, said that they have secured a few major landlord investors who are “very much involved,” but he would not reveal the names.
United American Land is working with Outernets, as is office-space provider and soon-to-be landlord WeWork (once considered a startup itself) at its headquarters in Chelsea. The company installs a special material on the glass and a projector system inside that creates the graphics onto the window. Outernets shares the ad revenue with landlords. And the technology also has sensors that pick up demographic data about the people passing by, which they also share with landlords.
These technologies are just the beginning as landlords increasingly see their value, Courteau said.
“You’ll see more capital going into [startups] as larger asset owners invest in technologies,” Courteau said. “There is still a lot more capital coming in.”
The next generation of real estate players may be a hybrid of landlord-tech developers.
Columbia University’s Graduate School of Architecture, Planning and Preservation began offering courses in real estate technology in June, called Hacking for Real Estate 1 and 2, to teach the next generation of developers about the importance of property technology applications.
There students learn how to use a variety of real estate applications and how to think critically about incorporating technology in their projects. The one-year master of science degree in real estate will be useful as technology begins to play a much bigger role in development, according to Patrice Derrington, the director of the program.
“We are teaching our students how to be digitally literate,” Derrington said. “That means capable of all apps, understanding the place for applications, being critical in terms of the usage of applications and having a more incisive look at daily real estate activities and considering potential digital solutions. They even do a little bit of coding to know just what it is like.”
To date, real estate companies have been targeting real estate-related ventures, hardly straying from things that would support their core business. But then there is amazing story of SilverTech Ventures, which works in collaboration with Silverstein Properties (as it was in part founded by Silverstein President Tal Kerret). SilverTech Ventures has been investing in both real estate and non-real estate startups for more than two years.
Kerret and other founders meet with about around 50 to 60 companies each month and choose one startup in which to invest every two months. To date, they have invested in 17 startups, including mobile wallet Cinch, identity protection startup Semperis and property management service Rentigo. Kerret said before the selection they like to spend a few months getting to know the executives.
“The graph is always up and the revenue will always come in the future,” Kerret said. “From the hundreds and hundreds of companies that we have seen it’s always [the same]. It’s like going on a date before you begin seeing someone.”
But for Kerret, investing in young companies provides them with something other than just the next business opportunity or way to enhance their own portfolios.
“I want to have fun with what I do in life, and I want to be around people I enjoy,” Kerret said. “I spend a lot of time with the CEOs, and I would rather spend time with people that I can have more fun with.”Commercial Observer
Cove Property Group Obtains $479M in Construction Financing for 25-Story Office Tower in ManhattanBy Nellie Day Hudson Commons will comprise a 17-story structure atop an existing eight-story building. The development will feature 14 private terraces and balconies and onsite basement parking for up to 140 vehicles. NEW YORK CITY — Cove Property Group and an institutional partner have received $479 million in construction financing for Hudson Commons, a […]
By Nellie Day
Hudson Commons will comprise a 17-story structure atop an existing eight-story building. The development will feature 14 private terraces and balconies and onsite basement parking for up to 140 vehicles.
NEW YORK CITY — Cove Property Group and an institutional partner have received $479 million in construction financing for Hudson Commons, a 701,364-square-foot trophy office building in the Hudson Yards/Penn Plaza submarket of Manhattan. The 25-story building is located at 441 Ninth Ave. between 34th and 35th streets.
Hudson Commons will comprise a 17-story structure atop an existing eight-story building. The development will feature 14 private terraces and balconies and onsite basement parking for up to 140 vehicles. The design will incorporate varied floor plans with high ceilings, as well as sustainable elements, such as terraces and green roofs. Kohn Pedersen Fox is designing Hudson Commons.
The new building will be equidistant between Penn Station and the new 7 Train extension that services Hudson Yards. It will also feature access to the Port Authority and Lincoln Tunnel.
Cove Property Group purchased the asset in December 2016 for $330 million. EmblemHealth had owned the existing 423,000-square-foot building since 1994. The structure was originally built as a warehouse in 1962 before it was converted to office space in 1983.
Loan proceeds will reposition and redevelop the asset into a Class A office tower with full-block frontage along Ninth Avenue. The project is slated for completion in summer 2019, with tenants moving in during the last quarter of 2018.
HFF’s Michael Gigliotti, Geoff Goldstein and Michael Tepedino secured the construction financing. Investment funds managed by affiliates of Apollo Global Management, including Apollo Commercial Real Estate Finance, provided the capital.
Cove Property Group is a New York City-based joint venture between Kevin Hoo, Thomas Farrell, Amit Patel and Blue Sky Alternative Investments. The firm focuses on real estate investment, development and ownership.RE Business Online
Rendering Revealed For 17-Story Addition To 441 Ninth Avenue, Hudson YardsYIMBY’s last report on 441 Ninth Avenue was back when The Cove Property Group and hedge fund Baupost Group purchased the site. The two companies have now released a rendering, and information about plans that triple the floor count. Rentable square footage will balloon to 700,000 square feet, and 17 stories will be added atop the existing […]
YIMBY’s last report on 441 Ninth Avenue was back when The Cove Property Group and hedge fund Baupost Group purchased the site. The two companies have now released a rendering, and information about plans that triple the floor count. Rentable square footage will balloon to 700,000 square feet, and 17 stories will be added atop the existing eight-story building, which will be gutted and redesigned.
The rendering reveals an attempt at joining two different eras. The lower eight floors were built in 1962, a period when the design world was enamored by bold, clean strokes. The façade’s darkness projects an intimidating personality.
The upper section demonstrates the ethos of modern design, with thinly framed glass that effortlessly reaches for the sky. The two periods ultimately work nicely for each other, and their union will greatly improve upon what had previously been a hum-drum building. It works especially well in conversation with the nearby Hudson Yards towers.
According to The Real Deal, Cove has received a $479 million construction loan, which the Commercial Observer reports as coming from the private equity firm Apollo Global Management.
Work will start in January 2018, with the project ready for tenants by summer of 2019. Cove is expecting to start leasing for the building’s lower eight stories before the end of 2018.YIMBY
Kevin Hoo secures $479M loan for 441 Ninth expansionKevin Hoo’s Cove Property Group has landed a $479 million construction loan for its project at 441 Ninth Avenue in Hell’s Kitchen. The financing for Cove’s Hudson Commons office project comes from private equity firm Apollo Global Management, according to Debtwire, which first reported the deal. Cove, led by Savanna alum Hoo, and the hedge […]
Kevin Hoo’s Cove Property Group has landed a $479 million construction loan for its project at 441 Ninth Avenue in Hell’s Kitchen.
The financing for Cove’s Hudson Commons office project comes from private equity firm Apollo Global Management, according to Debtwire, which first reported the deal.
Cove, led by Savanna alum Hoo, and the hedge fund Baupost Group bought the property, located between West 34th and 35th streets, in 2016 for $330 million from EmblemHeath, an insurer that occupied the whole building. The building currently stands eight stories tall and spans 423,000 square feet, but Cove plans to add 17 stories to the top of the building, making it roughly 700,000 square feet overall.
Work on this new tower will start in January, and the building should be ready for tenants by the end of the summer in 2019. Cove hopes to start leasing the building’s lower eight stories by the end of 2018.
HFF brokered the financing.
Cove also owns the 26-story building at 101 Greenwich Street in the Financial District, which it purchased with Bentall Kennedy in 2016 for $225 million from Kushner Companies and CIM Group. [Debtwire] – Eddie Small
The Real Deal
Cove Lands $479M Construction Loan for Hudson Yards Office TowerCove Property Group and its equity partner, Boston-based hedge fund Baupost Group, have secured a whopping $479 million non-recourse loan for construction at 441 Ninth Avenue, which they will rebrand as Hudson Commons, Commercial Observer has learned. Debtwire first reported details of the financing yesterday. Apollo Global Management and its subsidiary Apollo Commercial Real Estate Finance provided the behemoth loan. HFF negotiated the financing on behalf […]
Cove Property Group and its equity partner, Boston-based hedge fund Baupost Group, have secured a whopping $479 million non-recourse loan for construction at 441 Ninth Avenue, which they will rebrand as Hudson Commons, Commercial Observer has learned.
Debtwire first reported details of the financing yesterday.
Apollo Global Management and its subsidiary Apollo Commercial Real Estate Finance provided the behemoth loan.
HFF negotiated the financing on behalf of Cove. Michael Gigliotti, a senior managing director at the brokerage, declined to give its terms, but said that it follows the contours of a typical construction loan.
The Cove-Baupost partnership bought the property, situated between West 34th and West 35th Streets, for $330 million in 2016 from insurer EmblemHealth, which had occupied the entire building. The current structure comprises 423,000 square feet on eight stories, but Cove plans to redevelop the property by adding an additional 17-story structure atop the building, expanding the total square footage to approximately 700,000.
Internal demolition has already begun, according to Kevin Hoo, a managing partner at Cove. Construction will begin on the new tower in January, he said, and the entire building will be tenant-ready by the end of summer 2019.
Meanwhile, Cove hopes to begin leasing the lower eight stories by the end of next year, even as construction continues on the tower. Cove has maintained the building’s certificate of occupancy, which Hoo said will make the lease-up relatively hassle free.
“This is a very diverse type of building that should attract all types of tenants,” Gigliotti said, noting that its location between Hudson Yards, to the west, and Penn Station, to the east, would make it an attractive destination for commuters.
As a result, Gigliotti said, lenders competed fiercely to back the project.
“It was a highly contested process,” Gigliotti told CO. “All the big names in the construction lending space were interested.” Apollo, he added, had already been involved in the project as a partner that funded, along with Deutsche Bank, the $220 million bridge loan for the property Cove inked in 2016.
Gigliotti noted that Apollo also offered “new features” in its financing package, but declined to give details.
Hoo said that a variety of companies have already courted Cove for office space at Hudson Commons.
“We’ve been entertaining a number of large tenants,” the Cove founder said. “They include fashion, technology, media and infotech [companies], along with a bunch of traditional banks.”
Because the new tower will have a significantly smaller cross section than the eight-story original building, Cove will be able to offer a variety of floor-plan sizes, which Hoo listed as a key element. Each floor of the existing building offers 50,000 square feet; the new tower will sport approximately 16,000 square feet per floor.
“Our floor-by-floor lease-up plan meant that we could diversify [our tenants] and mitigate the downside risk,” Hoo said. “That business plan helped lenders get comfortable.”
HFF’s deal team was led by Gigliotti, Geoff Goldstein and Michael Tepedino. Gigliotti said that Ben Gray, who was unavailable for comment, spearheaded the financing for Apollo.
The Baupost Group, Cove’s equity partner, is a secretive hedge fund that the Wall Street Journal called one of the world’s largest in 2014, when it managed $27 billion. The fund has made headlines recently for confirming that it owns nearly $1 billion of troubled Puerto Rican debt. Officials at the firm did not respond to a request for comment.
Hudson Commons is the second major New York property for Cove, which was founded in 2015. Last year, the company purchased 2 Rector Street, a 26-story, 470,000 office tower in lower Manhattan, and rebranded it as 101 Greenwich.Commercial Observer
HFF announces $479M construction financing for the development of Hudson Commons in ManhattanHolliday Fenoglio Fowler, L.P. (HFF) announces the $479 million construction financing for Hudson Commons, a 25-story, 701,364-square-foot trophy office building in the Hudson Yards/Penn Plaza submarket of Manhattan. The HFF team worked on behalf of Cove Property Group and an institutional partner to secure construction financing through investment funds managed by affiliates of Apollo Global […]
Holliday Fenoglio Fowler, L.P. (HFF) announces the $479 million construction financing for Hudson Commons, a 25-story, 701,364-square-foot trophy office building in the Hudson Yards/Penn Plaza submarket of Manhattan.
The HFF team worked on behalf of Cove Property Group and an institutional partner to secure construction financing through investment funds managed by affiliates of Apollo Global Management, including Apollo Commercial Real Estate Finance, Inc. (NYSE:ARI). Loan proceeds will be used to reposition and redevelop the asset into an iconic Class A office tower with full block frontage along Ninth Avenue.
Hudson Commons is located at 441 Ninth Avenue between 34th and 35th Streets in the greater Hudson Yards submarket, a destination of choice for global corporations. The asset benefits from superior transportation access, being equidistant between Penn Station and the new 7 train extension servicing Hudson Yards, along with easy access to the Port Authority and Lincoln Tunnel. Designed by world-renowned architects Kohn Pedersen Fox, Hudson Commons will feature a 17-story structure on top of an existing eight-story building with 14 private terraces and balconies and onsite basement parking for up to 140 vehicles. The contemplated design will incorporate not only highly efficient and varied floor plan layouts with high ceilings, but also unique and sustainable elements such as terraces and green roofs, as well as the commitment to an adaptive reuse of an existing property that will differentiate it from the surrounding glass and steel towers being completed in the area.
The HFF debt placement team representing the borrower included senior managing director Michael Gigliotti, senior director Geoff Goldstein and executive managing director Michael Tepedino.
According to a prepared statement from Cove, “A lot has already been made of the unprecedented transformation of Hudson Yards and the Penn Plaza neighborhood, which will be a beacon for Manhattan for time to come. We feel that the uniqueness of the property’s history and characteristics as an industrial warehouse within this neighborhood really allowed us to combine old and new in what we feel will be a truly differentiated experience for tenants. The thoughtfully designed floor plates that range from 16,000 to 50,000 rentable square feet, combined with 14-foot ceiling heights throughout, an abundance of outdoor space and amenities will allow tenants to focus on attracting and retaining the world’s best talent. Work has already started in earnest for us, but with the closing of this loan we are very excited to sprint to the finish line. We expect to be finished by the summer of 2019 but will be ready to receive tenants even earlier – by the final quarter of 2018.”
“Given the world-class design, the spectacular transit-oriented location within the Hudson Yards submarket and the stellar reputation of the development team, Cove Property Group was able to achieve highly accretive construction financing,” Gigliotti said. “It was a pleasure for HFF to be associated with such a distinctive project.”
About Cove Property Group
Cove is a New York City-based joint venture formed between Kevin Hoo, Thomas Farrell, Amit Patel and Blue Sky Alternative Investments focused on real estate investment, development and ownership. Cove’s team has a combined 50 years of direct property acquisition / disposition, development, ownership and asset management expertise, which integrates seamlessly with an entrepreneurial, yet significant equity partner to form a well-capitalized real estate operating platform with deep experience. Cove focuses on investment and redevelopment, as well as ground-up development, of key asset types including commercial office, retail, residential and industrial. For more information, please visit covepg.com.
HFF and its affiliates operate out of 24 offices and are a leading provider of commercial real estate and capital markets services to the global commercial real estate industry. HFF, together with its affiliates, offers clients a fully integrated capital markets platform, including debt placement, investment advisory, equity placement, funds marketing, M&A and corporate advisory, loan sales and loan servicing. HFF, HFF Real Estate Limited, HFF Securities L.P. and HFF Securities Limited are owned by HFF, Inc. (NYSE:HF). For more information, please visit hfflp.com or follow HFF on Twitter @HFF.
View source version on businesswire.com: http://www.businesswire.com/news/home/20171107006720/en/
MICHAEL GIGLIOTTI, (212) 245-2425
HFF Senior Managing Director
GEOFF GOLDSTEIN, (212) 245-2425
HFF Senior Director
KRISTEN MURPHY, (617) 338-0990
HFF Director, Public Relations
Lower Manhattan Gets First Full-Service Office BuildingReimagined by Cove Property Group and Bentall Kennedy and serviced by Convene, the 480,000-square-foot 101 Greenwich is nearly ready to welcome its first tenant. Cove Property Group and Bentall Kennedy are ready to wrap up the redevelopment and repositioning work at 101 Greenwich in downtown Manhattan. After acquiring the 480,000-square-foot office building formerly known as […]
Reimagined by Cove Property Group and Bentall Kennedy and serviced by Convene, the 480,000-square-foot 101 Greenwich is nearly ready to welcome its first tenant.
Cove Property Group and Bentall Kennedy are ready to wrap up the redevelopment and repositioning work at 101 Greenwich in downtown Manhattan. After acquiring the 480,000-square-foot office building formerly known as 2 Rector St., in March for a record price, the owners are nearly ready to unveil the borough’s first full-service office building.
Workplace hospitality provider Convene has already leased 58,000 square feet of space across three floors. The firm will also design and manage a series of amenities and hospitality services at the building, such as on-demand meeting and event space, flexible-term workspace, a microbrew coffee shop, curated in-building programming to foster community among tenants, as well as food and beverage services, all connected through a smart building mobile app.
The Class A property has 26 floors and is situated at 101 Greenwich St. The asset features a new secured lobby, dispatch elevators, upgraded restrooms and state-of-the-art building systems. It also includes new pre-built suites ranging between 3,100 and 6,600 square feet, in addition to 19,000-square-foot full floors.
“The workplace of the future is about choice, flexibility and experience. Today’s top talent is requiring office environments that motivate and inspire them, and what talent wants, is what tenants need, is what landlords must build. We are thrilled to partner with Cove Property Group to anchor 101 Greenwich, the first ‘lifestyle’ commercial office building focused on delivering a workplace experience powered by the next generation of hospitality, technology and amenities in lower Manhattan,” Convene CEO & Co-Founder Ryan Simonetti said in a prepared statement.
JLL’s Mitchell Konsker, Scott Cahaly, Clayton Kline and Kyle Young are the brokers handling the building’s leasing services.
– Corina StefCommercial Property Executive
The 10 biggest retail leases of SeptemberBy Ashley McHugh-Chiappone The retail leasing summer slowdown in New York City has continued into the fall. The 10 biggest retail lease deals made public last month totaled 157,392 square feet, down 27,761 square feet from last month’s total of 185,153 square feet. The largest retail lease in September was for an entertainment space in […]
By Ashley McHugh-Chiappone
The retail leasing summer slowdown in New York City has continued into the fall.
The 10 biggest retail lease deals made public last month totaled 157,392 square feet, down 27,761 square feet from last month’s total of 185,153 square feet. The largest retail lease in September was for an entertainment space in Times Square.
1) Parques Reunidos, 11 Times Square, Midtown – 45,000 square feet
The Madrid-based entertainment center developer inked a 15-year lease for 45,000 square feet of retail space at 11 Times Square. This location will boast 13 attractions. Robert K. Futterman, Joshua Strauss and Scott Zinovoy of RKF represented the tenant and landlord, SJP Properties.
2) Sparks Steak House, 210 East 46th Street, Midtown East – 22,924 square feet
The famous steakhouse renewed its lease for 15 years for just under 23,000 square feet at 210 East 46th Street. Sparks was made famous after mafia boss Paul Castellano and an associate were shot down in front of the establishment. Tom Bow and Ashley Gee represented the landlord, the Durst Organization, in-house.
3) The Gap, 655 Third Avenue, Murray Hill – 15,942 square feet
The apparel chain renewed its lease for just under 16,000 square feet of retail space at 655 Third Avenue. The asking rent at the 30-story building was $250 per square foot. The Gap has occupied space in the building since 1992. Ariel Schuster and Justin Fantasia of RKF represented the tenant. The landlord of the building is the Durst Organization.
4) Muji, 127 East 59th Street, Lenox Hill – 13,000 square feet
The Japanese clothing and home goods chain signed a lease for 13,000 square feet of retail space at 127 East 59th Street. Michael O’Neill and Jason Greenstone of Cushman & Wakefield represented the tenant, while Jeffrey Roseman and Drew Weiss of Newmark Knight Frank represented the landlord, Benenson Capital Partners.
5) Knickerbocker Social, 240 West 52nd Street, Midtown – 12,776 square feet
The organization signed a triple-net lease for 12,776 square feet at 240 West 52nd Street with plans to open a beer hall. The asking rent was reportedly $55,000 per month.Victor Menkin of Menkin Realty Services represented both the tenant and landlord in the transaction.
6) Frame, 345 Fifth Avenue, Midtown South – 12,000 square feet
The food hall inked a 15-year lease for 12,000 square feet of retail space at the 16-story building. The asking rent was $400 per square foot. Siderow Commercial Group represented the tenant, while Faith Hope Consolo and Corey Shuster of Douglas Elliman Real Estate represented the landlord, Regency Enterprises Partners LLC.
7) TsuruTonTan, 64 West 48th Street, Midtown – 10,000 square feet
The Udon noodle eatery signed a 15-year lease for 10,000 square feet of retail space at 64 West 48th Street. Howard Gilbert of ABS Partners Real Estate represented the tenant, while Mark Utreras, Nevin Danzinger and Jeffrey Roseman of Newmark Knight Frank represented the landlord, Muss Development.
8) Bluebird, 10 Columbus Circle, Lincoln Square – 10,000 square feet
The classic British eatery inked a lease for 10,000 square feet of retail space at 10 Columbus Circle. The restaurant will encompass part of the 3rd floor of the building. Kevin Stuessi of Related Companies represented the landlord in-house.
9) Muses 35 Bar, 248 West 35th Street, Midtown South – 8,000 square feet
The karaoke bar signed a lease for 8,000 square feet of retail space at 248 West 35th Street. Richard Smith of Winick Realty Group represented the tenant. Albert Manopla of Kassin Sabbagh Realty represented the landlord, 248 West 35th Street LLC.
10) Weisman Enterprises, 2375 Flatbush Avenue, Flatlands – 7,750 square feet
The home improvement retailer inked a lease for 7,750 square feet at 2375 Flatbush Avenue. This is the company’s fourth location. M.C. O’Brien represented the tenant and the landlord, Maris Management.
CORRECTION: An earlier version identified Michael Boris as the tenant for deal #6 and RKF as RFK Realty in deal #1.The Real Deal
Under Construction: Inside the Renovation of 101 Greenwich StreetBy Liam La Guerre A few years ago, Kushner Companies and CIM Group were considering transforming the U-shaped Beaux Arts office building at 2 Rector Street into a residential tower. Plans never materialized. Last March, Cove Property Group and Bentall Kennedy stepped in and purchased the Financial District property for $225 million. The new owners […]
By Liam La Guerre
A few years ago, Kushner Companies and CIM Group were considering transforming the U-shaped Beaux Arts office building at 2 Rector Street into a residential tower. Plans never materialized.
Last March, Cove Property Group and Bentall Kennedy stepped in and purchased the Financial District property for $225 million. The new owners decided to keep 2 Rector Street (now 101 Greenwich Street) at the corner of Greenwich Street as an office building with it being nearby the World Trade Center site and high-profile companies like Condé Nast flocking Downtown.
“We very much belief in the longevity of Downtown,” Kevin Hoo, the managing partner and founder of Cove, told Commercial Observer. “And we believe that this will be a very significant building for a long time Downtown.”
Cove and Bentall are spending an estimated $70 million to renovate the 480,000-square-foot structure, which is 40 percent occupied, to bring the 1907-tower into the 21st century. The construction will be completed in early November.
The property will have some prebuilt floors with units that range from 3,100 square feet to 6,600 square feet. Plus there will some full floors spanning 19,000 square feet with light from six sides. Sweet Construction workers have already built out the 11th-floor prebuilts designed by Fogarty Finger Architecture.
The renovation calls for a new lobby with reclaimed white oak walls from Vermont and marble floors from Georgia. Workers have already stripped and exposed the steel beams in the building’s double-height glass lobby. Sweet Construction is replacing the 11 elevators, which will have the same marble floors as the lobby and white oak ceilings. The building’s bathrooms have been custom-designed and will feature limestone countertops and wood walls.
The landlords have installed backup generators and relocated the building’s systems on the second floor for flood prevention and placed new sprinklers throughout the building. They are also installing variable refrigerant flow technology, so tenants can self-adjust temperatures.
The renovation will help the building achieve WiredScore Platinum status (giving it the highest level of broadband connectivity) as well as Leadership in Energy and Environmental Design (LEED) Silver certification.
“The sustainability side of it is important to us,” said Jeanette Flory, a senior vice president at Bentall Kennedy. “We feel like it is important to do things and look at things with a long-term view. And, how does what we do impact our immediate area? How can we do this to have the least amount of [negative] impact to society?”
To beef up the building’s amenities, Cove and Bentall are partnering with meeting space provider Convene, which has signed a 15-year lease for 58,000 square feet at the property, as CO reported earlier this week. In March 2018, Convene will use 2,500 square feet on the ground floor for a café and the entire second through fourth floors for meeting spaces, a game room and a kitchen as well as programing for yoga and meditation classes for tenants (at a discount) and Convene members.
Tenants will use the Convene app to gain entry to the building and access to their own offices, as well as order food from the café (run by For Five Coffee Roasters) and the kitchen (operated by Convene chefs).
Convene’s floors will feature the building’s originally exposed brick walls juxtaposed with glass, wood and clean concrete floors. The flexible office spaces will be open plan, and there will be an infusion of green moss-like plants to integrate a touch of nature.
“This building is a long-term asset for us and with that purview you want to look 20 years into the future and say what are some of the things that would exist in 20 years?” Hoo said. “Tenants will need to have amenities.”Commercial Observer
This Week's N.Y. Deal SheetIt is not every week that the two biggest commercial real estate deals to close in New York City are separate transactions — one property sale, one refinancing — in the Bronx. But that is where the city finds itself in 2017, when the Bronx is one of the strongest areas of the city for investment. […]
It is not every week that the two biggest commercial real estate deals to close in New York City are separate transactions — one property sale, one refinancing — in the Bronx. But that is where the city finds itself in 2017, when the Bronx is one of the strongest areas of the city for investment.
101 Greenwich St. in Manhattan’s Financial District
Convene, the on-demand conference space startup, is starting to shed that early stage label, and its latest deal is just another example of that. Convene has signed a 58K SF lease at 101 Greenwich St. in the Financial District, the company’s largest footprint anywhere, where it will also house its headquarters. Convene’s location in the building, owned by Cove Property Group and Bentall Kennedy, will include a coffee shop, conference spaces and two floors of co-working, spanning part of the ground floor and all of the second, third and fourth. Convene will take part of the fourth floor for its headquarters, which it is moving from 366 Madison Ave. JLL’s Mitchell Konsker, Scott Cahaly, Clayton Kline and Kyle Young represented the landlords, and CBRE’s Rocco Laginestra, Jared Freede and Michael Wellen represented Convene.Bisnow
Real Estate Rumors: Henley, CSG, ConveneU.K.-based private equity shop Henley Investments has bought two New York Upper East Side residential buildings for a total of $21 million, The Real Deal reported on Monday. The deal is for 409-413 E. 84th St., which have a combined 31,000 square feet and 48 apartments, Real Deal said. The seller is an entity affiliated […]
U.K.-based private equity shop Henley Investments has bought two New York Upper East Side residential buildings for a total of $21 million, The Real Deal reported on Monday. The deal is for 409-413 E. 84th St., which have a combined 31,000 square feet and 48 apartments, Real Deal said. The seller is an entity affiliated with St. Thomas Management Corp., according to the report.
An entity managed by investment bank CSG Partners has picked up a self-storage center in Florida for $13.54 million, according to a report on Monday from the South Florida Business Journal. The firm bought a 136,591-square-foot property at 450 Ansin Blvd. in Hallandale Beach from an affiliate of Westport Properties, the journal said. The buyer received financing from Ladder Capital Finance, according to the report.
Meeting space firm Convene has inked a deal to lease 58,000 square feet of space on Greenwich Street in New York, according to a report on Monday from Commercial Observer. The company is taking space at 101 Greenwich St., and will have 2,500 square feet on the ground floor as well as all of floors two through four at the 26-floor building, Commercial Observer said.
-Editing by Emily Kokoll.Law360
Meeting-space startup Convene relocating to FiDiConvene employees will soon convene in the Financial District instead of in Midtown. The meeting-space startup has signed a lease for 58,000 square feet at 101 Greenwich Street, its largest space in the country, according to the Commercial Observer. The Financial District location will serve as its new headquarters, and the company will occupy all […]
Convene employees will soon convene in the Financial District instead of in Midtown.
The meeting-space startup has signed a lease for 58,000 square feet at 101 Greenwich Street, its largest space in the country, according to the Commercial Observer. The Financial District location will serve as its new headquarters, and the company will occupy all of the second through fourth floors and 2,500 square feet of the ground floor.
Convene’s headquarters is currently 6,000 square feet at 366 Madison Avenue, but it plans to move its 75 corporate employees to 4,000 square feet on 101 Greenwich Street’s fourth floor in March.
Cove Property Group purchased the 26-story building from Kushner Companies and CIM Group for $225 million in March 2016, and the company is now partnering with Convene and investment manager Bentall Kennedy to make roughly $70 million worth of renovations to the building.
This will be Convene’s 11th location in New York City. The company also has a spot at 1 World Trade Center, as well as spaces in Philadelphia, Washington, D.C. and Boston. [CO] – Eddie SmallThe Real Deal
Convene Takes 58K SF for Largest Location at 101 Greenwich StreetMeeting space provider Convene has signed a lease for a 58,000-square-foot space at 101 Greenwich Street in the Financial District to relocate its headquarters and establish its 11th New York City location and largest in the country, Commercial Observer has learned. SEE ALSO: Under Construction: Inside the Renovation of 101 Greenwich Street The company is planning […]
Meeting space provider Convene has signed a lease for a 58,000-square-foot space at 101 Greenwich Street in the Financial District to relocate its headquarters and establish its 11th New York City location and largest in the country, Commercial Observer has learned.
SEE ALSO: Under Construction: Inside the Renovation of 101 Greenwich Street
The company is planning to occupy 2,500 square feet on the ground floor, which will house a coffee shop run by high-end purveyor For Five Coffee Roasters, and the entire second through fourth floors of the 26-story building (formerly 2 Rector Street) at the intersection of Rector and Greenwich Streets.
The second floor will feature a kitchen and a mix of meeting spaces, in which tenants in the building as well as other companies can rent on demand, and the third and fourth floors will house coworking spaces.
Convene is planning to move its headquarters from a 6,000-square-foot space at 366 Madison Avenue between East 45th and East 46th Streets to a 4,000-square-foot section on the fourth floor. The company will move its 75 corporate employees into the space in March next year, which will be designed more efficiently so that more workers can fit in less space, Convene Chief Executive Officer and co-Founder Ryan Simonetti told CO. And, of course, its employees will have access to the café, meeting and shared office spaces. A Convene spokeswoman declined to disclose the rents in the 15-year deal.
“As an organization we are building what we believe will be the future of workspaces,” Simonetti said. “And to be able to move out of a five-year, prebuilt space and into what is a best-in-class experience, we think our entire organization is excited to get a chance walk the walk.”
Convene is partnering with landlords Cove Property Group and pension fund investment manager Bentall Kennedy to improve the experience of the building. The meeting space provider will offer discounts for tenants for meeting spaces and the ability for tenants to order catered food from Convene’s kitchen or the café via a mobile app.
“In Convene, what we see is basically unparalleled enterprise in this kind of market,” Kevin Hoo, the founder and managing partner of Cove, told CO. Convene “has very keen insight into how an amenitized building should run.”
The landlords are spending an estimated $70 million to transform the building into a mix of modern office spaces, after purchasing the building in March 2016 from Kushner Companies and CIM Group for $225 million, as CO reported at the time.
The renovation, which will be completed in November, will include upgrades to the building’s mechanical systems, as well as a new lobby, refreshed common spaces, and new elevators and prebuilt spaces.
Convene currently has 10 locations around the city, including an outpost in 1 World Trade Center. The company also has three in Philadelphia, one in Washington, D.C. and one in Boston. It expects to open two more in Los Angeles early next year.
CBRE’s Rocco laginestra, Jared Freede and Michael Wellen represented Convene in the transaction, while JLL’s Mitch Konsker, Scott Cahaly, Clayton Kline and Kyle Young handled the deal for landlords Cove and Bentall Kennedy. Spokesmen for the brokerages did not immediately return requests for comment.Commercial Observer
NYC’s 441 Ninth Ave. Lands Two New Owners, MakeoverA partnership between Cove Property Group and Baupost Group paid $330 million for the 423,000-square-foot building. by Gail Kalinoski | Dec 15, 2016 New York City—Cove Property Group and Baupost Group have teamed up to buy 441 Ninth Ave., an eight-story office building on Manhattan’s Far West Side, near the Hudson Yards and 1 Manhattan […]
A partnership between Cove Property Group and Baupost Group paid $330 million for the 423,000-square-foot building.
by Gail Kalinoski | Dec 15, 2016
New York City—Cove Property Group and Baupost Group have teamed up to buy 441 Ninth Ave., an eight-story office building on Manhattan’s Far West Side, near the Hudson Yards and 1 Manhattan West mega-developments, for $330 million. The new owners plan to renovate the asset into Class A office space.
The joint venture purchased the 423,000-square-foot building from EmblemHealth, which had owned the property since 1994. It was originally built as a warehouse in 1962 and converted to offices in 1983.
CBRE Capital Markets arranged the sale. Darcy Stacom, Bill Shanahan, Eric Negrin, Ryan Spector and Paul Haskin of CBRE’s Midtown Manhattan office represented the seller, which will be vacating the building in 2017 after a short-term leaseback.
Shawn Rosenthal and Jason Gaccione of CBRE Capital Markets’ Debt & Structured Finance team in Midtown Manhattan secured the acquisition financing for the buyers.
The new owners received a $220 million acquisition loan from Deutsche Bank, according to The Real Deal.
The property is one block east of Hudson Yards, the major mixed-use development being built by Related Cos. and Oxford Properties Group, and one block west of Penn Station. It is located between 34th and 35th streets along the entire block front on Ninth Avenue and across the street from Brookfield Property Partners’ One Manhattan West, a 2.1 million-square-foot, 67-story office tower under construction. The building is also close to the new seven train extension servicing the Hudson Yards district, as well as the Lincoln Tunnel and bus lines.
The asset has expansive 50,000-square-foot floor plates with 14-foot ceilings. Cove’s business plan is to reposition the property as a Class A office development aimed at TAMI (technology, advertising, media and information) tenants as well as fashion, financial and legal firms. The joint venture also expects to build atop the existing building, adding about 210,000 square feet of available floor area ration to the site, according to CBRE.
In March, Cove and another joint venture partner—Multi-Employer Property Trust, advised by Bentall Kennedy LLP—acquired a 26-story, 476,000-square-foot office building at 2 Rector St. in Manhattan’s Financial District for a reported $225 million. Cove and MEPT planned to renovate and reposition the 1907 building into Class A offices. Like 441 Ninth Ave., that property is near another major Manhattan development—the new World Trade Center site.Commercial Property Executive
Australian investors close sale and leaseback deal for 441 Ninth AvenueBy Linda Barr O’Flanagan Cove Property Group, in partnership with Australia-based Blue Sky Alternative Investments, has closed on the sale and leaseback of 441 Ninth Avenue on the Far West Side for $330 million. A team from Cole Schotz P.C. represented the partnership in the purchase of the 423,000 s/f office building and leaseback to […]
By Linda Barr O’Flanagan
Cove Property Group, in partnership with Australia-based Blue Sky Alternative Investments, has closed on the sale and leaseback of 441 Ninth Avenue on the Far West Side for $330 million.
A team from Cole Schotz P.C. represented the partnership in the purchase of the 423,000 s/f office building and leaseback to health insurer EmblemHealth.
The firm also advised on a $220 million financing transaction from Deutsche Bank. EmblemHealth was represented by Venable, LLP and Deutsche Bank was represented by Gibson, Dunn & Crutcher LLP.
The building, a former warehouse at the corner of West 34th Street and adjacent to the city’s Hudson Yards redevelopment project, was originally constructed in 1953 and was converted to office space during the 1980s by developer Harry Macklowe.
EmblemHealth currently occupies the entire 423,000-square-foot building and is preparing to move out in 2017. The building is expected to be renovated and vertically expanded by 150,000-square feet. Peter Koffler, Sue Golden, Steven Weinberger, Sharon Connelly and Jared Wachtler represented EmblemHealth in the deal. Earlier this yea, Koffler, Suzanne St. Pierre and Ashley Dunn represented EmblemHealth in its deal to occupy a seven-story medical facility under construction in the East New York section of Brooklyn. Venable negotiated the build-to-suit net lease and construction contracts.
Blue Sky is an Australian listed asset manager which has a 38 per cent economic interest in Cove, which has its majority of equity provided by a North American-based institutional investor.
Cove is run buy Australian executive Kevin Hoo, a former managing director at Savanna and a director Tishman Speyer.
The purchase of 441 Ninth Avenue follows Cove’s first New York acquisition earlier this year at 2 Rector Street.
Robert Shand, managing director of Blue Sky, told The Autralian publication that the move into New York’s commercial real estate market opens a new avenue of investment for his clients.
“It’s a safe haven market where the world’s largest investors take the view that if something is going to happen, if there is a downturn, it’s still the world’s financial capital and people still want to live and work there,” Shand told The Australian.
“It’s an important milestone for Cove and for the development of our US operations, and it gives our investors a chance to gain access to New York’s real estate market.”
According The Australian, Cove plans to redevelop the property into a Class A office tower to attract global blue chip tenants such as Wells Fargo, Boston Consulting Group, Coach and L’Oreal who are already invested in the area.
Cove Property did not respond to a request for comment by press time.
The Cole Schotz team that worked the Ninth Avenue deal consisted of members Leo V. Leyva, Jordan J. Metzger, Christopher J. Caslin, Gerald H. Gline, Jordan A. Fisch, Rab N. Nalavala, Jan Lewis and Joseph Barbiere; special counsel Robyn A. Pellegrino; and associates Patrick Quinn, Elizabeth C. Navatto, Matthew S. Schneid, Joseph Armenti; and paralegal Marilyn Bernard.Real Estate Weekly
Cove Property secures $220M loan to buy 441 Ninth Ave.By Miriam Hall Kevin Hoo’s Cove Property Group scored $220 million in financing for the acquisition of 441 Ninth Avenue, a large office building on Manhattan’s Far West Side. Deutsche Bank provided the loan, according to property records filed with the city late last week. Cove Property partnered with hedge fund the Baupost Group to […]
By Miriam Hall
Kevin Hoo’s Cove Property Group scored $220 million in financing for the acquisition of 441 Ninth Avenue, a large office building on Manhattan’s Far West Side.
Deutsche Bank provided the loan, according to property records filed with the city late last week.
Cove Property partnered with hedge fund the Baupost Group to buy the 423,000-square-foot building from insurance firm EmblemHealth, which is also the tenant. EmblemHeath is slated to move out in the next few months.
In August, the partners signed a contract to pay $330 million for the property.
The former warehouse building is located across the street from Brookfield Property Partners’ 1 Manhattan West development and a block away from the Related Companies‘ and Oxford Properties Group’s Hudson Yards.
Cove Property is reportedly planning to expand the structure by 150,000 square feet. The property, which is between West 34th and 35th streets, got an increased floor-to-area ratio in a city rezoning in 2005. Cove also has the option to buy building bonuses from the Hudson Yards Infrastructure Corporation. The plan is to attract tenants who want to be close to the megadevelopment, and may include converting portions of the ground floor to retail use.
The Ninth Avenue property is the second major purchase for Cove Property this year. In March, the firm partnered with pension fund Bentall Kennedy to buy a 26-story office building at 2 Rector Street for $225 million from Jared Kushner’s Kushner Companies.
Hoo declined to comment. Representatives from Deutsche Bank could not be immediately reached for comment.The Real Deal
Renovation, Expansion Planned For Eight-Story, 423,000-Square-Foot Office Building At 441 Ninth Avenue, Hudson Yards DistrictBy Reid Wilson The eight-story, 423,000-square-foot office building at 441 Ninth Avenue — located between West 34th and 35th streets in the Hudson Yards District — is slated to be renovated and vertically expanded by 150,000 square feet. Portions of the ground floor could also be converted into retail space, The Real Deal reported. The plans haven’t been […]
By Reid Wilson
The eight-story, 423,000-square-foot office building at 441 Ninth Avenue — located between West 34th and 35th streets in the Hudson Yards District — is slated to be renovated and vertically expanded by 150,000 square feet. Portions of the ground floor could also be converted into retail space, The Real Deal reported. The plans haven’t been filed with the Buildings Department yet. The Cove Property Group and hedge fund Baupost Group are the developers. The duo recently acquired the property for $330 million. The structure was originally built as a warehouse in 1953 and later converted into an office property in the 1980s. The existing tenant is expected to vacate the property within one year.YIMBY
Cove Property, Baupost plan 150K sf expansion of 441 NinthBy Rich Bockmann Owners-to-be will overhaul large office building near Hudson Yards The new owners of a former warehouse-turned-office building on the Far West Side are planning an overhaul of the property that includes adding an additional 150,000 square feet in order to attract tenants who want to be close to Hudson Yards. Kevin Hoo’s […]
By Rich Bockmann
Owners-to-be will overhaul large office building near Hudson Yards
The new owners of a former warehouse-turned-office building on the Far West Side are planning an overhaul of the property that includes adding an additional 150,000 square feet in order to attract tenants who want to be close to Hudson Yards.
Kevin Hoo’s Cove Property Group plans to gut renovate the 423,000-square-foot building at 441 Ninth Avenue the company acquired with the hedge fund Baupost Group for $330 million.
The property’s seller-to-be, health insurer EmblemHealth, is set to vacate the building within a year.
Cove Property is drawing up a plan to revamp the building by constructing an additional 150,000 square feet of space, a source with knowledge of the site told The Real Deal. Hoo couldn’t be immediately reached for comment.
The property, located at the northwest corner of West 34th Street and Ninth Avenue, got a boost in floor-to-area ratio when the city rezoned the West Side in 2005. Cove can also purchase additional building bonuses from the Hudson Yards Infrastructure Corporation.
The plan could also include converting portions of the ground floor to retail use. Images believed to be from marketing materials show a retail option with large two-story windows on portions of the building currently clad in the former warehouse’s characteristic bands of gray bricks and dark windows.
CBRE’s Stephen Siegel, who declined to comment, will lead the effort to market the property to new office tenants.
The building sits on a stretch of 34th Street that is transitioning as Midtown shifts west toward the greater Hudson Yards neighborhood and Midtown.
Just on the other side of Ninth Avenue to the east, Vornado Realty Trust has inked a handful of major tenants to its renovation of the 735,000-square-foot 330 West 34th Street. And to the west, there are projects like the first phase of the Related Companies’ 17 million-square-foot Hudson Yards megadevelopment and office towers planned by Tishman Speyer and the Moinian Group.
Cove’s building was originally constructed as a warehouse in 1953 and turned into office space during the 1980s by developer Harry Macklowe. Emblem’s predecessor picked it up for $30.7 million in 1994.The Real Deal
Cove Property, Baupost to pay $330M for 441 Ninth Ave.Insurance firm EmblemHealth to vacate Far West Side office building within a year Kevin Hoo’s Cove Property Group and hedge fund the Baupost Group are in contract to buy the office building at 441 Ninth Avenue on Manhattan’s Far West Side for $330 million. The seller, insurance firm EmblemHealth, currently occupies the entire 423,000-square-foot building […]
Insurance firm EmblemHealth to vacate Far West Side office building within a year
Kevin Hoo’s Cove Property Group and hedge fund the Baupost Group are in contract to buy the office building at 441 Ninth Avenue on Manhattan’s Far West Side for $330 million.
The seller, insurance firm EmblemHealth, currently occupies the entire 423,000-square-foot building but is set to move out within a year. CBRE represented the seller, Real Estate Alert reported.
EmblemHealth’s predecessor Group Health bought the former warehouse, located between West 34th and 35th streets, in 1994 for $30.7 million. The property is across the street from Brookfield’s Manhattan West development and a block away from Related Companies and Oxford Properties Group’s Hudson Yards.
The deal marks the second high-profile acquisition for Cove Property, a new real estate investment firm founded by Savanna alum Kevin Hoo. In March, the firm partnered with Bentall Kennedy to buy Kushner Companies and CIM Group’s 2 Rector Street for $225 million. [Real Estate Alert] – Konrad PutzierThe Real Deal
Bentall Kennedy, MEPT And Cove Property Group Announce Joint Venture Acquisition Of Two Rector Street In New YorkMulti-Employer Property Trust (MEPT), advised by Bentall Kennedy (U.S.) Limited Partnership (Bentall Kennedy), in a joint venture with Cove Property Group LLC (Cove), has acquired Two Rector Street, New York, from CIM Group and the Kushner Companies. Two Rector Street is a 26 story, 476,000 sf office property located in the Financial District of Manhattan. […]
Multi-Employer Property Trust (MEPT), advised by Bentall Kennedy (U.S.) Limited Partnership (Bentall Kennedy), in a joint venture with Cove Property Group LLC (Cove), has acquired Two Rector Street, New York, from CIM Group and the Kushner Companies. Two Rector Street is a 26 story, 476,000 sf office property located in the Financial District of Manhattan.
“We are very excited to work with Cove as our partner on this acquisition. Two Rector Street provides a tremendous opportunity to own and redevelop a unique Art Deco building in one of the most renowned and resurgent office submarkets in the world. The Financial District, and more specifically the World Trade Center area, has reemerged as a 24/7, highly amenitized live/work/play environment and we expect this trend to continue,” said Kevin Rivest, Senior Vice President of Transactions at Bentall Kennedy.
“This acquisition reflects the Fund’s primary urban market investment strategy and brings MEPT’s total investment in the New York market to over $1.3 billion and more than 2.1 million square feet,” stated David Antonelli, Executive Vice President and MEPT Portfolio Manager at Bentall Kennedy. “Two Rector Street aligns exceptionally well with the Fund’s focus on responsible investment in transit-oriented locations serving knowledge industry tenants.”
Bentall Kennedy and Cove intend to renovate and reposition the building as a Class A office property. “The Art Deco aesthetics, unique layout and six sides of light and views make Two Rector Street a truly unique office tower located in the most conveniently accessible area of Manhattan. Following our intended capital renovation program, which includes brand new elevators, mechanical systems and a redesigned lobby, we are confident that the property will attract the highest quality tenancy,” said Kevin Hoo, founder and Managing Partner of Cove.
Two Rector Street, located on the west side of Broadway on Rector Street between Greenwich Street and Trinity Place, offers flexible and divisible 14,000 to 18,700 sf floor plates in a unique U-shaped floor plan. Once renovated, Two Rector is expected to cater to technology, advertising, media and information (TAMI) and traditional financial, insurance and real estate (FIRE) tenants, and will be very well positioned to capitalize on the completion of infrastructure initiatives such as the World Trade Center transit hub and to participate fully in the ongoing transformative tenant relocation flow from Midtown and Midtown South.
About Bentall Kennedy
Bentall Kennedy, a Sun Life Investment Management company, is one of North America’s largest real estate investment advisors and one of its foremost providers of real estate services. Bentall Kennedy serves the interests of more than 550 institutional clients and investors across office, retail, industrial, and multi-residential properties throughout Canada and the U.S. Bentall Kennedy is a member of UN PRI and is a recognized global leader in Responsible Property Investing. Bentall Kennedy includes Bentall Kennedy (U.S.) Limited Partnership and Bentall Kennedy (Canada) Limited Partnership. For more information, visit www.bentallkennedy.com.
About Cove Property Group LLC
Cove Property Group (“Cove”) is a New York City based, owner and operator of institutional quality real estate. Led by Kevin Hoo, Thomas Farrell and Amit Patel, Cove possesses over 50 years of combined global experience in direct property acquisition, development, leasing and asset management. Cove seamlessly integrates institutional quality ownership and management with an entrepreneurial culture. Cove’s principals have implemented over $10 billion worth of complicated development and redevelopment capital across 27 million square feet of projects globally. Within New York City, Cove principals have executed in excess of $2.0 billion worth of transactions for 2.5 million square feet of commercial real estate including the investment of over $700 million of equity capital and $500 million of transaction debt. For more information please visit www.covepg.com.
Multi-Employer Property Trust (MEPT) is a $7.5 billion, open-end commingled real estate equity fund that invests in a diversified portfolio of institutional-quality real estate assets in 25 major metropolitan markets across the U.S. Founded in 1982, MEPT is owned by more than 325 institutional investors, including 50 multi-employer and public employee plans in New York and New Jersey. Signatory to the UN Principles for Responsible Investment, MEPT is recognized as a pioneer in Responsible Property Investing (RPI) and has been consistently top-ranked in the U.S. by GRESB for its environmental performance. For more information, visit www.mept.com.
For more information, please contact:
For Bentall Kennedy:
Director, Corporate Communications
Bentall Kennedy Group
416-681-2726 or email@example.com
For Cove Property Group LLC:
Cove Property Group
212 935 4911 or firstname.lastname@example.org
SOURCE Bentall Kennedy
Kushner, CIM to sell 2 Rector Street for $225MThe partners paid $140M for the property in 2013. Jared Kushner’s Kushner Companies and CIM Group will soon part with one of their marquee New York assets. The partners are in contract to sell the 26-story, 465,000-square-foot office tower at 2 Rector Street for $225 million to Kevin Hoo’s Cove Property Group and Bentall Kennedy, […]
The partners paid $140M for the property in 2013.
Jared Kushner’s Kushner Companies and CIM Group will soon part with one of their marquee New York assets.
The partners are in contract to sell the 26-story, 465,000-square-foot office tower at 2 Rector Street for $225 million to Kevin Hoo’s Cove Property Group and Bentall Kennedy, a pension fund, the New York Post reported.
The price comes out to about $480 per square foot.
Eastdil Secured’s Doug Harmon and Adam Spies brokered the deal.
Hoo and Bentall Kennedy plan to market the building to boutique office tenants, apparently setting aside a plan pushed by Kushner last year to convert the property into a 452-unit residential building.
Kushner and CIM bought the Downtown property for $140 million in 2013 from Larry Gluck’s Stellar Management and Savanna, where Hoo was previously an executive. [NYP]
– Ariel StulbergThe Real Deal