Summary: Acquired in an off-market transaction, Rose Garden Business Park is the largest asset in the Rosen Portfolio at 157,101 square feet of leasable space. Located in the well positioned Deer Valley submarket of northern Phoenix, the property is two miles from the Phoenix-Deer Valley Municipal Airport and less than a mile from the I-17 / Loop 101 Freeway interchange, allowing quick access to the entire Phoenix area freeway system. Built/renovated between 1986 and 1988, it is composed of 58 units in nine buildings, with 34 tenants in place and a current occupancy of 92%.
Value Add Goals: The buildings currently appear tired and dated and offer limited signage and landscaping which is an opportunity for enhancement that BKM intends to embrace. Additionally, with the submarket performing at strong occupancy levels, introducing local, responsive on-site management and leasing will drive rents up significantly during BKM’s ownership horizon, providing solid economic returns to investors.
The Rose Garden and Metro Industrial Center assets are situated in the northern portion and the heart of the Interstate 17 Corridor, respectively. The properties are strategically positioned to offer tenants exceptional access to Phoenix’s freeway network as well as proximity to an abundance of amenities. A dense labor pool with a population of 2.47 million, representing 57% of the entire Phoenix metro area, lives within a 30-minute commute of Rose Garden and Metro Industrial. The northern region of the I-17 corridor also offers multiple executive housing options. Sky Harbor International Airport, Downtown Phoenix, Deer Valley and the Loop 101 freeway are also within a 30 minute drive.
Tenants at Rose Garden and Metro Industrial are part of an amenity-rich environment that offers 2 million SF of retail space, 75 restaurants and 16 hotels within 1.5 miles. While the nearby Metro Center Mall is improving with new ownership and fresh retail, restaurants and entertainment concepts, a $180 million expansion of Phoenix’s light rail line is also underway. Upon completion in 2016, the light rail will extend north to Dunlap and 19th Avenues (on which Rose Garden is located), with a future route to Interstate 17 via Dunlap Avenue scheduled.
Characterized by a diverse mix of industrial, high-tech commercial and office development, the I-17 Corridor is highly sought-after by employers for its access to a sizeable and skilled workforce, varying transportation options and numerous amenities. As a result, Rose Garden and Metro Industrial are surrounded by a host of large corporations, highlighted by Fortune 500 companies such as The Hartford, Cognizant Technology Solutions, Liberty Mutual and Wells Fargo. Other prominent corporate neighbors include Blue Cross Blue Shield, Karsten Manufacturing (Ping Golf), Suntron Corp. and Allied International.
The Black Canyon, Deer Valley, Central Phoenix and Grand Avenue submarkets comprise the I-17 Corridor, which continues to perform well with a 3.7% vacancy rate in competitive General Industrial and Business Park properties. Together, these submarkets have absorbed nearly 960,000 SF of general industrial space in the last 9 quarters. With current market area vacancy below 10%, no new construction, and almost 1 million square feet in recent positive net absorption, Rose Garden and Metro Industrial are ideally positioned to benefit from rapidly increasing lease rates as the market returns to supply shortages.