McGowan will engage the user in a site selection process if the user’s requirement is for a larger capital investment. Usually done on a multi-state basis, this search requires a detailed analysis of costs including transportation, labor, demographics and incentives available on a multi-state basis. McGowan works with the client to develop site selection criteria and brings in relevant partners to complete logistics modeling, facilities strategy, tax scenario planning, incentives and engineering.

Services Include:

  • Developing a site criteria and Request for Information RFI
  • Identifying potentially qualified locations
  • Review RFI responses
  • Comparing labor, population, and workforce
  • Mapping
  • Incentives
  • Feasibilitiy assessment
  • Operating Cost Analysis
  • Site due diligence (desktop and in person)
  • Negotation of real estate and incentives
  • Contract Finalization

Real Estate Portfolio Strategy

The Corporate Real Estate Department makes plans and manages activities that have strategic implications. It makes sense that CRE and the C-suite would collaborate to maximize corporate flexibility. Much like the finance function, if CRE lacks input into corporate strategy development, the strategy could be expensive and slow to implement, not to mention limited in the extent of its potential benefit to the shareholders.  As an independent  advisor, McGowan helps tenants develop and refine strategic, financial and operational real estate requirements. What makes us unique is that we can deliver the corporate services required to complete a requirement but we also understand how capital drives the equation for the landlord and tenant. Whether we are providing users with advice on acquisitions, disposals, renewals, relocations, consolidations, or capital, our detailed knowledge of real estate and capital markets, combined with strategic problem-solving abilities create meaningful solutions for our clients.

Our multi-step process will improve your operating margins through more efficient administration and management of your real estate portfolio.

Please contact us if we can help you identify and quantify savings opportunities within the portfolio.

How is your portfolio of properties administered and managed? What type of database houses your real estate portfolio information? How are critical dates disseminated to key personnel? How are new real estate projects launched and tracked? How are changes to the portfolio tracked and measured over time? What Key Performance Indicators (KPI’s) are utilized? (costs, headcount per square foot, etc.)

Abstract lease documents in uniform and consistent fashion - lease terms, options, payments and critical dates Produce standard reports including space, cost, options, expiration dates, escalations, lease type and reimbursement method Report identifying future liabilities, risks Provide easily accessible real estate database and document repository (web-based)

“Pay Rate” is contract lease rent plus accumulated operating expenses and utility costs Benchmark Analysis – How does each location’s current rent (adjusted) compare to the current market? Analyze landlord operating expense bills (including utilities and reconciliation statements) and compare to market

Identify core and non-core locations Identify consolidation, expansion and contraction (rooftop reduction) opportunities Review business acquisitions and planned dispositions Blend and extend opportunities based on market conditions Benchmark and performance review – KPI’s vs. your industry peer group information

Review headcount and capacity information for each facility Measure headcount per square foot vs. industry standards Space design - develop space and density improvement strategies (i.e. layout and furniture standards) Financial and strategic impact of each project

How will your existing locations and obligations be impacted by new FASB / IASB accounting guidelines? Planning for balance sheet impact of new (and renewal) real estate transactions

FINAL STEP Provide a Summary of Your Real Estate Portfolio Information and Recommendations

Optimal Warehouse Network Configuration

From Chicago Consulting, below is an evaluation of the 10 Best Warehouse Networks based on number of distribution of DCs with the lowest possible transit lead-times to customers represented by the US population. For example, Vincennes, IN provides the lowest possible lead-time for one warehouse. Any other place will increase transit lead-time to the US population. Similarly putting any three warehouses in any locations other than Boyertown PA; Jackson TN and Porterville CA will cause the transit lead time to be higher than 1.33 days.

NUMBER OF WAREHOUSES IN THE NETWORK AVERAGE DISTANCE TO CUSTOMERS (Miles) AVERAGE LEAD TIME TO CUSTOMERS (Days) BEST WAREHOUSE LOCATIONS
One 819 2.31 Vincennes IN (100)
Two 506 1.53 Ashland KY (76) Porterville CA (24)
Three 398 1.33 Boyertown PA (33) Jackson TN (44) Porterville CA (23)
Four 337 1.24 Lansdale PA (28) Meridian MS (27) Chicago IL (22)
Porterville CA (23)
Five 279 1.15 Brooklyn NY (22) Statesboro GA (19) Chicago IL (22)
Grand Prairie TX (16) Porterville CA (21)
Six 250 1.11 Brooklyn NY (22) Statesboro GA (19) Chicago IL (22)
Grand Prairie TX (16) Bell Gardens CA (16) Bonney Lake WA (5)
Seven 227 1.1 Brooklyn NY (22) Athens GA (14) Palm Bay FL (7)
Chicago IL (21) Grand Prairie TX (15) Bell Gardens CA (16)
Bonney Lake WA (5)
Eight 211 1.07 Brooklyn NY (22) Grand Prairie TX (15) Bell Gardens CA (16)
Chicago IL (20) Palestine TX (12) Aurora CO (5)
Bell Gardens CA (15) Bonney Lake WA (5)
Nine 198 1.04 Brooklyn NY (22) Aiken SC (14) Lakeland FL (6)
Chicago IL (20) Palestine TX (12) Denver CO (5)
Bell Gardens CA (15) Bonney Lake WA (5) San Juan PR (1)
Ten  184  1.04 Brooklyn NY (22) Aiken SC (14) Lakeland FL (6)
Chicago IL (20) Palestine TX (12) Denver CO (5)
Pasadena CA (10) Bonney Lake WA (5) Oakland CA (5)
San Juan PR (1)
From Chicago Consulting – Supply Chain Consultants

Corporate Real Estate Services

The Corporate Real Estate Department makes plans and manages activities that have strategic implications. It makes sense that CRE and the C-suite would collaborate to maximize corporate flexibility. Much like the finance function, if CRE lacks input into corporate strategy development, the strategy could be expensive and slow to implement, not to mention limited in the extent of its potential benefit to the shareholders. McGowan is an independent, unbiased advisor. We help tenants develop and refine strategic, financial and operational real estate requirements. What makes us unique is that we can deliver the corporate services required to complete a requirement but we also understand how capital drives the equation for the landlord and tenant. Whether we are providing users with advice on acquisitions, disposals, renewals, relocations, consolidations, or capital, our detailed knowledge of real estate and capital markets, combined with strategic problem-solving abilities create meaningful solutions for our clients.

McGowan Corporate Real Estate Advisors

Requirement Development

  • Location
  • Size
  • Lease Term
  • Number of Buildings
  • Type (cross-dock, high-clear, outside storage, etc.)
  • Budget (including other costs opex, transportation)
  • Timeline Survey of Market (On and off market)
  • Incentives
  • Lease vs. Purchase Analysis
  • Leasing a new facility
  • Renewing an existing lease

Lease Abstraction

Creation of an abstract report of your leases with a summary of financial and legal lease terms including amendments, exhibits, and schedules.

McGowan Corporate Real Estate Advisors
McGowan Corporate Real Estate Advisors

Lease Administration

Cloud based comprehensive, powerful and easy-to-use real estate and lease management software solution that makes it easy to know what your leases say, how much they cost, and when they need attention. It enables companies to control, report, track, and manage owned and leased real estate and make better decisions on leases and related information.

Lease Audits

Our seasoned team of lease audit experts understand the sensitivity of the landlord/tenant relationship and perform these audits on a contingency fee basis so there is minimal out of pocket cost.

Real Estate Portfolio Management

  • Lease Abstraction
  • Corporate Relocations & Expansions
  • Marketing property for lease or sale
  • M&A
  • Examining the value of property
  • Portfolio Due Diligence and Restructuring

Industrial Land

McGowan is an industry expert when it comes to complex land transactions. Whether it is raw land or the acquisition of parcels within a subdivision, McGowan has completed a variety of projects including the largest industrial land deals in two states, Idaho (87 acres for cold storage facility for a grocer) and West Virginia (400 acres for a chemical plant).   Both sales were multi-year processes involving the project management of engineering and significant offsite improvements including roads, rail, and utilities. In addition, this process included dealing with state agencies for incentives and cultural artifact analysis.

McGowan has also been involved in repurposing environmentally challenged sites working closely with environmental consultants, EPA, and state regulators to repurpose land for development.

McGowan will run a land search in secrecy for the client and will deal directly as the company representative with the landowners and the top levels of government.

McGowan Corporate Real Estate Advisors

Services Offered:

  • Market analysis
  • Feasibility studies
  • Property acquisitions and dispositions
  • Strategic site selection
  • Financial analysis
  • Financing/equity sources
  • Incentives
  • Economic, demographic and mapping services
  • Labor Analysis
  • Market trends and forecasts

Click here for a free evaluation market survey of options.

Real Estate Land Development Process

  • Land Banking Stage
  • Land Packaging Stage
  • Land Development Stage
  • Building Development Stage
  • Operating Stage
  • Renovation Stage
  • Redevelopment Stage

Office Space Calculator

Please contact us if you are interested in learning more about a sale-leaseback.

Capital

McGowan works with clients to finance direct private placements and joint-ventures. Without the proper capital stack, a deal (purchase, lease, tenant improvements) may not be able to be completed. McGowan has a network of debt (CMBS and balance sheet) and equity capital sources. McGowan can arrange a full suite of loan programs on a broad range of commercial property types including permanent, construction/interim, B-note/mezzanine and other capital solutions.

Debt (CMBS or Balance Sheet)

  • General Terms: Loan Amount: $2,500,000 - $200,000,000
  • Property Types: Office, Industrial/Warehouse, Income producing, investor property types
  • LTV: Up to 75% (mezzanine financing allowed for higher LTV needs)
  • Types of Loans: Fixed rate NON-Recourse except for bad boy carve outs
  • Terms range from 5, 7 and 10 years
  • Amortized up to 30 years
  • Cash out Refinance: Earn out for higher proceeds on value add
  • Assumable with lender approval and fee
  • Interest Only Available

Checklist for Quote Submissions. Click here to contact us for a free quote

  • Summary of loan request – amount, purpose, etc.
  • Existing financing – loan amount (identify if a discounted payoff), maturity, lender
  • Last three year property operating statements
  • Rent roll
  • Property photographs
  • If available, latest appraisal, environmental and property condition reports
  • Borrower financial information and brief biography – net worth, liquidity, real estate experience Any known issues regarding the borrower or the property:
  • Borrower – previous bankruptcy, foreclosures, etc.
  • Property – environmental, physical condition, tenancy issues, etc.

Forward Sales Of Build To Suits for Owner Users

If an industrial user with good credit would like a facility constructed for a long term lease but does not want to be an owner, McGowan can arrange a developer to build the building and an investor to buy the net leased asset. A net lease where all property operating expenses, such as insurance, real estate taxes, utilities, maintenance and repairs paid by a tenants, is very valuable to a net lease buyer. McGowan can arrange a full slate of innovative commercial financing options for investors and owners users.

Sale Leaseback

Sale Leaseback Structuring
McGowan can structure and place sale/leasebacks and other financial vehicles for corporate users looking to sign long term leases and remove the real estate from the balance sheet. There is a healthy investor market for long term single tenant NNN leases and users are often able to quickly liquidate their real estate without moving.

Sale Leaseback Advantages to Tenant

  • Immediate access to capital
  • Keep transaction off balance sheet
  • Continued operational control of facilities
  • Increased Return on Assets (ROA)
  • Increased Return on Invested Capital (ROIC)
  • Increased borrowing capacity through strengthened
  • balance sheet
  • Loan Proceeds up to 100% of FMV versus 60-80% LTV
  • Your real estate increases in value with a leased asset and can improve earnings
  • Allows easier expansion
  • Funds available for other corporate activities (Reinvest into existing operations, pay down debt, finance growth, acquisition)
  • Investment diversification for long-term estate planning
  • Longer term capital (10 to 25 years) than traditional debt sources
  • Cost comparable to debt and less than cost of equity

Due Diligence Process

  • Analysis of corporate credit
  • Physical analysis/appraisal of real estate
  • Lease contract underwriting or lease creation
  • Immediate access to investment funds
  • Expeditious underwriting and closing process

Innovative Financing For:

  • Senior or Mezzanine debt reduction
  • Mergers & Acquisitions
  • Leveraged/management buyouts
  • Corporate restructuring/exit financing
  • Acquiring additional facilities, technology and equipment to grow the business
  • Constructing new facilities
  • Early dividend allocations to investors
  • Transition out of a mortgage or other binding debt instrument

Please contact us if you are interested in learning more about a sale-leaseback.

Broker Referrals

McGowan is a Broker of Record in Pennsylvania, New Jersey, Delaware, New York, Maryland, West Virginia, Virginia, Massachusetts, Idaho, Utah, and Maine.

Our Expertise

When referring business to another market where local expertise is needed, McGowan handpicks the best provider. This provider may be from the largest firm or a small independent firm. Simply put, we make sure our client gets the best service and manage the process along the way. McGowan knows how hard a broker works to secure their client. These relationships can take years to develop. When a broker looks to complete a mission critical requirement or even a smaller deal in another market, they need a provider who will show all available options and is totally focused on their client's success. The receiving broker of a referral needs to treat an inbound referral with extra care. In addition, the receiving broker needs to respect the referring broker's relationship. Finally,  the receiving broker must make sure that the referring broker is paid promptly. McGowan refers business around the country so whether as a sender or receiver of a referral, McGowan looks to cooperate with brokers. In addition, McGowan was the (founder of the SIOR Independent Broker Group) so he inherently understands the value of other brokers and their clients.

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Contact us if you are thinking about referring your client for an requirement in Eastern PA, New Jersey or Delaware.

Benefit To A Client

The all-star brokers in every market simply do not all work for the same company. Brokerage is unique as a business when compared to other professional services such a accounting, law, or consulting that set up national firms. Given the nature of the independent nature of real estate brokers, a national brokerage firm simply can not produce a uniform culture, hiring practices or training to guarantee service delivery. All of the larger firms have grown by acquisition and most brokers are independent contractors at least by tax status or most certainly by personality. McGowan handpicks the best team for each project with a roster of all stars. When dealing with a national brokerage firm, that firm will require that deals in Michigan or Dallas are handled by brokers within their network. So you might get the junior guy in Michigan who is trying out brokerage for the year. In addition, national brokerage firms are set up so that the agent who secures the national account often times does not leave much in the deal for the local broker. McGowan picks the best broker in the region and makes sure that broker is paid for his services so that he wants to work on the deal and the client gets the best service.

all-star

McGowan picks the best broker in the region and makes sure that broker is paid for his services so that he wants to work on the deal and the client gets the best service.

McGowan is a Broker of Record in Pennsylvania, New Jersey, Delaware, New York, Maryland, West Virginia, Virginia, Massachusetts, Idaho, Utah, and Maine.

374 Acre Site Vetted for Ethane Cracker

McGowan represents the owner of a 374 acre site vetted for an Ethane Cracker in Washington, WV . The owner has engaged McGowan to help evaluate strategic alternatives for the site. McGowan helped the owner acquire this site originally.

Attached is a teaser on 374+/- Acre site located on the Ohio River in Washington, WV. This unique site is ready for development comes with strong environmental protections. Located in the heart of the Marcellus Shale Region, this rare flat site is CSX rail served with Ohio River barge access. This is a prime location for the next mega-project in the region.

The owner is not interested in working with developers who would tie up the site and then market it. However, the owner is open to discussions with any users, qualified entities that fill out an NDA will receive access to a detailed dataroom.

Maine International Cold Storage Facility

McGowan Corporate Real Estate Advisors is exclusively representing Amber Infrastructure and Treadwell Franklin Infrastructure to seek a Lessee for the Maine International Cold Storage Facility.  McGowan is also working in close partnership with Sterling Solutions to find customers and/or an operator.

  • Freezer Warehouse | Cold Storage Facility
  • Available For Lease In Underserved Market w/ Strong Customer Demand
  • +/- 120,000 SF With Approximately 20,000 Pallet Positions
  • Maine International Cold Storage Facility, LLC, A Special Purpose Entity, Is Being Developed By Amber Infrastructure And Treadwell Franklin Infrastructure Capital In A Consortium With Eimskip.
  • MISCF Is A State-Of-The-Art Multi-Modal Refrigerated Cross Dock And Cold Storage Warehouse.
  • The Multi-Temperature Facility Is Located At The Port Of Portland w/ Access To Ocean, Rail + Highway Transportation.