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BizjrnlJuly2013B

BizjrnlJuly2013B

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Published by The Delphos Herald
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Published by: The Delphos Herald on Jul 03, 2013
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B
    I    N   S    I    D    E
THE
 
B
usiness
 J
ourna
l
OF WEST CENTRAL OHIO
July 2013
Check out our website www.kandlreadymix.com
10391 St. Rt. 15 • OTTAWA
419-523-4376
5511 St. Rt. 613 • McCOMB
419-293-2937
U.S. 224 & 115 • KALIDA
419-532-3585
24384 St. Rt. 697 • DELPHOS
419-692-3431
300 Putnam Dr. • LEIPSIC
419-969-0548
900 JOHN BROWN RD. • VAN WERT
419-238-4140
Quality service since 1957 
We offer our customers the best of quality products along withcourteous and knowledgeableinformation about our productsand our industry.
WE OFFER A VARIETY OF BUILDING MATERIALS
K&L READY MIX OFFERS A WIDE VARIETYOF BRICK AND STONE TYPES
Varying sizes, shapes, colors and textures for any project! 
COMPUTERIZED DISPATCH SYSTEM
Our computer dispatching system helps with both timely delivery and efficiency,thus allowing us to serve you, our customers better.
K & L
Brick • Block • Concrete
READYMIX
 L 
Deadline for submission is August 30, 2013
The Hancock Leadership program is now accepting RFPs from local organizationsto help the 2014 class choose their local service project. The project proposal musthave a central service component, and be community oriented; it must be able to becompleted on or before June 30, 2014; and funding cannot exceed $15,000. Select ap-plicants will have the opportunity to present their projects to the class on October 9,2013. Proposals must be submitted to the Chamber no later than August 30, 2013 forconsideration.Recent Hancock Leadership class projects include the re-building of the J.T. BoydPavilion at Camp Berry, hosting a Bicentennial Festival at the Hancock County Fair-grounds for local families, Constructing a greenhouse for Blanchard Valley Center, cre-ating a multi-sensory playroom for Special Kids Therapy; preparing the ReStore build-ing and hosting a grand opening there for Habitat for Humanity; Moving 16 agenciesinto the Family Center; and the construction of the All-Star Playground at the Cube.Additional details are available at FindlayHancockChamber.com. Contact HancockLeadership Coordinator Sheri Murphy at 419.422.3313, or email leadership@Findlay-HancockChamber.com for more information. Download RFP guidelines here:http://www.findlayhancockalliance.com/Assets/MemberInvolvement/2013Downloads/HL%20RFP%202014.pdf/ .About Hancock Leadership:HL ’14 will participate in a nine-month seminar program which will begin with aSaturday retreat in August. During the class year, members will be exposed to manyaspects of the Findlay•Hancock County community including agriculture, city/countyinfrastructure, local history, legal system, public safety, business & economic develop-ment, health & human services, education and arts & media.HL is an affiliated program of the Findlay Hancock County Chamber of Commerceand is an investment in the future of Findlay and Hancock County. The program’smission is to develop and cultivate all people with a passion to serve our communitythrough a dynamic learning experience that encourages self-discovery, fosters relation-ships and inspires stewardship.
Hancock Leadership now accepting 2014 class project RFPs
 
2B
The
Business
Journal
July 2013
“Put your dreams in our hands”
202 N. Washington StreetDelphos, OH 45833Office: 419-692-2249Fax: 419-692-2205
WWW.SCHRADERREALTY.NET
S
CHRADER
R
EAlty
 
llC
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Sprawling17000+ sq ftcommercialbuilding awaits! 3Floors! New Roof 2011, buildingrepainted 2008,Basement, park-ing lot & so muchmore! Call Jodifor more details.
212 N. Main St., Delphos
 A must see downtown commercialbuilding! Rental income available andresidential living upstairs that is truly amust see to believe! 6800+ sq ft, Roof & windows new within 7 yrs! top floor has master bedroom with master bath,newer kitchen, fireplace, appliances &flat screen TV in kitchen to stay! Laun-dry Room, walk in closet or to be usedas 2nd bedroom. Basement has a wholebuilding air purifier throughout & somuch more! Call Krista for more details.
151 W. Second St., Delphos
Commercial/Industrial
Real Estate
The commercial real estate industry con-tinues to show robust and consistent growth,despite a sluggish economy and the indeci-sion of governmental sequestration, accord-ing to the latest CCIM Quarterly MarketTrends report. CCIM Institute (www.ccim.com), one of the largest commercial real es-tate networks in the world, released the re-sults today in partnership with the NationalAssociation of REALTORS®. The reportfeatures the findings of CCIM’s 13,000 in-fluential, industry-leading members.The report shows that in 2012, commer-cial real estate investment sales increasedfor the fourth consecutive year, with an up-tick of 18 percent year-over-year in sales of properties less than $2.5 million. In fact, theyear ended with a deal frenzy of $98 bil-lion in total 4Q12 sales, setting a post-2007record for the greatest amount of fourth-quarter investment activity.“The numbers speak clearly, particularlythe figures besting recession-era data, dem-onstrating dependable progress that inves-tors can act upon, and fundamentals areexpected to steadily improve,” said GeorgeRatiu, manager of the National Associationof REALTORS® qualitative and commer-cial research. “With moderate gains in em-ployment and consumer spending, absorp-tion for office, industrial, and retail spaceswill continue to grow, driving availabilityrates lower.”Additionally, CCIM members participat-ing in the national survey cited a 53 percentincrease in transaction volume in 2012,driven primarily by investors who werelooking to sell assets. Property prices havestabilized in most markets, with 30 percentof respondents reporting price increases and50 percent saying property prices remainedthe same in their markets.Apartments: Attractive InvestmentApartments attracted the largest volumeof investment dollars in 2012, followed byoffice, retail and industrial properties. It ispredicted that apartment demand will con-tinue on a strong upward trajectory in 2013as household formation increases and homesupply lags in most markets, according tothe report. More good news: Real estateprices gained traction across all commer-cial real estate categories, with a 12 percentyear-over-year increase across all sectors.Vacancy in all commercial real estatecategories is projected to decline as absorp-tion increases, and rent growth is expectedin the office, industrial and retail sectors
Commercial real estate marketshows signs of stability for investors
LET THE STRENGTH OF OUR  PEOPLE PLACE   AND  PARTNERSHIP WORK FOR YOUR COMPANY.
 
FOR MORE INFORMATIONCONTACT:ALLEN ECONOMICDEVELOPMENT GROUP144 SOUTH MAIN STREETSUITE 200LIMA, OHIO 45801PHONE: 419.222.7706WWW.AEDG.ORGWAGNERM@AEDG.ORG
A REGIONAL WORKFORCE OF OVER 220,000 SKILLEDAND TALENTED EMPLOYEES ARE READY TO GO TOWORK. THE BOOK “WHAT AMERICA DOES RIGHT’ NAMESTHE WORKFORCE AT THE LIMA PROCTER AND GAMBLEPLANT AS ONE OF THE 15 BEST HIGH PERFORMANCEORGANIZATIONS IN THE UNITED STATES. THE STRENGTHOF THE MIDWESTERN WORK ETHIC IS AT THE HEART OFTHE PEOPLE OF LIMA AND ALLEN COUNTY.ALLEN COUNTY LEADERSHIP TAKES AN ACTIVE ROLEIN ASSISTING BUSINESS GROWTH AND DEVELOPMENT.TAX INCENTIVES, TRAINING ASSISTANCE, LOWINTEREST LOANS, SITE LOCATION ASSISTANCE ANDINFRASTRUCTURE UPGRADES ARE A FEW OF THESERVICES PROVIDED BY COOPERATIVE PUBLIC SECTORPARTNERS THROUGHOUT ALLEN COUNTY.
THE STRENGTH OF PLACETHE STRENGTH OF PEOPLETHE STRENGTH OF PARTNERSHIP
See satability, page 5B
 
July 2013
The
Business
Journal
3B
p | 419 628.4240w | www.garmannmiller.coma | 38 S. Lincoln DriveMinster, OH 45865 
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7 steps to a hot commercial real estate deal
There’s an old joke in commercial real estate: If you think nobody cares you’re alive, just miss a few mortgage payments.Unfortunately, there was a lot of that going on during the credit crisis that started in2008, as commercial real estate values went into a freefall. According to the Massachu-setts Institute of Technology Center for Real Estate, commercial property values fell by10.6% in the fourth quarter of 2008, alone – the biggest price drop since 1984.But to savvy real estate investors, times of lower prices typically reveal genuine in-vestment opportunities. For instance, according to a survey by Marcus & Millichap RealEstate Investment Services, of 1,129 commercial property investors, 51% planned to in-crease commercial real estate allocations during the 2008 credit crisis.So, despite the significant drop-off in acquisition plans from the peak in 2005, morethan half of investors still planned to increase their commercial real estate holdings. Amere 11% planned to reduce their real estate portfolios in 2009.
Finding a Good Commercial Real Estate Deal
Ask any real estate professional about the benefits of investing in commercial prop-erty and you’ll likely trigger a monologue on how such properties are a better deal thanresidential real estate. Commercial property owners love the additional cash flow, thebeneficial economies of scale, the relatively open playing field, the abundant market forgood, affordable property managers and the bigger payoff from commercial real estate.But how do you evaluate the best properties. And what separates the great deals fromthe duds?Like most real estate properties, success starts with a good blueprint. Here’s one tohelp you evaluate a good commercial property deal.
1. Learn What the Insiders Know
To be a player in commercial real estate, learn to think like a professional. For example,know that commercial property is valued differently than residential property. Income oncommercial real estate is directly related to its usable square footage. That’s not the casewith individual homes. You’ll also see a bigger cash flow with commercial property. Themath is simple: you’ll earn more income on multifamily dwellings, for instance, thanon a single-family home. Know also that commercial property leases are longer than onsingle-family residences. That paves the way for greater cash flow. Lastly, if you’re in atighter credit environment, make sure to come knocking with cash in hand. Commercialproperty lenders like to see at least 30% down before they’ll give a loan the green light.
2. Map Out a Plan of Action
Setting parameters is a top priority in a commercial real estate deal. How much canyou afford to pay? How much do you expect to make on the deal? Who are the key play-ers? How many tenants are already on board and paying rent? How much rental space doyou need to fill?We’ll show you how to turn $1k to $10k - 100% free!
3. Learn to Recognize a Good Deal
The top real estate pros know a good deal when they see one. What’s their secret? First,they have an exit strategy – the best deals are the ones where you know you can walkaway from. It helps to have a sharp, landowner’s eye – always be looking for damagethat requires repairs, know how to assess risk and make sure to break out the calculator toensure that the property meets your financial goals.
4. Get Familiar With Key Commercial Real Estate Metrics
The common key metrics to use for when assessing real estate include:• Net Operating Income (NOI)The NOI of a commercial real estate property is calculated by valuating the property’sfirst year gross operating income and then subtracting the operating expenses for the firstyear. You want to have positive NOI.• Cap RateA real estate property’s “cap” – or capitalization – rate, is used to calculate the value of income producing properties. For example, an apartment complex of five units or more,commercial office buildings, and smaller strip malls are all good candidates for a cap ratedetermination. Cap rates are used to estimate the net present value of future profits or cashflow; the process is also called capitalization of earnings.• Cash on CashCommercial real estate investors who rely on financing to purchase their propertiesoften adhere to the cash-on-cash formula to compare first-year performance of competingproperties. Cash-on-cash takes the fact that the investor in question doesn’t require 100%cash to buy the property into account, but also accounts for the fact that the investor willnot keep all of the NOI because he or she must use some of it to make mortgage pay-ments. To uncover cash on cash, real estate investors must determine the amount requiredto invest to purchase the property, or their initial investment.
5. Look for Motivated Sellers
Like any business, customers drive real estate. Your job is to find them - specificallythose who are ready and eager to sell below market value. The fact is that nothing hap-pens - or even matters - in real estate until you find a deal, which is usually accompaniedby a motivated seller. This is someone with a pressing reason to sell below market value.If your seller isn’t motivated, he or she won’t be as willing to negotiate.
6. Discover the Fine Art of Neighborhood “Farming”
A great way to evaluate a commercial property is to study the neighborhood it’s lo-cated in by going to open houses, talking to other neighborhood owners, and looking forvacancies.
7. Use a “Three-Pronged” Approach to Evaluate Properties
Be adaptable when searching for great deals. Use the internet, read the classified adsand hire bird dogs to find you the best properties. Real estate bird dogs can help you findvaluable investment leads in exchange for a referral fee.The Bottom LineBy and large, finding and evaluating commercial properties is not just about farmingneighborhoods, getting a great price, or sending out smoke signals to bring sellers to you.At the heart of taking action is basic human communication. It’s about building relation-ships and rapport with property owners so they feel comfortable talking about the gooddeals - and doing business with you.

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