ULI fall meeting - 102711 curtis spencer - 411 theater - the...

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The Panama Canal Expansion and Impact on Industrial Real Estate Presented by : Curtis Spencer, President IMS Worldwide Inc. Jim Curtis, Managing Partner Bristol Group Jim Flynn, President The Carson Companies Moderated by: Ed Schreyer, Executive Managing Director Industrial Services CBRE

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Transcript of ULI fall meeting - 102711 curtis spencer - 411 theater - the...

Page 1: ULI fall meeting - 102711   curtis spencer - 411 theater - the panama-canal_expansion_and_impact_on_industrial

The Panama Canal Expansion and Impact on Industrial Real Estate

Presented by :Curtis Spencer, President IMS Worldwide Inc.

Jim Curtis, Managing Partner Bristol Group

Jim Flynn, President The Carson Companies

Moderated by:Ed Schreyer, Executive Managing Director Industrial Services CBRE

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The Panama Canal:Impact on Industrial

Real Estate

Curtis Spencer, PresidentIMS WORLDWIDE INC.

Member of the 9th and 10th COAC committee

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Supply Chain Trends

• Slow Steaming

• Environmental Concerns

• Costs – Door to Door today

• Labor Issues – EC looks like WC!

• Panama Canal Expansion – 2014

• Suez Canal – Pirates?

• Recession 2?

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Shanghai to North American Ports: Slow Steaming Effects –

2000 & 2011

Source: ShipmentLink.com (Evergreen) Sailing SchedulesFrom China, it takes about 2 weeks to bring cargo to the west coast and about 4 weeks to bring it in on the east coast. (2000)

3517

34

36 36

17

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Source: ShipmentLink.com (Evergreen) Sailing SchedulesFrom China, it takes about 2 weeks to bring cargo to the west coast and about 4 weeks to bring it in on the east coast. (2000)

3517

34

36 36

17$1,533

$3,034

$2,950

Shanghai to North American Ports: Slow Steaming Effects –2000 & 2011

Pricing as of October 2011

$1,200$3,100

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Source: ShipmentLink.com (Evergreen) Sailing SchedulesFrom China, it takes about 2 weeks to bring cargo to the west coast and about 4 weeks to bring it in on the east coast. (2000)

3517

34

36 36

17$1,533

$3,034

$2,950

Shanghai to North American Ports: Slow Steaming Effects –2000 & 2011

Fuel Surcharges-Worse!

$1,200$3,100

+ $712+ $867

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“The Earth is Round”New Routes to the New World!

Narvik, Norway

Vostochny, Russia

Hong Kong, China

Singapore

Rotterdam, Netherlands

Prince Rupert, Canada

SavannahNorfolk

New York

Los Angeles

Lazaro Cardenas

Punto Colonet

North China

HOUSTON Bombay

Sydney NS

NEW Routes for Imports into the USA

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2005 2006 2007 2008 2009 2010 2011

Mill

ion

s o

f TE

Us

LA LB

NY/NJ Savannah

Oakland Houston

Hampton Roads Seattle

Tacoma Charleston

U.S. Key Port Growth

2005 - 2011

* 2011 TEUs annualized based on actual current

TEU volumes

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East Coast Ports: Current Channel Depth, Ship Capacity

Source: VPA

NY/NJNY/NJMiami

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z

Megapolitans

Sources: Population, employment, and real estate growth forecasts by Robert Lang and Arthur Nelson of the Metropolitan Institute at Virginia Tech and Phil Hopkins of

Global Insight; Business 2.0, November 2005

East Coast-West Coast TEUCost Line Equilibrium- Sept. 2010

I-35 Corridor +40%

Gulf Coast Belt +31%

Cascadia +38%

Norcal +35%

Southland +35%

Valley of the Sun +81%

Great Lakes Horseshoe +10%

Atlantic Seaboard

+12%

Southern Florida +52%

Equilibrium

Line Q2 2011

I-85 Corridor +35%

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East Coast Perspective

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EC Ports will Grow because:

• Increasing Eastern Europe/Indian Trade- Via the Suez. “Watch out for Pirates!”

• Increasing S. American (Brazil, Chile, etc)

• GDP Growth

• Proximity to Major Markets

• Small increase in Asia-US trade through Panama and Suez routings.

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WC Ports will Grow because:

• Increasing Asian China Trade (GDP lowered to 9% Growth Rate)

• Increasing SE Asia Trade, non-China• GDP Growth• Proximity to quicker/cheaper Intermodal

Routings that can penetrate to within 250 miles of East Coast.

• Small decrease in market share of China-based-US trade through Panama and Suez routings.

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Panama Canal Bottom Line• BALANCE – In Market Share after 2014 will be the

answer. Approx. 52%-48% today, 50%-50% after 2014.

• IF- Ocean Carriers re-work pricing after Panama Canal Expansion- lowering prices by 30% for all water, compared to LA/LB + Intermodal, AND the RRs do not drop correspondingly—you could see 10%-20% Market Share drop from WC to EC.

• Likelihood of this happening? 1 in 10.

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Actual Market Share by Route2009-2011

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Recession 2? Are we heading there?

• I personally don’t think so, but….

• Slow Growth – Yes

• GDP Growth 1.2% this year, 1.5% next

• Gridlock in DC? YES!

• But, no Obama-care implementation

• No change in deficit.

• “Kick the can down the road” is the song! We all know it, so start singing!

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How do we fix it?

• Flat Tax – No Deductions – 17%. <$50,000, no tax

• No estate tax or cap gains tax.

• SS tax and Medicare tax without a ceiling.

• Move SS benefits to 69 in 2025 – plenty of $$

• GDP Growth would jump by 2% to reach 3.2% this year, 3.5% next!

• Free the Commerce Department by eliminating CVD and AD on any raw material and component for import into the USA. Would add 1-2 Million Jobs! And $500 Billion in Exports.

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Bottom Line for Industrial RE?

• Stay in the Markets where the PEOPLE ARE!

• Invest where they PEOPLE ARE GOING TO BE!

• 10 and 20 year Demographics are changing.

• Northeast did not sustain the “hit” that everyone predicted, because of the Recession.

• Florida and PHX actually stayed the same over the past 5 years!

• Look for where the demographic trends are likely to emerge in 10 year segments and plan accordingly.

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LA/LB: 40MDallas: 45M

Atlanta: 60M

NY/NJ: 120M

Chicago: 80M

POPULATION REACH BY MARKET.

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z

Megapolitans

Sources: Population, employment, and real estate growth forecasts by Robert Lang and Arthur Nelson of the Metropolitan Institute at Virginia Tech and Phil Hopkins of

Global Insight; Business 2.0, November 2005

Population Forecast 2005 for 25 years

I-35 Corridor +40%

Gulf Coast Belt +31%

Cascadia +38%

Norcal +35%

Southland +35%

Valley of the Sun +81%

Great Lakes Horseshoe +10%

Atlantic Seaboard

+12%

I-85 Corridor +35%

Southern Florida +52%

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z

Megapolitans

Sources: Population, employment, and real estate growth forecasts by Robert Lang and Arthur Nelson of the Metropolitan Institute at Virginia Tech and Phil Hopkins of

Global Insight; Business 2.0, November 2005

Population Forecast 2011-After the Recession – same 25 Years

I-35 Corridor +40%

Gulf Coast Belt +45%

Cascadia +31%

Norcal +30%

Southland +30%

Valley of the Sun +60%

Great Lakes Horseshoe +18%

Atlantic Seaboard

+18%

I-85 Corridor +40%

Southern Florida +42%

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Invest Re-DevelopDevelop Operate

Jim Curtis

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• Labor Arbitrage

• Transportation/Energy Costs

• Manufacturing Redundancy

• Population Centers

Drive supply chain decisions

Globalization, Labor Arbitrage and Supply Chain Costs Define the Modern Business Process Model

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Transportation50%

Inventory22%

Labor10%

Customer Service 8%

Rent 4%

Admin 3%

Supplies 2%

Other Warehouse 1%

Logistics CostPercent of Total

Source: Establish Inc. / Herbert Davis Company

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Imports

% of US imports in 2006

Suez Canal

6% of Asian imports

Panama Canal

19% of Asian imports

75% of Asian Imports go via the Pacific to California

Average Navigation Time from China to US East Coast

21.1 days 21.6 days

Transit via California: 18.3 days-- 12.3 days sailing, 6 days rail

Source: USDA Report, Impact of Panama Cana Expansion on the US Intermodal System, January 2010

Approximate # of ships passing through in 2008

18,000 15,000

Share of Seaborn Trade

10% 5%

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THE FUTURE OF INDUSTRIAL REAL ESTATE WILL BE SHAPED BY:

• Infrastructure/Multimodal Connectivity

• Climate Change/Environmental Considerations

• Energy/Transportation Costs

• Users’ preoccupation with reliability and supply redundancy

• Population Centers and/or Transloading Centers

• Whether Manufacturing Centers shift to other areas (Insourcing, Mexico, China, Vietnam, Indonesia - ?)

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Carson Estate TrustJim Flynn

• Private REIT• Incorporated in 1914• Developer/Acquirer of Warehouse/Logistics

Style Buildings• Focused on Southern California and

Houston, Texas• 11 million square feet

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• Relative World Labor Rates• Value of the Dollar• Cost of Transportation• Cost of Raw Materials

Macro Trends That Will Affect the Flow of Goods

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China Versus MexicoManufacturing

China Mexico

Currency vs. U.S. $ (last 5 years) +20% -19%

Shipping to U.S. 3-4 Weeks 1-2 Days

Duties Up to 23% None or Very Low

Intellectual Property Weak Enforcement Protected

Fully Burden Labor Rates $1.00-$1.50/hr. $2.50-$3.00/hr.

Projected Trend: Manufacturing slowly moves back to North America. Demand for Panama Canal could decline.

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U.S. Population & Consumption

West Coast Gulf & East Coast

Population 46% 54%

Total Retail Sales 54% 46%

Loaded Inbound TEU’s 56.6% 43.4%

Conclusion: Regions most economically serviced by water, already serviced. Only small increase in traffic through the Panama Canal may result.

Source: Grubb & Ellis, Port Websites

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Q & A