17 October 2014
NHCIBOR
New Hampshire Commercial Investment Board of Realtors
Minutes of Seacoast Marketing Session
Marie Bodi and Ann Doyon with CP Management were the breakfast sponsors. Marie Bodi is one of the co-founders of the Seacoast Marketing Session from the Paleolithic Age. Ann Doyon has recently done an in-house shift from Exeter to Pease with CP and is now the site manager for the Pease properties. Ann handles the scheduling for the room that we meet in and answers the phone when the calls contain problems. She gave everyone lessons in adjusting the height of the new chairs. The breakfast was prepared for CP Management by Take Away Catering in Kittery. Marie handles new business development and has a portfolio. CP Management has expanded out across New England with their presence in Vermont and Rhode Island. They are looking for maintenance people and can manage apartment buildings in addition to the core business of office buildings. Ann and Marie both are happy to have you off load your facility headaches to their facile hands.
Cash Buyers
Tony Fallon with Tony Fallon Architecture received two recent referrals as a result of this meeting. One for Rapid Manufacturing in Hudson from Dave Grappone and the other from Anne Pope for a new home in Rye with a couple from Dallas. Tony and his wife Erin had fun in Dallas and Fort Worth.
Bob Marchewka with One Commercial has a food service group looking for 6 to 8 thousand square feet.
Ken Lambert with Exterior Designs provides cladding, metro walls, metal framing, and metal walls.
Ute Luxem with Profile Bank has money to lend so send your delightful deals her way. SBA is now under 4.9% so the time is right ripe for your investors.
Mindi Messmer with Barton & Loguidice joined us for the first time. Mindi has 25 years of experience and would like to assist lenders evaluate environmental risks.
Julie Lapham with ENH Power is an Auburn, Maine electric provider. They only offer fixed term rates and are good with business pricing.
Jim O’Donnell with 2 The Top Marketing works with his son on the other side of the country. They help you with online marketing and online business operations as well as upping your local area presence. They also fix broken websites.
Andre Tremblay with Franklin Savings Bank offers long term commercial lending and he loves construction lending. They have some 20 to 25 year commercial mortgages for below 4% rates.
Heather Rowan with Office Resources can assist with commercial furniture and move coordination. They have someone looking in the Seacoast for 1500 sf for a medical office.
Michael J. Farinola, Certified General Appraiser Licensed in New Hampshire & Maine, apprised us of his appraisal prowess.
Marc Carbonneau with Georgetown Bank offers traditional and construction financing and does lots of owner occupied real estate lending.
Don Marshall with Marshall Associates offered up a coffee shop for sale with 40 different coffee offerings which delivers a 6 figure income.
Mary Ellen Humphrey with Durham Economic Development announced an RFP for developing the former town office that is on .95 acres.
Robert Cruess with TF Moran shared that housing developments are back and they have 5 or 6 master plans in front of planning boards for single family home developments. Let him know of any good size land parcels that could benefit from this renewed interest in new homes.
Andy Ward with Colliers has a tenant looking for 2200 sf near Market Square in Portsmouth.
Nina Cutts with Institution for Savings serves up commercial real estate and business loans as well as development deals. Nina is providing the financing for the Connie Bean Center.
Al Silva with Silva Graphics of Greenland has a variety of signs that he can help with including awnings, real estate, vehicle, and vehicle wraps.
Jenn Marsh with Rochester Economic Development is rolling out another area for the 79e tax benefits. This can keep the property taxes frozen for 5 to 15 years after improving the property.
June Kulakowski with Remax on the Move joined us for the first time. She serves the North Hampton and Exeter markets.
Susan Scanlon with Commercial Properties has a number of 1031 investors looking for deals up to 15 million that are comprised of strip malls with credit and national credit tenants in Maine and New Hampshire with a possibility of peeking at Northern Massachusetts.
Carol Estes with Kennebunk Savings is a commercial lender and noted that they have an expanding presence in New Hampshire from their Southern Maine base.
David Hodgdon with PCG and ClicknFix is your small business IT outsourcing resource so sweet for 5 to 100 seats.
Christine Soutter with City of Somersworth Economic Development has 79e areas too and they just started phase three of the downtown spiffy it up project. Come on down, buy stuff cheap, and lock in the low tax rates even with adding housing upstairs.
Carrie Blair with Phenix Title is right at Pease across from Paddy’s. Carrie used to work with Gove Development and so has a background in new construction.
Timothy Sheedy with Phenix Title Services let us know they help you get the deals done.
Jim Giampa with Carey and Giampa has two ocean front buyers that are ready to go and looking for tear downs before the end of the year.
Bill Jean with Fulcrum Associates helps with tenant improvement and new construction in New Hampshire and Northern Massachusetts as well as Southern Maine.
Beth Chea with Wells Fargo returned under new auspices and is pursuing the SBA lender of the universe award.
David Speltz with Keller Williams has someone looking for 500 to 700 sf of space in Portsmouth for a higher end hair salon. David is also on the Board of Directors at Optima Bank.
Adam Johnston with St. Mary’s Bank is based in Manchester. Please keep them in mind to help you realize your expectations.
Kevin Cutler with Even Par Capital is a commercial lending advisor and draws dough from hedge funds, investment bankers, and life insurance pools. They can do loans from 50 thousand to 55 million and can get down to 3.5% with 40 year fully fixed rates. They pre-underwrite in house.
Vince Chestnut with Alpha Locksmith brings professional security to your door for sure.
Jeff Brown with TD Bank rubbed elbows with long time San Francisco Giants star Willie McCovey when Jeff was 7 years old. Go Giants!
Amy Sharp now dons the TD Bank mantle and is happy to back in the Seacoast Marketing Session swim. She was in Massachusetts and is now back to the Seacoast and Dover. Amy was happy to be the last banker for the round, but this was found not to be so (see below)!
Nick Aube with Avery Insurance asked for tips for a rookie going to the film festival.
Joe Horvath with Optima Bank was in fact the last banker for the round and let us know of his broad range of lending services from commercial, to real estate, to owner occupied.
Barbara Lizotte with Tobey & Merrill Insurance noted they have been insuring since 1920 and are adding carriers and markets.
Russ Doyle with Two International Group cannot and could not say enough good things about CP Management. Many people think they are the same company.
Ann Doyon with CP Management is the site manager for Pease.
Marie Bodi with CP Management was happy to bring such a yummy breakfast because she knows the way to the hearts of the men in attendance is through their stomach.
David Choate with Colliers has a cash buyer looking for 6 to 8 thousand sf of warehouse east of Route 125 mainly for high end car collection and repairs. They want to buy, not lease. David’s listing at Stratham Technical College has hopefully gained Juliet Marine as a tenant. An investor bought the property for 2.75 million dollars and expects to lease it to Juliet Marine.
Announcements
The statewide NHCIBOR marketing meeting occurs on the 4th Wednesday of the month from 9:00 to 10:15 at 166 South River Road in Bedford.
On 7 November 2014 there is a Core Course.
On 20 November 2014 there is a Board of Directors meeting.
Breakfast sponsorships for this meeting are all taken for 2015 and David welcomes inquiries for 2016. Heather noted that there are more near term sponsorship opportunities at the Statewide meeting.
Bob Marchewka mentioned that there are sponsorships for the annual dinner and the spiffy new website of NHCIBOR which are both good values and spots to be.
Andre Tremblay talked up membership value and encouraged all to join in.
Susan Scanlon let us know that MEREDA is planning a Development 101 Seminar on 18 November in Biddeford, Maine.
Adam Johnston talked up NHCIBOR Cares.
Listings
Tony Fallon with Tony Fallon Architecture passed around drawings for converting the Our Lady of Peace Church in Berwick, Maine to a function facility. Tony’s hockey friend, Bill Green, who both works in the food service industry and is a Century 21 agent in Kittery, has this listing and sees this as a great use for the former church. It is located across the street from the waterfalls and a future waterfront park. Shined up Somersworth is just across the river and this site is also next to Kennebunk Savings Bank.
Bob Marchewka with One Commercial has repositioned 30 Mirona Road in Portsmouth for the owners, PCG. They have 1500 sf of office space and are going to start marketing it for individual offices for somebody looking to spend 200 to 400 dollars per month. This is an easily accessed good location with free parking and internet, near day care and a great coffee shop.
Ken Lambert with Exterior Designs let us know of a charity he is involved with, keepsoundminds.org, that promotes awareness for mental health topics. Kelly Ayotte has taken an interest in this organization.
Ute Luxem with Profile Bank has a 1 acre property available next to their location on 108 in Somersworth. They have decided they do not need it and welcome other possible users, who aren’t banks, to contact them.
Mindi Messmer with Barton & Loguidice can quickly help assess if there are hazmat challenges to properties and boil it down to simple terms. Mindi can help from a small thing like a gas station to large scale stuff.
Julie Lapham with ENH Power has had some good luck with bulk quotes for a group of businesses or a group of properties managed by the same property manager.
Jim O’Donnell with 2 The Top Marketing helps with your business presence online. The default presence that often shows up is fraught with inaccuracies and looks quirky. Jim helps them be correct and snappy looking.
Andre Tremblay with Franklin Savings Bank covers all of New England and can go further a field, like to North Carolina, at times.
Heather Rowan with Office Resources can start with a chair and go up to large companies with offices all over the world. They are helping with the new Sports Med in Exeter, architectural offices at ProCon, and a Concord Hospital offsite unit.
Marc Carbonneau with Georgetown Bank can help with deals that have jumped out of the box and can be competitive with structured terms and conditions.
Don Marshall with Marshall Associates helps people to get a handle on the value of their business.
Mary Ellen Humphrey with Durham Economic Development says to share your listings with her so she can list them on their website for free and favorable viewings. Mary Ellen also has some 79e freezing of property tax rates after development to serve up along with ERZ incentives.
Robert Cruess with TF Moran passed around a New England Real Estate Journal where they have been featured 15 times. The project in this issue is the distribution center for UPS in Londonderry that covers 600,000 sf. They provided civil, survey, traffic engineering, environmental engineering and structural engineering services. This was permitted in 90 days.
Andy Ward with Colliers highlighted a Stratham offering next to Talbots that is 2500 sf and 13 dollars psf NNN. This is good for an operation that likes to be close to retail with 23,000 vehicles per day and good parking.
Nina Cutts with Institution for Savings is a commercial lender offering long term fixed rates for 10 years under 4%.
Al Silva with Silva Graphics noted that the Breakfast Hill strip center property has 3 units for lease.
Jenn Marsh with Rochester Economic Development has 5 listings with one being where the Portable Pantry used to be. They do have a craft beer location going with 40 craft beers brewing.
June Kulakowski with Remax on the Move has a 1355 sf retail location in downtown Exeter that is peachy and is going now for 273 thousand dollars which is down from 289 thousand. Come on down to this well appointed spot.
Ralph Pope with Coldwell Banker has a small office at 861 Lafayette Road with 1400 sf on the second floor going for 1000 dollars per month modified gross. Ralph also has a tanning salon with equipment in Somersworth for 159 thousand dollars. Low entry dollars for good income dollars.
Susan Scanlon with Commercial Properties has a Class A single tenant space available with 9,000 sf that could expand to 20,000 sf. The location is 4 Shape Drive in Kennebunk which is a medical & physical therapy setting.
Carol Estes with Kennebunk Savings Bank noted she is doing loans for the SBA 504 money that is a little under 4.8% and is good for equipment loans for doctors and dentists.
David Hodgdon with PCG and ClicknFix sells computer stuff in addition to computer services. They have lots of tablets and notebooks ready to go and get you going.
Christine Soutter with City of Somersworth Economic Development is going to be on the injured reserve roster for a short while with a back operation coming up. Christine anticipates being back with us at the dawning of 2015 in January. In the meantime, please contact Dave Sharples at 603-692-9517 or dsharples@somersworth.com. Chris wants to stay in the loop too and return emails and calls as much as she can. She is sure that, if she starts watching daytime TV, she’ll have to be checked back into the hospital for other reasons. Christine shared some shared use of one of their mill spaces that Eric Chinburg owns. These cooperative works spaces are working amazingly well and can be rented by the month or year.
Carrie Blair with Phenix Title is right around the corner.
Timothy Sheedy with Phenix Title Services is one of 6 attorneys they have and cover Maine, Massachusetts, and New Hampshire. David Choate asked how quick they can respond. Tim said they did one in three days that was a cash transaction and had fallen apart with another party. Andre Tremblay offered kudos for Tim noting he can look for other things beyond the title.
Greg Gagalis with Carey & Giampa has 29 Lafayette Road in North Hampton where the Cranberry Bog business is for sale. $299,900 buys the property only.
Jim Giampa with Carey & Giampa has 38 Depot Square in Hampton where the tenants are long term and solid, the caps are 9 to 10, the advertising is large with a giant billboard, and the price is 895 thousand dollars. Chew on that.
Bill Jean with Fulcrum Associates offers Construction Management services and has a 5000 sf imaging suite going into Bedford and a project with 2010 market rate rentals.
Beth Chea with Wells Fargo likes construction lending and tenant improvement lending too. Fear not for Beth is afraid not of these loan types.
David Speltz with Keller Williams has 652 Central Avenue in Dover with two offices for lease and a Portsmouth 1200 sf executive apartment rental with furniture.
Adam Johnston with St. Mary’s Bank has a lot of loans in the 2.5 million dollar range and goes up to 6 million dollars.
Kevin Cutler with Even Par Capital is a commercial lending advisor offering non-recourse and fully assumable funding along with HUD financing, new construction, refinance, and purchase.
Vince Chestnut with Alpha Locksmith urged all to be proactive with identity theft protection.
Jeff Brown with TD Bank is a commercial lender based in Dover. Jeff has a personal philosophy that the lending is just the beginning of what he looks at for you. His background as a CPA can help him offer tips, tricks, and paths that can help optimize your course so as to achieve success.
Amy Sharp with TD Bank was happy to be the last female banker on the round.
Laura Farago with Colliers has 36 Industrial Way in Rochester where Cabletron used to be and there is 3,000 sf to 48,000 sf available for 5.50 dollars psf. Come on down and get Class A office space for industrial pricing and the landlords want to help good tenants grow. Pricing is based on the first year’s rent of 1 dollar psf NNN with nets of $4.50/sf.
Bob Viel with Remax Insight covers Maine and New Hampshire. Bob has a restaurant in Kennebunk that is successful and turnkey. President Bush picks up his takeout there. On First New Hampshire Turnpike in Northwood, Bob has a commercial/residential offering for $279,900. In Nottingham, Bob has a mill condo whose price just plummeted from $499,000 to $424,900 and dons a 16 cap.
Joe Horvath with Optima Bank offers excellent local service and noted that David Speltz is one of their directors who helps direct quick turnarounds on loan applications. Joe is happy to be the last banker on the round in the end.
Barbara Lizotte with Tobey & Merrill Insurance offers a Certificate of Insurance course along with a full line of insurance.
Russ Doyle with Two International has approvals for a new building at 35 New Hampshire Avenue that is going to go for 14 dollars psf NNN. David Choate noted that there is lots of space to be had at Pease and so it is a good time to shift on in to the flight line locale.
Ann Doyon with CP Management is the site manager for Pease and is always walking the properties and fielding tenant complaints. Ann is the liaison who rents out the garage and gym and keeps things percolating properly.
Marie Bodi with CP Management allowed that Ann has a great personality for politely handling incoming angst and quickly solving sweetly. Marie also unveiled their new sparkling logo.
David Choate with Colliers has just re-listed several spaces at the City of Dover’s non-profit only McConnell Center where non-profits can set up a 300 to 600 sf office for 6.50 dollars psf NNN.
Haves and Wants
Tony Fallon with Tony Fallon Architecture is also fishing for work for Banwell Architects allowing pursuit of even larger projects in team with a fellow volunteer at Waterville Valley Adaptive Sports who works for Banwell. Tony is doing a cold dunk for dollars for this charity:
https://watervilleadaptive.ejoinme.org/?tabid=553835&joinme=37730
Bob Marchewka with One Commercial is getting lots of interest, calls, and offers on land parcels in Durham, Exeter, and Brentwood.
Ute Luxem with Profile Bank keeps all their commercial loans in house for quick and excellent service.
Mindi Messmer with Barton & Loguidice can guide you to a clean site quickly.
Julie Lapham with ENH Power is proud of their selection as the number 1 electrical power provider in the Fortune 500 for the 2nd year in a row. They received this designation not just because of quick growth, but because of customer satisfaction as well. ENH never offers variable rates and urges caution in entering a plan that has variable rates at any point of the term.
Jim O’Donnell with 2 The Top Marketing helps you develop a strong local presence and a rank that is high on the totem pole.
Andre Tremblay with Franklin Savings Bank is a true real estate lender. It is all he has ever done and it is all he has ever known so he is knowledgeable in this game.
Heather Rowan with Office Resources played off Jeff and Marie’s proffering that they can see the field and help you with more than the task at hand. She has an Interiors background and so can help with finishes. They also do some gratis fit up peeks at potential spaces and helped Ralph determine how much room a client should seek.
Michael J. Farinola, Certified General Appraiser Licensed in New Hampshire & Maine, likes coming here to see to whom he is talking on the phone.
Marc Carbonneau with Georgetown Bank has a new office at 1 Portsmouth Avenue in Stratham where CP Management is the facile property manager.
Don Marshall with Marshall Associates enjoyed the story of Jeff Brown meeting Willy McCovey at the age of 7.
Mary Ellen Humphrey with Durham Economic Development is a broker’s best friend. Mary Ellen is willing and able to help you. She has someone looking for a 3,000 to 4,000 sf bakery.
Robert Cruess with TF Moran has a good bank site in Claremont. Robert popped up with more baseball trivia since he did some work for Ted Williams.
Andy Ward with Colliers has 40 Elmo Lane in Rochester at Exit 16 where there is 21,400 sf of industrial that was built in 2006 and is unique in that it is a rare, modern, high bay that has power and compressed air throughout the warehouse. The lease rate is $4.50 NNN with nets of $2.30 and it can be bought for 1.27 million dollars. There is visibility too at this quality location.
Al Silva with Silva Graphics can help with websites too.
Jenn Marsh with Rochester Economic Development has great spaces and noted that Great Bay Community College is expanding.
June Kulakowski with Remax on the Move has a nice listing at 153 Water Street in downtown Exeter that she would love to show you. Also for the business owners coming into the state, June has 3 nice residential lots in Somersworth, Strafford, and Hampton Falls.
Ralph Pope with Coldwell Banker has a site search on for 10,000 to 15,000 sf of Class A office space near West Street and 108 in Somersworth.
Susan Scanlon with Commercial Properties is hiring a tenant representative for the greater Portland area. This will be a buyer’s representative and Susan will train.
Carol Estes with Kennebunk Savings Bank donned her other hat with Regional Economic Development where they provide gap financing for those short on the required down payment.
David Hodgdon with PCG and ClicknFix is looking for people with IT clogs that have 5 to 100 seats. New Hampshire Glass and Fresh Market are two clients. Dave has a referral fee for you.
Christine Soutter with City of Somersworth Economic Development is seeing a lot of activity on High Street at the Good Will Plaza. Get in on the ground floor in Somersworth!
Timothy Sheedy with Phenix Title Services offers real titles with real attorneys in real time.
Greg Gagalis with Carey & Giampa has 95 Lafayette Road in Hampton Falls with 4,500 sf going for $349,900. Current tenants are out on 1 November and a lease will be considered too.
Jim Giampa with Carey and Giampa has a strip mall in Barrington with 9 residential units and 3 commercial units on 2.5 acres. This is an 8 cap and could be as high as a 10 cap.
Bill Jean with Fulcrum Associates is also doing some logo jogging after 25 years in business where they find their best value is early on and help with realistic construction budgets.
Beth Chea with Wells Fargo helps with business acquisitions and expansions via SBA owner occupied programs.
David Speltz with KW Commercial again is looking for 500 to 700 sf for a high end hair salon. He also has two small spots available near Wentworth Douglass.
Kevin Cutler with Even Par Capital is doing some webinars on how to get and keep good credit.
Vince Chestnut with Alpha Locksmith does not use grade 3 locks ever which are what you often get at hardware stores. Vince uses Grade 2 typically which are much better quality. Hospitals are the ones that use Grade 1. Mike Farinola opined that good locks gain higher appraisals as they are one of the first experiences one has with a building.
Jeff Brown with TD Bank serves up concierge small bank service with big bank resources and has the pot boiling to get your spaghetti ready to throw up against the wall. Jeff wants to help you close, not get close.
Amy Sharp with TD Bank is your commercial real estate partner and can help with marketing and creative financing.
Laura Farago with Colliers has the former Hostess site in Rochester on Hancock Street that is going to auction in early November. It is listed for $295,000, is a good location, entails 9,750 sf, and has good parking.
Bob Viel with Remax Insight has had other than favorable experiences with auction.com. In Somersworth, Bob has 2.17 beautiful acres for $95,900 and in Rochester there is a turnkey pizza place at 83 Charles Street that is a 9 cap. Bob also has a 6 unit in Farmington that is an 11 cap.
Joe Horvath with Optima Bank helps with commercial real estate and industrial financing.
Russ Doyle with Two International Group is looking forward to finishing 35 New Hampshire Avenue.
Marie Bodi with CP Management thanked Adam Johnston for promoting NHCIBOR Cares and enjoyed the laughter today.
David Choate with Colliers is on the board for A Safe Place (which is merging with SASS) the new organization is looking for 2,500 to 3,5000 sf of below market rate space that is ADA compliant. Something in the area of 12 bucks psf is the picture and the location sought is Greater Portsmouth.
Note from Tony Fallon Architecture: These Minutes are what I understand people to have said at this meeting. Please contact people referenced to verify and clarify.
Next Meeting is 8:00 – 9:45 am Friday 21 November 2014 at
One New Hampshire Avenue, Third Floor Conference Room
Pease Tradeport
The sponsor will be Newburyport 5 Cents Savings Bank