Tuesday, June 21, 2011

Retailers looking for Business Opportunties 迎商機 金雞母店面紅火

記者陳慈暉洛杉磯報導 March 03, 2011
Article Source: 世界新聞網-北美華人社區新聞 - 迎商機 金雞母店面紅火

美國世界大型企業聯合會日前統計顯示,2月份美國消費者信心指數大幅上升至三年來最高水準,顯示美國消費者對經濟走勢更加樂觀。不僅消費市場出現經濟復甦曙光,許多大型零售商也開始評估所在商圈的人潮、買氣,開始班師更具競爭力的據點,以迎接市場回春第一波商機。

國際商業不動產協會董事許惠欽表示,不但大型零售商開始布局,不少華資商家也鴨子划水,找尋更富商機的金雞母店面。

許惠欽指出,商家四處打聽商場房東或物業管理公司的評價,不少商家甚至選擇跟從主流連鎖店選點腳步,因為這些連鎖企業事先都會進行評估,更會慎選理想的商場房東或專業物業管理公司。

遠瀛商業投資顧問公司執行長吳程遠說,有星巴克(Starbucks)進駐的商場,不僅是為商場業主的管理口碑背書,也有匯聚人潮及買氣的利基。

吳 程遠指出,目前開設餐館、火鍋店、茶水店、冷飲店,仍是華裔商家投資的首選,這些類型的商家偏好選擇有銀行、公司行號進駐的商場,因為這類多元性商場,白 天有銀行、公司員工當基本消費群,到銀行、公司洽公的人是額外的客潮,晚上銀行、公司員工下班,停車場空出的停車位,正好可迎接下班休閒、親友聚餐的客 人。

吳程遠說,每平方呎3.5至5元的聖蓋博地區商場,是一般華裔商家的最愛。

近年華裔商家選點,有日漸東移或南移現象。許惠欽說,東洛杉磯的羅蘭岡、哈岡、核桃或鑽石吧,以及洛杉磯南邊的爾灣,都日益受華裔商家青睞。

吳程遠說,有些想打進主流市場的華資精品店、珠寶店,甚至不惜付出較高的公共區域維護管理費(Common Area Maintenance Charge),進駐每平方四元以上的橙縣Brea Mall或South Coast Plaza。

不少承租商店的商家,都受不了房東不斷調漲房租的慘痛經驗。

吳程遠建議,宜慎選有專業物業管理公司為後盾的商場,儘管這類商場須支付較高的公共區域維護管理費,但相對也有合理的保戶房客政策,不但會避免同一商場的同性質商家競爭,許多管理及維護也照規定執行,讓商家可專心開發客人及商機。

許惠欽提醒,一般商家在簽訂三至五年的租約前,最好事先與房東或物業管理公司議定每年調漲幅度,通常細項中的產業稅、維修費每年漲幅可議定不超過5%,但很多承租商家都未事先在合約中議定,日後漲幅超過負荷,也只能依合約照付調漲費用。


Positive Apartment Develeopement Projection in Asian Community 公寓開發看好 華裔布局

記者陳慈暉洛杉磯報導 January 27, 2011
Article Source: 世界新聞網-北美華人社區新聞 - 公寓開發看好 華裔布局

CoStar商業不動產顧問公司專家預測,今年全美公寓開發案將成長2萬2536個單位,至2012年全美公寓開發將成長至9萬4588個單位,2013年更可望成長至10萬9000個單位,將較2011年分別成長320%及384%。

國際商業不動產協會董事許惠欽表示,2010年美國人口普查,各地人口仍呈現成長趨勢,已開始回升的消費者信心指數,也將為經濟復甦、就業增加帶來力道,再加上建造成本相對較低,多重有利因素都將讓公寓開發商願意投入新案開發。

在買方市場方面,許惠欽指出,銀行放款呆帳近年幾乎已消化完,貸款利率仍處歷史低點,同時,近期銀行對公寓的貸款審核也較為寬鬆,這些因素也將利於公寓的銷售。

南加1980年代因大批日本、台灣的移民湧入,宜自住、宜投資的公寓,曾出現購買風潮。但1990年代國防工業退出加州,就業市場衰退,再加上中期後,銀行貸款利率飆升至12%至13%,讓公寓的投資報酬率驟降,連帶也讓買氣大幅下滑。

房地產經紀鄭德倫說,從2006年中期開始,美國房地產快速下滑,經過兩、三年的投資沉澱,以及今年政府貨幣寬鬆政策的推力,目前手頭有資金的華裔又開始進行房地產的投資布局,其中投資較穩健保守、獲利及風險較分散的公寓,仍將是華裔的投資偏愛。

許惠欽表示,目前台灣及中國大陸利率偏低,兩岸也有不少資金,將進入南加房地產市場尋求適合投資標的,其中不乏計畫購買多單位的公寓。

公寓的投資雖較穩健,但受法規管制較多,公寓的管理及維護也較瑣碎。一般專家建議,投資新手最好從四單位以下公寓入門,因為四單位以下公寓受到較多法規保障,交易資訊也更透明,由於投資風險相對低,銀行貸款也較容易。

許惠欽指出,通常市中心的公寓投資報酬率約6%,海邊公寓投資報酬率約3%至4%,但因海邊開發土地相對少,漲幅較大。

鄭德倫則認為,河濱縣科洛納(Corona)及聖伯納汀諾縣的聖伯納汀諾、庫卡蒙加牧場(Rancho Cucamonga)等地區的公寓,投資報酬率雖達8%至10%,但這些地區仍以西裔為主,收租風險及房屋維護成本相對也高。

反觀華裔聚集的亞凱迪亞、羅蘭岡、天普市、富樂頓或核桃市公寓,投資保酬率雖在4%至6%之間,但鄭德倫強調,這些地區不但租金收取較穩當,而且公寓房價的增值潛力也較大。

Wednesday, May 18, 2011

Retail Goes Downtown

Investors pursue opportunities in the heart of the city.
by Rich Rosfelder


At the Chatham Market retail center on Chicago’s South Side, shoppers may be surprised to find a new convenience store tucked in next to a Potbelly’s sandwich shop this summer: Walmart Express. Slated to be its first urban location, the store will occupy a mere 10,000 square feet. Walmart plans to open more than 30 small-format stores in U.S. cities this year.

And it’s not the only major retailer setting its sights on urban markets. Target plans to open 10 small-format CityTarget stores by the end of next year, and Best Buy expects to add 150 Best Buy Mobile stores in fiscal 2012.

This growth strategy makes sense, since more than 80 percent of the U.S. population resides in urban areas and convenience is highly valued by shoppers. But it also represents one of the fundamental changes in the retail property market landscape. And investors are taking notice.

“The majority of the investors I talk to are focused on urban infill, value-add product with maturing leases and a need for new physical plant,” says Bill Rose, Western regional director of Marcus & Millichap’s National Retail Group. “Walmart’s grocery concept is a huge sign of the direction things are going.”

This boost in interest reflects a wider improvement in the sector. In 2010, the retail property market saw a 41 percent increase in sales volume to an estimated $47 billion, according to Marcus & Millichap, which forecasts an additional uptick of more than 25 percent this year. Blackstone Group’s recent $9.4 billion purchase of Centro Properties Group’s U.S. shopping center portfolio is a clear benchmark in this upward trend.

The growth in retail investment sales, small and large, indicates that a recovery is on track. But as online shopping increases and owners compete for traffic, a revitalized retail property market may look quite different than it did just a few short years ago. Like the major retailers and sector investors, CCIMs are adjusting their strategies accordingly.

Summer in the City

Across the country, single-tenant net-leased properties and investment-grade anchored shopping centers remain the go-to retail investments. “Both are hot items and a dearth of product is driving them to generate capitalization rates in the range of 6 percent or 7 percent in most major markets,” says Cynthia C. Shelton, CCIM, CIPS, CRE, director of investment sales for Colliers International in Orlando, Fla. “Those without credit or that aren’t single-tenant triple-net are all over the board in cap rates, from 8 percent to 12 percent, and hard to finance.”

In many markets, this flight to quality follows a path toward urban centers. Like Rose, Nancy L. Miller, CCIM, vice president of Bull Realty’s National Retail Group in Atlanta, has seen a recent boost in sales of small-box single-tenant net-leased properties under $2 million near the city’s central business district. Two types of investors are competing for these assets, she says: “older investors who are sitting on cash earning little and real estate investment trusts looking for somewhere to park monies at a higher yield and greater stability than multitenant retail.” At the beginning of the year, these properties were seeing cap rates in the low 7 percent range. Miller also has noticed an influx of townhouses in the city core, which she expects will strengthen retail growth.

Some suburban transactions will be spurred by opportunistic investors capitalizing on attractive per-square-foot prices and first-year yields, which have surpassed net-lease cap rates in Miller’s market by as much as 100 basis points, according to Marcus & Millichap. But the outer reaches of the urban landscape generally won’t see a lot of action this year.

Community Effort

Where hot product isn’t as plentiful, CCIMs are focusing on community connections to spark retail transaction growth. The Pittsburgh CBD, for example, is experiencing a major influx of residential tenants — most of them newcomers to the city. “Demand for my lofts is about one year out, and some owners have upward of 100 tenants waiting,” says Diane Baer Yecko, CCIM, a broker with BT Property Associates in Pittsburgh.

Once all of these people find a place to live, they’ll eventually need to eat. Or at least that’s what restaurateurs are counting on. Second-generation opportunities and aggressive landlords helped spur a flurry of activity in the second half of 2010, with Sharp Edge Bistro, Nathan’s Famous, Elements Contemporary Cuisine, Tavern 245, and others setting up shop in the Pittsburgh CBD, Grubb & Ellis notes.

Yecko works with the Pittsburgh Downtown Partnership, which uses incentive programs to attract retail owners and tenants to small downtown spaces. Through its Vacant Upper Floors program, the PDP recently funded the owner of a 2,000-sf sushi restaurant on Forbes Ave., currently a hotbed of retail development. The owner converted the upper floors to residential lofts, which immediately were rented. “At present the PDP only funds projects after the owner secures financing for the retail portion, but we’re considering changing that so we can be the first lender for qualified owners,” Yecko explains.

Mixed-use retail and restaurants also are attracting attention in the East San Gabriel Valley submarket in Los Angeles, where John Hsu, CCIM, CPM, chief executive officer of STC Management in Whittier, Calif., primarily focuses on serving the growing Asian-American community. “Several large pieces of commercial land recently traded in our area, and the owners have been discussing mixed-use development options with us,” Hsu says. “And restaurants continue to be one of the most vibrant retail segments in our area. If a shopping center can secure popular restaurants, its chances of success increase tremendously.”

Strong retail centers cater to the needs of the consumer, Hsu notes. This is especially important in an area where traditional Caucasian centers have attracted traffic from nearby Asian communities. Retail deals in Hsu’s submarket are trading at below 6 percent cap rates — and as low as 4 percent — with multiple offers from Asian investors. In addition, owner-users are taking advantage of Small Business Administration loans and lower property prices to buy instead of lease.

“We have differentiated ourselves from the competition by launching an extensive marketing campaign and working hand-in-hand with owners and tenants,” Hsu says. “We believe that by helping the people and establishing synergy with the community, shopping centers will thrive regardless of the economic climate.”

Value Cities?

Many consumers, still reeling financially, are relying on discount retailers — and discount retailers are relying on them. Dollar General and Family Dollar top the expansion list this year, with plans to open 625 stores and 300 stores respectively, according to Marcus & Millichap. And unlike many other retailers, this is one segment that is active in both urban and fringe/suburban markets.

In Waterbury, Conn., Tom Hill III, CCIM, SIOR, broker with Tom Hill Realty & Investment LLC, is seeing an influx of discount retailers, including professional consignment shops and no-frills grocers such as Aldi. Driven by the market’s 10 percent unemployment rate, “these single-digit rent payers are filling the vacancies in better strip centers,” Hill says.

But consumers aren’t the only ones looking for discounts. Investors are sniffing around fringe/suburban areas in search of attractively priced distressed properties. So far, however, product has been slow to come to market, as extend and pretend is still a popular strategy. “With distress, I’ve gone to court with owners and their attorneys to testify that the market is awful and plead with the judge for a reasonable extension,” Hill says. “It works with many judges!”

Nicholas L. Miner, CCIM, vice president of investments with Commercial Properties in Scottsdale, Ariz., expects more distressed properties to come to market this year. “With the new reality of where prices are, I foresee more foreclosures, which will allow the property to reset and start at lower rent rates because the basis in the property is lower,” he explains. However, Marcus & Millichap reports that most non-lender distressed sales in small markets are expected to be restricted to low-quality assets with limited discounting.

Suburban Strategies

Until significant job growth returns, small retail shops in secondary and tertiary markets will continue to challenge brokers and owners. While major chains are reporting strong numbers, small retailers’ lackluster performance will keep the overall retail vacancy rate from dipping more than 20 basis points to 9.8 percent in 2011, according to Marcus & Millichap.

“It is going to be a slow recovery,” Miner says. “For centers on the outskirts of town, it will take years to absorb the space because the housing markets in those areas are still depressed.”

In the meantime, how can commercial real estate professionals in these markets preserve asset values and drum up investment interest?

Hsu suggests filling as many vacancies as possible by any means necessary. This may include low rental rates for shorter terms, owners opening their own businesses in centers, month-to-month leases, and hourly rentals. “Vacancies must be addressed because they can sometimes have a domino effect on the rest of the property,” Hsu says. “Furthermore, lenders have also been shying away from properties with higher vacancy rates, even if the current cash flow is more than sufficient to cover loan payments.”

It’s also a good idea to set aside money for tenant improvements. “Savvy tenants don’t just want free rent when they move into a space,” Miner says. “Every dollar tenants invest in TI is one less dollar they have to make their business successful and redeploy that capital.”

Current tenants also may still be feeling the recession’s effects. “Learn more about the health of your tenants,” says Henry Englehardt, CCIM, senior vice president with Colliers International in Walnut Creek, Calif. “Find out if they’re hurting on the top line or the bottom line, and make decisions about rent concessions based on where they’ve taken the hit.”

Also, Englehardt adds, “understand tenant options and the reality in which you’re competing.” If nearby owners are given the chance to lure a tenant away, they’ll probably take it.

And whether dealing with a distressed property on the edge of town or a sparkling single-tenant net-lease building in the heart of the city, protecting one’s own asset is paramount. “The future depends on CCIMs’ ability to stay in business during this tricky time,” Hill says. “I’m doing broker price opinions, small leases, keeping all my big deals going during re-trades and extensions, appearing on two different radio stations, and getting all the public speaking gigs I can show up for. You have to keep your name out there, renew your listings, and keep canvassing and asking for the order!”

Rich Rosfelder is associate editor of Commercial Investment Real Estate.

Schooling Retail Specialists

In March, Cynthia C. Shelton, CCIM, CIPS, CRE, director of investment sales for Colliers International in Orlando, Fla., taught courses and participated in panel discussions as dean of the College of Financial Analysis at the International Council of Shopping Centers’ University of Shopping Centers master’s program. Commercial Investment Real Estate asked her to discuss that event’s hot topics.

CIRE: What retail sector challenges were ICSC University program attendees most concerned about?

Shelton: Finding product and financing to close deals is still difficult. That said, all of the students said they are busy and optimistic about a market comeback. They’re also seeing limited (or no) new construction except among discounters such as Dollar General.

Redevelopment is the new development. Investors are looking for tired or distressed centers and trying to purchase at a price that allows them to hold and reposition as the market recovers.

CIRE: What advice did you share with them in your courses and panel discussions?

Shelton: Work on motivated sellers as well as buyers with realistic expectations and the ability to perform. Most of the real deals are gone, yet some buyers still believe they can purchase quality investment assets at below replacement cost: That’s not happening. The few properties that are selling below replacement cost require cash to hold and reduced rents or adjustments to keep tenants.

CIRE: Are you seeing any signs that point to an impending recovery in the national retail market?

Shelton: Retailers are starting to expand again but at a much slower rate. Many retailers, such as the discounters, are able to get space at affordable rates now compared with three years ago. Rental rates seem to be stabilizing in many markets, but some other markets are still seeing drops and renegotiations upon renewals/options.

All in all it appears as if many markets are starting to recover or at least stabilize. A few areas of the country are struggling — especially Ohio, Michigan, and other places where job growth is weak.

CIRE: How has your CCIM education helped you face challenges unique to the retail sector?

Shelton: The education has helped me get to the basics of investment analysis and not get caught in the ups and downs. The fundamentals of real estate are: market rental rates, market absorption, price per square foot, tenants expanding, and available financing. These items seem to get out of whack and require a turn in the market. We just came out of that and have to wake up and rethink. Real estate is a long-term investment, not a short-term flip like stocks!

The other great benefit is the contacts in the CCIM world. The networking connections are powerful and have helped me get necessary information and market knowledge to assist in acquisitions and dispositions or sometimes just to determine a direction for me or my client.

Friday, April 29, 2011

日美星地產 頻向台灣買家招手

2011-01-13 01:11 中國時報 王莫昀/台北報導

台灣人愛買屋聲名遠播,日本最大開發商三菱地所昨宣布將位於西新宿預售案「THE PARK HOUSE 新宿 TOWER」,委託信義房屋不動產株式會社在台銷售,日前美國CCIM國際不動產投資師協會來台參加論壇活動時,也向台灣買家招手;據瞭解,年後新加坡將 有業者來台促銷當地逾億元以上不動產。

 「台北精華區房價很高,已與日本差不多了!」三菱地所執行董事佐藤公治,走過金融風暴的日本住宅市場,供需狀況開始趨於平衡,房市有好轉跡象,好地點個案在預售階段就已經完賣。

 根據信義房屋12月針對網友「赴日買屋大調查」結果發現,台灣民眾對於赴日購屋躍躍欲試,有5成2民眾指出,若有合適的物件願意至東京投資房地 產。特別值得一提的是置產型買方,在物件選擇上首重挑選「地段」,只要地段夠好,總價在5,000萬日幣(台幣1,700萬元)以上,租金報酬率4%至 5%左右物件,接受度最高。

 信義房屋不動產株式會社社長林彥宏表示,金融海嘯讓原本低迷不振的日本房地產進一步向下探底,出現超跌現象,直到去年好轉,銷售數字攀升。預期在東京周邊頂客族增加下,買氣將逐漸增溫。

 另外,日本也感受到亞洲地區經濟成長快速,台灣、中國、新加坡等地富裕人口急速增加,基於資產配置的風險考量,這群高端消費者對日本不動產有著極大的興趣,為此,三菱地所去年9月先赴大陸拓銷新宿案,今年進一步來台開賣。

 三菱地所觀察,台灣投資者與大陸買家最大差異是,台灣人對巿中心精華地段高價產品,最為青睞,而大陸買家則多在旅遊景點如北海道等地大舉掃貨。

 國際商業不動產協會洛杉磯分會理事長John Hsu則透露,儘管美國經濟不景氣,許多商業大樓、商場空屋率高,物業屋主因承租商家生意不佳,連年無法調漲租金,造成一些商業不動產付不出貸款,不得不 淪由法拍處理;不過,由於美國商業不動產的投資法規完整、透明,對外來投資客而言,投資基本面在可接受範圍,因此,頗受亞洲投資客青睞,組團前來考察。

 John Hsu強調,目前亞洲,尤其是中國及台灣的投資團,紛赴加州洛杉磯、紐約及休士頓等沿海城市考察,除考察住宅市場外,也屬意商業大樓、商場及旅館等大型投資案,最感興趣地點為洛杉磯市、巴沙迪那、聖蓋博等地區。

Monday, April 25, 2011



The Rowland Heights Chinese Association & the Rowland Heights Community Coordinating Council announce this year's Buckboard Parade will be held Saturday, October 22, 2011, at 9:00 a.m. As joint organizers of this annual community event, the RHCA & RHCCC are looking for sponsors, participants, and volunteers to make this a memorable experience. The theme of this year's parade is "Rowland Heights: the Best Community for Kids".

The parade route will on start on Nogales Avenue south of Colima Road proceeding north, turn east (right) on Colima Road, turn north (left) on Banida Avenue, and conclude at Rowland Heights County Park, to be followed by a community festival organized by the Rowland Council PTA and the Los Angeles County Department of Parks and Recreation.

Parties interested in sponsorship, parade participation, staff volunteers should send an email to buckboardparade@hotmail.com.

在羅蘭崗華人協會暨羅蘭崗社區協調委員會公佈今年的 Buckboard Day花車遊行將於2011年10月22日週六舉行,從上午9:00開始。

作為聯合主辦這項一年一度的社區活動中,羅蘭崗華人協會和羅蘭崗社區協調委員會正在尋找贊助商,參與者和志願者。我們希望這將是大家的一個難忘的經歷。今年的遊行的主題是"羅蘭崗, 是為孩子們打造最好的社區。"

花車巡遊路線上開始Colima路以南的Nogales大街向北出發,在Colima Rd右轉往東走,然後Banida大道左轉向北走,最後羅蘭崗公園聚集。在這將舉行一個由羅蘭 PTA和洛杉磯縣公園設施部門聯合主辦的大型社區園遊會。

如有興趣參與贊助,遊行,或員工志願者請發送電子郵件至 buckboardparade@hotmail.com。

Press Conference | 記者會


Artstudio 123 Contributes from Art Sales at STC Center


From left to right: John Hsu, CEO of STC Management, Alan Leon, the owner of Art Studio 123, and Heidi L. Gallegos, President of Rowland Unified School District.

As the funds for education programs dwindles, it has become apparent it's high time for the individual and community groups to step in if we want to continue ensuring the future of our children.

Mr. Alan Leon, the owner of Art Studio 123 held a charitable art sale at STC Center, Seasons Place in hopes to donate the proceeds for our children. His generosity was recognized by Rowland Unified School District and STC Center at the board meeting this Thursday.

Do you live on the fault line? Beware! 你住在斷層帶上? 當心!


「加州地質調查局」網站的地震斷層分布圖,橙紅色方格內就是斷層帶分布區,可看出南加許多華人聚集的城市,處於斷層上方。(取自「加州地質調查局」網站 Read more: 世界新聞網-北美華文新聞、華商資訊 - 你住在斷層帶上 當心!

對許多人來說,房地產凝聚一生的夢想及財富,但無情的地震、海嘯襲擊下,極可能一夕破滅。連日來,日本宮城規模9.0的地震與海嘯的災情震驚全球,也讓南加房地產界關心,日本的天災效應,是否也讓同處地震帶又臨海的南加房地產受到影響。地 震工程專家翟恩地表示,南加分布200多個大大小小斷層,可引發地震規模從5.0到7.8不等,其中惠堤爾─朋地岡斷層(Whittier-Puente Hill Fault)及聖安德里斯斷層(San Andreas Fault),則可能產生規模7.5以上強震,惠堤爾─朋地岡斷層就在華人社區地下。

遠瀛商業投資顧問公司執行長吳程遠指出,上「加州地質調查局」(California Geological Survey)官網查閱大洛杉磯地區地震斷層帶分布,結果發現僅有少數地區,如:南惠提爾、柯汶納、波莫那、聖迪瑪斯、格蘭杜拉、安大略,以及爾灣、安那 罕、聖塔安那部分地區不在地震帶上,其他華人聚集的蒙特利公園、巴沙迪那、阿罕布拉、聖蓋博、天普市、亞凱迪亞、艾爾蒙地、東洛杉磯、鑽石吧、奇諾、奇諾 岡、科洛納等都位處斷層帶。

「加州地質調查局」網站的地震斷層分布圖,橙紅色方格內就是斷層帶分布區,可看出南加許多華人聚集的城市,處於斷層上方。(取自「加州地質調查局」網站 Read more: 世界新聞網-北美華文新聞、華商資訊 - 你住在斷層帶上 當心!
臨海的新港灘、聖塔蒙尼卡、杭廷頓灘、海豹灘、長提等城市,則有發生地震及海嘯的潛在危險。

根據這些斷層歷史發生過的地震周期推算,洛杉磯今後25年發生規模6.5以上地震的可能性為99.5%,60%地震規模可能達7.5。

國際商業不動產協會董事許惠欽表示,印尼2004年大海嘯,南加海邊高檔住宅房價並未受任何影響,這次日本地震、海嘯災情對南加的影響仍在觀察中。

許惠欽說,若南加也發生像日本這麼大規模海嘯,相信災情一樣慘重,但加州斷層屬平移型,專家說不太可能發生類似日本的海嘯,且未切身遭受海嘯巨難,一般居民並未對濱海豪宅失去購買興趣。

對地震防護,許惠欽認為,南加透過建築法規嚴謹修訂,1990年後興建的公共建築、住宅、商場,都能承受規模7.5地震的考驗,一般人購屋時,也並未特別擔心是否處於地震帶上。

翟恩地認為,即使加州建築法規有嚴謹防震規定,但南加斷層廣布,一般居民仍應對自宅的地震資訊多瞭解,像洛杉磯市、巴沙迪那有些住宅就蓋在斷層帶上。大地結構工程師李健生說,聖瑪利諾、北嶺及橙縣也有部分老舊住宅蓋在斷層帶上,也需特別注意防護地震。

此外,聖蓋博谷、核桃谷、工業市、拉朋地、長堤及橙縣的西敏市等部分地區,屬於沙性土壤。李健生指出,一旦發生強震土質液化,容易導致房屋坍塌,也須特別加強地震防護。


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Principal for a Day event helps local students 一日校長:親身經歷才知難



近60名社區人士3日走進聖蓋博谷東區的哈岡學區、巴薩德學區及羅蘭學區近50所學校擔任「一日校長」,體驗校長管理工作。部分擔任一日校長的華裔人士表示社區與學區緊密聯繫,有利學生健康成長。

核 桃谷水局副主席伍立倫當日一早就來到羅蘭學區的尤芭拉學校(Ybarra Academy of the Arts and Technology),他走進教室觀摩學生課堂活動,透過該校校長拉米瑞茲的介紹,學生們也瞭解到今天的「一日校長」伍立倫來自水局,與日常使用的水息 息相關。

伍立倫表示,他第一次做「一日校長」,瞭解到尤芭拉學校學生總數620人,華裔學生占60%。該校其他族裔學生包括非洲裔、白人、越南裔、菲律賓裔等,學校1965年建立,年級從幼稚園至八年級,學校藝術氛圍濃厚,他表示校長每日管理工作,事無鉅細很不容易。

當日,還有很多華裔人士擔任一日校長,有從事銀行管理的麥志權、醫師鄭卓漢、律師郭志和蘇凱筠夫婦以及DeVry University的社區關係部陳健兒等。

在凱薩醫療機構擔任醫師的鄭卓漢是第四次擔任「一日校長」,他所在地學校是哈岡學區Mesa Robles學校。他表示,每次擔任一日校長,都能感到學校的變化和進步,比如這次他注意到學校為了保證學生安全,加強了校園管理。

律 師郭志和蘇凱筠夫婦同一天擔任一日校長,郭志所在學校拉索托高中,是他高中畢業母校。郭志驚訝校園華裔學生很多,而在他當年就學時,很少見到華裔學生面 孔。此外,學校開設中文課程,也令他對中文漸被美國社會接受欣慰。但他發現學習中文的以華裔學生為主,郭志表示,讓更多主流家庭學生接受中文還需努力。

郭志的太太蘇凱筠在一家銀行做行政主管,她在Wedgeworth小學擔任一日校長,她與先生郭志想法一致,都對學校雙語教學非常感興趣。

在大通銀行服務的麥志權表示,他三個孩子都在羅蘭學區就讀,通過一日校長活動,更瞭解學校校長管理的辛勞。羅蘭學區艾爾瓦多學校校長李瑛表示,一日校長,讓學校和社區更加緊密,對學校教育和學生成長均是雙贏。

當日,聖谷地區商會還為14名高中學生頒發一日校長獎學金每人300元。有近200名包括擔任一日校長的社區人士出席當天中午舉辦的獎學金頒發儀式。

More than 200 business and community leaders from Hacienda Heights, La Puente and Rowland Heights learned first-hand what it is like to be a school principal at the "Principal for a Day" event on March 3.

Community members were "guest principals" at schools in Bassett, Hacienda La Puente and Rowland Unified School Districts, as well as the La Puente Valley Regional Occupational Program.

From 8 to 11 a.m. the new principals toured elementary, intermediate and high schools, plus adult schools.

Some of the principals included Ian Calderon, field representative for Assemblyman Roger Hernandez, whowas assigned to Valley Alternative High School in Hacienda Heights. Vanessa Segura, field representative for Congress woman Grace Napolitano, was at Sunset Elementary in La Puente. Valeria Gomez of La Puente and Jose Valle of Wilson highs march down aisle at Principal for the Day event on March 3. (Staff photo by Watchara Phomicinda)

John Hsu, CEO of STC Management, went to Jellick Elementary in Rowland Heights. Yvonne Yen, president of the Regional Chamber of Commerce of San Gabriel Valley, was at Stanley Oswalt Academy in Walnut. Luis Rodriguez, field representative for Assemblymember Charles Calderon headed to Nogales High School. Wilson Mach from First General Bank, went to Alvarado Intermediate in Rowland Heights.

A luncheon was served at the Industry Expo Center, with entertainment by the Rowland High School Orchestra.

The masters of ceremony were Donald Sachs, Executive Director of the Industry Manufacturers Council and Heidi L. Gallegos, Executive Director, Regional Chamber of Commerce of San Gabriel Valley.

The guest speaker was Ann Marie Smith of Aldabella Scarpa, who has spent more than 26 years in education. The first in her family to go to college, Smith earned a Master's Degree in Educational Leadership and Social Change.

The former school administrator and teacher devotes her time to "at risk" kids. Smith was named Retailer of the Year by the National Latina Business Women Association, Los Angeles Chapter, and received the Wells Fargo Community Advocate Award.

Corporate sponsors provided scholarships to 14 deserving high school students. Students included Bryan Gallardo from La Puente Valley ROP, Ryan Bennett from Willow Adult Education, Ian Elomina from Los Altos High, Valeria Gomez of La Puente High, Jacob Acosto of Valley Alternative High, Jose Valle of Wilson High, Decerry Donato of Workman High, Esmeralda Urias of Nogales High, Kenythe Francis at Rowland High, Margarita Garcia of Santana High and Lindcey Ayala from Rowland Adult and Community Education.

- Gina Ward, Public Information Officer for Rowland Unified

Read more Here

The Best Place to Raise Kids in California in 2011: Rowland Heights

Family-friendly and Affordable
Bloomberg.com, By Venessa Wong and Joel Stonington



Nearby city: Los Angeles
Population: 46,793
Median family income: $72,985
Runner-up: Temple City

In San Gabriel Valley about 25 miles from downtown Los Angeles, Rowland Heights is home to a large Asian community. According to data from Onboard Informatics, nearly half the population is Asian and 33.2 percent is Hispanic. The area has several highly regarded schools, including the John A. Rowland High School and Killian Elementary School. "Rowland Heights is ... close enough to Los Angeles and all the excitement of big-city life, but [Rowland Heights] benefits from an influx of residents looking for a subdued setting," states the website of real estate agent Vincent Gottuso.

Using 2010 data from Onboard Informatics, a real estate information and technology company in New York, we evaluated a total of 5,418 locations nationwide with populations larger than the state median but no larger than 50,000. We considered only locations where the median income is within 20 percent of the state's median. The rankings put the most weight on school performance and the number of schools, crime statistics, and cost of living. Other factors included job growth, air quality, ethnic diversity, and access to recreational amenities (within the county), such as parks, zoos, theaters, and museums.

The following places we selected are neither rich suburbs nor havens for luxury living-so don't expect to find mansions and elite country clubs (although some areas will have them). Rather, these are communities inhabited mostly by middle-income earners that have good public schools, low crime, and resources to keep the family entertained on weekends.

Click here to see the best place in each state to raise a family.

Jennifer Prince, rankings analyst for Bloomberg, helped to compile this ranking.

Note: All data are 2010 estimates provided by Onboard Informatics , the premier data company in the residential real estate market and a leading innovator of lifestyle search. Data sources include the U.S. Census Bureau, the Bureau of Labor Statistics, the IRS, the FBI, and the National Oceanic and Atmospheric Administration.

IPD: U.S. Real Estate Among National Top Performers 美國地產的投資回報率與其他國家相比表現頗佳

By: Suzann D. Silverman (CP Executive)

The U.S. commercial real estate industry is not only recovering, it is performing better than real estate in many other nations. That's according to findings of IPD, which hosted a conference to unveil its U.S. annual real estate index and discuss the state of the market. But in this volatile market, performance varies not just by market but by submarket, as well as by property type and quality of property.

"What's interesting is really the shape of recovery," observed Simon Fairchild, managing director for IPD North America. "(Real estate) recovered probably stronger than most people expected despite the debt overhang and fundamentals have been less impacted as well."

According to the IPD index, the United States turned in a 14.2 percent total return for 2010, about half income return and half capital appreciation. That's compared to negative 18.7 percent in the previous year and negative 35.2 percent total over the previous two years. The United Kingdom performed slightly better last year, delivering a total return of 15.1 percent. Among other countries, by comparison, Canada saw an 11.1 percent return, the Netherlands came in at 10.4 percent, Australia at 9.5, Denmark at 5.3, Sweden at 4.6 and still-suffering Ireland at negative 2.4.

For the United States, the performance was the third best in the past decade, according to IPD North America director of performance and risk analytics Jim Valente, who predicted a few more quarters of appreciation. After that, he noted, it becomes a question of where net operating income growth is going to come from as yields come down. And there is still a significant difference between primary and secondary markets, he added. "We're not seeing the growth lift all the ships."

That applies to property types as well: He predicted a steady demand for apartments, while power centers are doing better than expected, given big-box performance and an increase in Internet shopping during the past year and a half. Office is doing well, he said, although with the decline in employment so much greater than the decline in available office space, it is unclear where occupancy improvements are going to come from. Industrial will probably do better in the second half, he said.

Overall, there is still room for the 10-year Treasury rate to go up before mortgage rates rise significantly, but with cap rates starting to drop, it begs the question, "Are we back in a situation we were in just a few years ago?"
The economy rebounded a little bit last year, with more expected this year, affirmed Steven Cochrane, managing director of Moody's Analytics, during his economic overview. He has already pared back his expectations for GDP growth this year, from 3.9 percent in January to 3.5 percent, citing such concerns as oil prices and government cutbacks. But he predicted 4.1 percent next year, expecting real economic growth to take place then (he does not anticipate job growth reaching sufficient levels to support growth before then). In 2012, he forecasted, there will also be 2 percent profit growth.

However, this year, the recovery will expand from the small metropolitan areas, where it began in the manufacturing sector, to larger ones, he said. Already, the only states still in recession are Nevada and Mississippi, while North Dakota and Alaska are actually expanding, thanks to energy production. And "broadly speaking, the recovery is now in place across the country." The strongest metro areas, he said, are Boston, Washington, D.C., Seattle, San Jose and Dallas.
The forecasts were followed by a panel discussion among Jeff Barclay, managing director at Goldman Sachs; Michael Giliberto, president of S. Michael Giliberto & Co.; Bob Ruggles, RVA, U.S., president of Altus Group; and Bob White, founder & president of Real Capital Analytics. Barclay warned of a "distinct" bifurcation among markets and even among submarkets, with pockets of strength in the office market varying by geography and industry. In the industrial sector, he said, "I think there are opportunities that haven't been realized."

Ruggles agreed, noting that the industrial sector has held value for the past year and a half; the major industrial markets are filling up and rents will follow, he said. He expressed less optimism regarding the office market, citing shadow space. Assets and property types that have yet to experience a capital markets boost will see it, White affirmed. He said he is bullish on Class A rents next year, although Class B and C properties are going to have a harder time improving.
The debt side is likewise showing improvement, Giliberto said, suggesting that investors who plan to keep loans on their books for seven to 10 years are going to see continued progress going forward, especially this year. He also predicted the potential for 5 to 15 percent more appreciation in returns, with perhaps 12 to 13 percent this year. Ruggles agreed,

Tuesday, April 12, 2011

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18518 Gale Ave., City of Industry, CA 91744
Seasons Place
(626) 964-6569
Mon-Thu, Sun 11:30 am - 11 pm, Fri-Sat 11:30 am - 4 am

Thursday, January 27, 2011

STC Management has become an official wholesale loan broker for Wells Fargo Financial STC資產管理已正式成為富國銀行的批發貸款經紀

STC Management has become an official wholesale loan broker for Wells Fargo Financial, and is now more equipped than ever to serve our community's real estate needs. The designation will allow for STC to offer more competitive rates than traditional lenders, and more importantly, cater to the unique needs of its diverse and highly demanding clients. During these difficult times, STC will present clients with valuable counsel on credit issues, provide access to the loans most suitable for their needs, and negotiate the best terms possible for its borrowers. As both real estate experts and members of the community, STC Management strives to educate its valued clients and prepare them with the best advantage possible in today's economy.


STC資產管理已正式成為富國銀行的批發貸款經紀。

該指定使STC能夠提供更具競爭力的貸款并滿足客戶更多的需求。STC的服務包括為客戶提供信貸諮詢和多樣化的貸款渠道,以及幫助客戶取得最適合他們的貸款。


作為地產專家和社區的成員,STC資產管理致力為社區提供最新的資訊以幫助大家在現今的市場里擁有最大的優勢。