hindesky 19648 Posted January 1 Can't wait to see the final product of the sales office. 2 1 2 Share this post Link to post Share on other sites
cspwal 2159 Posted January 2 That is looking like a very fancy sales office 2 Share this post Link to post Share on other sites
AREJAY 897 Posted January 2 Surprise! it's a Mattress Firm 5 7 1 Share this post Link to post Share on other sites
Luminare 1737 Posted January 2 1 hour ago, AREJAY said: Surprise! it's a Mattress Firm Game-changer. 2 5 Share this post Link to post Share on other sites
Twinsanity02 559 Posted January 2 52 minutes ago, Houston? said: Are y’all playing? Ben Oui. Share this post Link to post Share on other sites
ekdrm2d1 574 Posted January 5 Is that facade metal? Share this post Link to post Share on other sites
phillip_white 913 Posted January 6 6 hours ago, ekdrm2d1 said: Is that facade metal? Looks like fiberglass. 1 Share this post Link to post Share on other sites
Luminare 1737 Posted January 6 16 hours ago, phillip_white said: Looks like fiberglass. Looks more like a custom fabricated metal panel. I know one said that they were doing some value engineering on the first phase, but if they are putting this much effort to make this lease office look fancy....I just don't see them doing that much value engineering. 3 Share this post Link to post Share on other sites
Luminare 1737 Posted January 6 Upon further examination. You can notice that the look and style of this paneling is similar to the look that they are going to do for the one commercial component. Might be a good first look at what that smaller building will look like once they start it. 3 Share this post Link to post Share on other sites
Luminare 1737 Posted January 10 On 12/18/2018 at 9:10 AM, C List said: You also need to understand how a project gets financed. The initial renderings are nothing more than marketing especially for a project like this. I'm almost 100% positive this is an EB-5 equity financed project, meaning the initial renderings are shown to thousands of wealthy Asian/African investors to draw them in. Under this program, the foreign national must invest $500,000 or $1 million in exchange for an expedited green card process, depending on where the project is located. So you are showing these renderings to nonprofessional real estate investors whose primary focus is not on their money but being allowed into the US. Now, this first phase is probably a 100-200-million-dollar project if not more, which means you have to find a LOT of foreign investors to put up money before a construction loan even becomes a possibility. Once the developer gets close to putting shovels in the ground he is 100% not going to build the marketing renderings; he has no incentive too. The great thing about EB-5 is the cost of equity is almost nothing, like a 2% return to the foreign investors with no definitive timeline on when that money will get returned. A developer like Hines or Hanover will have a cost of equity around 14-20%, a huge difference! So you over promise and under deliver, because if you can get anything built that looks halfway decent and leases up, you as the developer, will be swimming in money once you sell. I'm not able to read through this because its locked behind a paywall. Warning! This is not for this development, but since what happened with another developer involves foreign investment that means its on topic and will probably on topic with other developments with similar financing. With that being said....holy cow! I was a bit skeptical of this persons comment about foreign investment until I found this headline this morning... https://www.wsj.com/articles/foreigners-funded-houston-development-to-get-green-cards-they-were-duped-sec-says-11546956000 If anyone has a wsj sub and is willing to provide the transcript I would definitely appreciate it. Interested in reading the rest and not just the headline. Share this post Link to post Share on other sites
wilcal 242 Posted January 10 Totally forgot to post, this is from Dec. 20 when I was taking a bike ride. Soil samples happening in NE corner of lot. 4 Share this post Link to post Share on other sites
wilcal 242 Posted January 10 1 hour ago, Luminare said: I'm not able to read through this because its locked behind a paywall. Warning! This is not for this development, but since what happened with another developer involves foreign investment that means its on topic and will probably on topic with other developments with similar financing. With that being said....holy cow! I was a bit skeptical of this persons comment about foreign investment until I found this headline this morning... https://www.wsj.com/articles/foreigners-funded-houston-development-to-get-green-cards-they-were-duped-sec-says-11546956000 If anyone has a wsj sub and is willing to provide the transcript I would definitely appreciate it. Interested in reading the rest and not just the headline. Found some screenshots of the story on another forum: http://www.andhrafriends.com/topic/786199-foreigners-funded-houston-development-to-get-eb-5-green-cards-they-were-duped-sec-says/ 1 Share this post Link to post Share on other sites
Luminare 1737 Posted January 10 8 minutes ago, wilcal said: Found some screenshots of the story on another forum: http://www.andhrafriends.com/topic/786199-foreigners-funded-houston-development-to-get-eb-5-green-cards-they-were-duped-sec-says/ Apparently this is in need of some serious reform. Unfortunately it seems like its another one of those items where both sides of the aisle would like to do something about it, but when each party takes power they seem to kick the can down the road in order to use it themselves. With that being said, I'm nearly 100% confident that every other nation probably has a backdoor through the process like this. While its been mostly used by Chinese investors to get into the US, I'm pretty confident that China has the exact same thing, but in reverse for US investors. 1 Share this post Link to post Share on other sites
bobruss 3156 Posted January 11 They are putting some serious work into this sales office. Pretty impressive! 2 Share this post Link to post Share on other sites
gclass 26 Posted January 11 1 hour ago, bobruss said: They are putting some serious work into this sales office. Pretty impressive! ^^^ it's the AMBASSADOR of this project. therefore, it must be perfect! 4 Share this post Link to post Share on other sites
TylerHerman13 12 Posted Friday at 06:46 PM More Progress. 4 Share this post Link to post Share on other sites
BeerNut 460 Posted Friday at 08:19 PM On 1/10/2019 at 10:31 AM, Luminare said: Apparently this is in need of some serious reform. Unfortunately it seems like its another one of those items where both sides of the aisle would like to do something about it, but when each party takes power they seem to kick the can down the road in order to use it themselves. With that being said, I'm nearly 100% confident that every other nation probably has a backdoor through the process like this. While its been mostly used by Chinese investors to get into the US, I'm pretty confident that China has the exact same thing, but in reverse for US investors. I doubt many US investors get Chinese citizenship. Share this post Link to post Share on other sites
Houston? 113 Posted Friday at 08:25 PM Can someone please tell me what’s going on? Is this mix used center getting built? 1 Share this post Link to post Share on other sites
Naviguessor 1472 Posted Friday at 08:51 PM ^^ There is a long sting above you request that will tell you as much as anybody knows about what is going on. 1 Share this post Link to post Share on other sites
Houston? 113 Posted Friday at 09:51 PM Can someone please tell me what’s going on? Is this mix used center getting built? 1 1 1 1 Share this post Link to post Share on other sites
ekdrm2d1 574 Posted Saturday at 12:21 AM DC Partners posted an instagram story this afternoon. https://www.instagram.com/dcpartnersusa/ 9 Share this post Link to post Share on other sites
j_cuevas713 1320 Posted Saturday at 07:03 PM I guess it’s safe to assume they want to do things right with the amount of work they’re putting in their leasing office. 2 Share this post Link to post Share on other sites
htownbro 237 Posted Tuesday at 03:47 PM On 1/18/2019 at 6:21 PM, ekdrm2d1 said: DC Partners posted an instagram story this afternoon. https://www.instagram.com/dcpartnersusa/ so it's going up! 1 Share this post Link to post Share on other sites
htownbro 237 Posted Tuesday at 03:50 PM On 1/18/2019 at 6:21 PM, ekdrm2d1 said: DC Partners posted an instagram story this afternoon. https://www.instagram.com/dcpartnersusa/ so it's going up! 1 Share this post Link to post Share on other sites
SMU1213 16 Posted Tuesday at 10:07 PM (edited) Wrong topic. Sorry guys! Edited 10 hours ago by SMU1213 7 Share this post Link to post Share on other sites
AREJAY 897 Posted Tuesday at 10:55 PM 47 minutes ago, SMU1213 said: They're redesigning. Building a lot less retail (still plenty) and a lot more residential. Hopefully no loss of height or number of highrises! 2 Share this post Link to post Share on other sites
SMU1213 16 Posted 10 hours ago Sorry guys. Meant to post that in the Regent Square page. No new news on The Allen. Share this post Link to post Share on other sites
