Category Archives: Area Information

Payson Ammo Factory Drops Plans To Expand

After months of work on plans to build an industrial park at the end of the scenic Granite Dells Road, but an expanded Payson ammo factory drops plans to expand.

 

The town worked busily with Advanced Tactical Armament Concepts (ATAC) to bring to fruition a planned 100,000-square-foot “modern campus, equipped with clean, lean and green manufacturing equipment. The expansion will add 150 sustainable manufacturing careers including research, engineering and training professionals according to Antich, founder and managing partner of ATAC, last fall was very vocal of his support of the efforts of the mayor to keep his expanding business and jobs in Payson.

 

Antich had said last fall, many other towns and states had approached him about relocating to their communities. “We had a $200 million loan fund from the state of Texas at 3.5 percent interest, probably $4 million in just, here, please come. Tax abatements for 10 years and free land at some places,” Antich said in August. “But I don’t want to leave here. Business-wise, money-wise, greed-wise, why wouldn’t I go there? … I want to be here, we want to be here, our employees want us to be here.”

Not everyone supported those expansion plans.

According to the Payson Roundup as recently as last week that Mayor Kenny Evans confirmed the project is no more.

He said the turmoil created by a dozen residents fighting the project scared ATAC off. He said he hopes ATAC does not get up and leave the town altogether after the brouhaha, taking with it 70 jobs and sales tax revenue.

 

Jim Antich, founder and managing partner of ATAC, would not respond to the Roundup’s repeated requests for comment on the issue.

 

It would appear that as a result of the voices of a dozen people, the ATAC expansion plans and jobs may very well go the way of Ruger 27 years ago.

 

The views and opinions expressed in this commentary are those of Richard D Chapin, PLLC as of the date of publication and are subject to change, and do not necessarily reflect the views of Arizona Elite Commercial and/or its affiliates.

 

This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always seek legal and/or tax advice to obtain further information you deem necessary. I want you to be prepared.









University in Payson, One Step Closer.

Appraiser put the price of the 253 acre forest site for a planned university in Payson at $4.1 million, well below expectations, putting the plan for a university in Payson one step closer.university in payson

 

With the appraisal complete, backers of the university plan to meet with Arizona State University representatives to share the results of an analysis of the cost of building the university on each of proposed sites.

 

The proposed sites including the 253 acre forest service site near the Payson Ranger Station,  a site across the highway next to Gila Community College, a +/- 80 acre site along Tyler Parkway and a +/- 113 acre site on the Payson Golf Course.

 

The Forest Service site and the golf course site remain the two most seriously considered alternatives, and with the appraisal for the Forest Service location coming in well below expectations the price tags for the land are now similar.

 

While the Forest Service site would still likely have higher building costs due to the terrain and the need to extend utilities, the golf course site has potentially flood control and drainage problems in addition to neighborhood opposition.

 

A 4 year University in Payson would  definitely have an impact on Payson and the surrounding Rim Country as it would bring in new industry, people and jobs.

 

I believe a university would bring vitality to the town of Payson, bring in young people, give the young people of this community more opportunies.

 

The development of new commercial businesses and housing will bring more jobs to our community and give the community a jump start.

 

Other potential benefits would include expansion of bike trails and alternative transportation; enhanced cultural opportunities available to the residents of Payson and the Rim Country, expansion of retail, restaurants and other services offered in our community.

 

If you too are considering opening or relocating a business to Payson, let me know how I can help you with your commercial real estate needs.

 









 

The views and opinions expressed in this commentary are those of Richard D Chapin, PLLC as of the date of publication and are subject to change, and do not necessarily reflect the views of Arizona Elite Commercial and/or its affiliates.

 

 

This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always seek legal and/or tax advice to obtain further information you deem necessary. I want you to be prepared.

 

Payson Arizona Voters Want More Businesses and More Jobs.

Attracting more businesses that bring more jobs is apparently what residents of Payson Arizona want based on last weeks election results.Town of payson arizona

 

Despite Payson having seen a significant increase in new business licenses in the past year,  mayoral challenger Randy Roberson had launched a tenacious attack on the incumbent’s economic development efforts. His criticism even included the effort to keep

one of Payson’s only manufacturing firms,ATAC, LLC, from leaving Payson.

 

Interestingly, Jim Antich, founder and managing member of  ATAC,LLC, demonstrated his support for the mayor where he wrote recently in the Payson Roundup –  Wow, I guess “The Voice of Rim Country” i.e. Roberson, Lockhart and Brown’s idea of new economic development for Payson would be an additional title loan and check cashing business or possibly a new “medical” marijuana distribution business on Highway 87 instead of sustainable manufacturing careers … go figure.

 

Payson, please vote for Mayor Evans, Ed Blair, Fred Carpenter and Su Connell; help us ensure our future remains in the Rim Country.

 

The employees of ATAC and their families want to graciously thank Mayor Evans. Without Mayor Evans’ endless compassion, his selfless dedication, his visionary leadership and his worldwide political relationships, ATAC would have gone the way of Ruger 27 years before and bypassed Payson.ambitious plans to support future development by expanding the town’s water supply, and even Evans’ hands-on efforts to recruit new businesses.”

 

Mayor Evan has said work on the water supply and job producing businesses like a university and the industrial park have laid a strong foundation for Payson’s growth to a diverse population of 40,000. He has also said that he has generally worked 60 hours a week or more during his whole tenure as mayor to lay that groundwork.

In addition to the efforts to keep the expanding ATAC. LLC from leaving Payson, a number of new business have opened in Payson for example, just within the past few weeks we have seen the opening of Scrubs And More Boutique, House of Color, Pirate Cove and Native Grill & Wings to name a few.

 

Well the people of Payson have spoken and apparently they want more businesses and more jobs to continue to open in Payson, mayor Evans collected 55 percent of the votes cast compared to 45 percent for Roberson.

Payson council incumbents Fred Carpenter and Su Connell both received enough votes to avoid a November runoff.


If you too are considering opening or relocating a business to Payson, let me know how I can help you with your commercial real estate needs.

 









 

The views and opinions expressed in this commentary are those of Richard D Chapin, PLLC as of the date of publication and are subject to change, and do not necessarily reflect the views of Arizona Elite Commercial and/or its affiliates.

 

 

This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always seek legal and/or tax advice to obtain further information you deem necessary. I want you to be prepared.

 

Where the Heck is Payson Arizona?

Payson Arizona, located in the heart of Arizona offers much more than it’s western rodeo history.Payson Arizona near Mogollon rim

 

Payson Arizona, is located about 90 miles from anywhere, 90 miles from Phoenix, 90 miles from Showlow, 90 miles from Flagstaff and 91 miles from Winslow. You really can’t get much closer to the center of Arizona than Payson.

 

Payson is located at the base of the 7000 foot high Mogollon Rim and the 200 mile long largest ponderosa pine forest in the world. At it 5000 foot elevation, Payson enjoys a very pleasant climate with four mild seasons.

 

In addition to hosting three major rodeos every year, Payson and the Rim Country offer many outdoor activities including, camping, fishing, hunting and mountain biking making Payson one of Arizona’s jewels.

 

While Payson along with many other areas in the county has experienced stagnation since the housing bubble, there has been renewed optimism in the past year with the start of construction of the pipeline that will double the towns water supply making the Rim Country one of the few areas in the state of Arizona with enough water.

 

Additionally with the recent announcement of hundreds of new home planned in the pipeline and the hope of putting the finishing touches on the long awaited proposed building of a 6000 student university in Payson.

 

The hopes of developing a year round economy with good, middle class jobs and affordable housing seem to be coming into focus, making Payson Arizona more than just “Arizona’s cool mountain town”.

 

Let me know how I can help you with your commercial real estate needs.









 

The views and opinions expressed in this commentary are those of Richard D Chapin, PLLC as of the date of publication and are subject to change, and do not necessarily reflect the views of Arizona Elite Commercial Properties and/or its affiliates.

This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always seek legal and/or tax advice to obtain further information you deem necessary. I want you to be prepared.

 

“Superfund site” in Payson, cleaned up according to The Arizona Department of Environmental Quality

The Arizona “Superfund site” in Payson, cleaned up according to officials at The Arizona Department of Environmental Quality Department of Environmental Quality (ADEQ), they have removed toxic dry cleaning chemicals that contaminated the groundwater at Cherry and Tonto well sites.

Officials believe, back in the 1980’s, Grand Way Cleaners, in the Bonanza Square shopping center, released chemicals into the sewer system between 1984 and 1988, releasing toxic sludge into the sewer system, contaminating the drinking water to dangerously high levels.Bonanza Plaza in Payson AZ

 

In 2000, the ADEQ added to the registry the Payson site, bounded by West McKamey Street to the north, South Colcord Road to the east, South Meadow Street to the west and West Frontier Street to the south.

 

In 2000, the ADEQ began a comprehensive groundwater monitoring program and tested additional wells in the area. Since 2006, the concentration of contaminants has remained low.

 

The Payson Roundup recently reported that the Arizona Department of Environmental Quality announced it had completed cleanup work, at the “superfund site”, four years ahead of schedule, according to ADEQ, original estimates.

Let me know how I can help you with your commercial real estate needs.

 









 

The views and opinions expressed in this commentary are those of Richard D Chapin, PLLC as of the date of publication and are subject to change, and do not necessarily reflect the views of Arizona Elite Commercial Properties and/or its affiliates.

This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always seek legal and/or tax advice to obtain further information you deem necessary. I want you to be prepared.

 

Retail Vacancy Down, Retail Lease/Rental Rates Up!

Retail vacancy on a national basis dropped to an average of 6.7 percent from the fourth quarter of 2012 to the fourth quarter of 2013. That’s the lowest rate since 2008, according to CoStar Group, a Washington, D.C.-based research firm.

 

The most recent National Retailer Demand Monthly report from RBC Capital Markets stated that chain retailers feel enough optimism about consumer demand in 2014.

While the declines in retail vacancy from quarter to quarter have been slim, the dropping in vacancies since 2011 amounts to “pretty good improvement,”  “It’s enough that now we see rent growth. The market went from totally tenant-dominated to more balanced, and there’s better productivity in retail storefronts than in the past.” according to Ryan McCullough, a real estate economist with CoStar.

Closer to home, here in Payson Arizona, Costar tracks the current Retail vacancy rate in Payson, at 7.9% ,down from 9.3% in the 4th quarter of 2012. with positive net absorption for 2013 and the 1st qtr of 2014.

Payson Retail Vacancy rates Source: CoStar

Payson Retail Vacancy rates Source: CoStar

 

Retail lease/ rental rates while down significantly from the 2nd qtr of 2009 are higher than they were in the 4th qtr of 2012 as well.

 

Let me know how I can help you with your commercial real estate investment needs.









The views and opinions expressed in this commentary are those of Richard D Chapin, PLLC as of the date of publication and are subject to change, and do not necessarily reflect the views of Arizona Elite Commercial Properties and/or its affiliates.

This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always seek legal and/or tax advice to obtain further information you deem necessary. I want you to be prepared.

 

The Builders are Coming Back

Multi-family and single family home builders are coming back to Payson, and not a moment too soon. The housing inventory in Payson is low. I have read of instances of people having difficulty even finding a place to live.

Payson AZ multi-family vacancy rates

Payson AZ multi-family vacancy rates

 

 

CoStar puts multi-family vacancy rate in Payson at 0%. With rates of course increasing.

 

If you are an owner of commercial property you may not see the importance of these new developments to you. You may also wonder, since I focus on commercial properties only, why am I so excited about all these new residential building projects starting up again?

 

A couple of reasons are:

 

It’s much easier to attract a business to relocate or open a branch in Payson and purchase or lease your property if the cost of rent or purchasing a home is within reach for the employees of that business.

 

Another reason is the abundance of affordable housing will enable young people to be able to live in Payson, which will better stimulate the local economy as young growing families have a tendency to spend more of their disposable income compared to older empty nesters who are more inclined to save their money. Causing an opportunity for more new businesses to locate here as well.

 

Commercial builders will no doubt eventually follow, obviously if you have commercial property you would like to sell or lease, an aggressive targeted marketing campaign is important to your success.

 

Simply listing and advertising a commercial property similar to how you would to sell or rent a house, might work eventually, but if “eventually” is too long, you may be competing with nice shiny new commercial buildings in the market.

Let me know how I can help with your commercial real estate needs.









 

 

The views and opinions expressed in this commentary are those of Richard D Chapin, PLLC as of the date of publication and are subject to change, and do not necessarily reflect the views of Arizona Elite Commercial Properties and/or its affiliates.

This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always feel free to consult a legal and/or tax adviser to obtain further information you deem necessary. I want you to be prepared.

 

The Economic Recovery in Payson and It’s Impact on Tenants.

How Payson’s economic recovery will impact commercial real estate tenants.

As the town of Payson, state of Arizona and our nation pull out of the great recession and experience economic recovery, The era of retail tenants ruling the leasing market appears to have passed according to many retail real estate brokers.

Nationally it is certainly become a landlord’s market, concessions are definitely down this year and when it comes to renewals, more retailers are moving away from the trend over the past few years of signing for the short-term only (three to five years) and are more likely to renew for seven to 10 years, which is more in line with historical norms.

While there is currently ample inventory of retail space in Payson, we have to wonder how long that inventory will last since retail construction has been extremely little in the past few years.

Sales tax, Payson’s most important revenue source jumped about 15 percent compared to the same period last year, which outperformed the Arizona statewide figure of Sales taxes collected statewide and shared based on population rose 6 percent for the fiscal year.

As I have mentioned in previous post, Payson is making progress in becoming a destination point rather than just a pass-through area on the way to the cooler temperatures of the rim country, as it has been in years past.

Local businesses have for years longed for events within the town of Payson that would bring in tourism dollars from outside the area.

Success is evident, as a breakdown of the Payson sales tax figures by category showed hotel bookings showed a strong gain up 77 percent over the same period last year. Most other categories showed modest gains.

I think we all understand what will happen if these increases continue and commercial inventory continues to shrink. What none of us know is exactly when.

Let me know how I can help you with your commercial properties.









This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always feel free to consult an attorney and/or tax adviser to obtain further information you deem necessary. I want you to be prepared.

 

Commercial Property Owners Now Have Another Option!

 Owners of commercial property in Payson Arizona no longer have to go 90 plus miles away to find a commercial real estate agency.

If you are an owner of Commercial property, you know that the similarity between residential property and commercial property ends with the word “property”. I guess that would explain why the bulk of the for sale or for lease signs on commercial property in Payson, have phone numbers of commercial real estate brokerages many miles from Payson.

 

The good news is owners of commercial property in Payson no longer have to go 90 plus miles away to find a commercial real estate agency that focuses on commercial real estate.

 

Because we too understand, that selling and leasing commercial property is nothing like residential property, Elite Commercial has recently opened a commercial real estate branch office in Payson so you can benefit from the marketing knowledge and resources of a commercial real estate brokerage and also benefit from our local presence in Payson.

 

You know, and we also know, that mass marketing on a residential MLS works for selling houses, but those same mass marketing strategies produce poor results when attempted in selling or leasing a commercial property.

 

Because we know that mass marketing will not work (at an acceptable level) for commercial property, target marketing is the primary focus to market commercial property.

 

We also realize the importance of an internet presence, but rather than submit commercial properties for sale or lease on a residential MLS (that very few commercial agents even subscribe to) at Elite Commercial, we list commercial properties on commercial property listing services and databases (where commercial agents, buyers and tenants look for commercial property) like CoStar and Loopnet.

 

It is important for you to be aware, at Elite Commercial, we subscribe to both CoStar and an Unlimited Premium Loopnet account, that is of extreme benefit to you because many residential agents don’t subsribe to CoStar and (if they actually even have a Loopnet account) only have a (Free) Basic membership on Loopnet.

 

What that means to you is that according to Loopnet “a premium Lister’s listings get 10X more exposure than a Loopnet basic member.

 

Bottom line the Elite Commercial Payson branch office can benefit you as a commercial real estate agency, with valley resources and with a local presence.

 

Let me know how I can help you with your commercial properties.









This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always feel free to consult an attorney and/or tax adviser to obtain further information you deem necessary. I want you to be prepared.

Payson Planning and Zoning Commission Oks Propane Storage Business near Payson Airport.

 Planning and Zoning Commission approved a conditional use permit, allowing Griffin’s Propane to go ahead with plans to seek approval to build near the Payson airport.

The Payson Planning and Zoning Commission approved a conditional use permit on Commercial land near Payson AirportMonday nights meeting, allowing Griffin’s Propane to go ahead with plans to seek approval to build a storage facility and sales office near the Payson airport.

A citizens participation meeting had been announced to area residents and held at the Payson Public Library on September 4 2013, enabling residents to voice any concerns if they had any.

The Payson Planning and Zoning Commission approved CUP13-004 in the M-1 zoning district subject to the 7 conditions recommended by staff.

The motion was approved by all six members who were present, Dan Jaeger was not present.

I have to concur with chairman Loyd to commented after the vote, paraphrasing, that is is good to see new businesses move into Payson. I wish Griffin’s Propane business much success in Payson.

Let me know how I can help you find the commercial property you need for your business.









This information is for informational purpose and not intended to be investment advice, and should be explained to you in detail. You should always feel free to consult an attorney and/or tax adviser to obtain further information you deem necessary. I want you to be prepared.