Multi-unit Build-to-Suit Program
InSite's Build-to-Suit Program is geared toward high-growth, investment and sub-investment grade retailers, restaurants, non-profit organizations, financial institutions, service and healthcare providers. On each project, InSite delivers its client the InSite Project Standard:
Mission-effective Locations
InSite uses aggressive, “feet on the ground” efforts to identify and secure the optimal location in targeted trade areas
- Define client's operating unit mission and set performance benchmarks
- Identify client's customer: use client-supplied profile, or, at our cost, engage a consultant to determine customer profile
- Use geo-demographic analytics to identify trade areas where client's customers are clustered
- Work directly with property seller to out-position competing buyers
High-function, Low-cost Facilities
Our integrated team of professionals uses intelligent design and aggressive cost management practices to meet our client's functional needs at the lowest total occupancy cost
- Replicate client's prototypical facility—“don't fix what's not broken”—or re-design it
- Focus on meeting client's functional and branding needs
- Achieve lowest Total Occupancy Cost (Base Rent + Additional Charges)
- InSite minimizes Base Rent by aggressively managing project cost and applying the most competitive returns
- InSite minimizes Additional Charges through building designs sensitive to operating and capital replacement expenditures
Reasonable, Transparent Transactions
InSite prepares a client-specific Prototype Project Template to accurately and completely set forth the transaction between the client and InSite. For each client, the Prototype Project Template specifies:
- Client Profile – operating unit mission performance benchmarks; customer definition; trade area definition; and location standards
- Design Standards – site plan; building floor plan; building elevations; and construction specifications
- Production Schedule – transaction sequence and timeline, and project management sequence and timeline
- Production Budget – open-book line item estimate of the cost to complete the Prototype Project
- Transaction Structure – the return to be applied against the project cost to determine the Base Rent; a matrix detailing the relationship between land cost and Base Rent; the Form Lease Proposal (Base Rent, lease term, extension options, performance and payment responsibilities of both the client and InSite, and InSite's construction obligations) to be used on each client project; and the Form Lease into which the terms of the Lease Proposal are incorporated
Fast, Certain, Hassle-free Execution
Our three-part Build-to-Suit System drives the execution of each project:
Client Team
Thoroughly familiar with client's business, real estate process, and Prototype Project Template; provides a single point of contact for client; compensation aligned with performance
PremiSys™
InSite's proprietary transaction and project management platform
- Formats and stores all project data
- Coordinates eight integrated processes: Origination, Purchase, Lease, Production, Loan, Marketing, Property Management, and Sale
- Manages the workflows inherent to each process – tasks, task sequence, task responsibility, task dependencies and duration
- Integrates the workflows of all processes to provide client with precise and detailed delivery schedule
- Provides client with secure online access to key project documents and progress reports
Reliable Capital
- InSite self-funds all project equity
- Our strong balance sheet and track record enables financing in good and bad capital markets