We have the market data and tools to optimize your real estate footprint.

Sales Models: Impartial and statistically valid sales projections for new store growth combining center, competitor and demographic variables.

Market Planning: We build market optimization road maps for national roll outs and smart market repositioning strategies.

ASG Portfolio®: A decision tool for planning and prioritizing upcoming real estate activity (renew, remodel, expand, downsize, relocate, close, etc.)

Business Intelligence Platform: We help all our clients build a single real estate data model, allowing ASG and the client to efficiently organize and analyze real estate performance.

Ad Hoc Analysis: Our client engagements include many "one time" value added projects including national potential, competitor benchmarking, and small market studies, due diligence, location rating models, and other analytic projects.

Market

PDF DOWNLOAD MARKET RESEARCH & ANALYTICS PDF

We know markets, centers, and market economics.
We know how to get you the best deal.

Current Clients:

Everything But Water: The nation's largest specialty retailer of designer swimwear, inspiring the hottest trends and styles. The most influential swimwear retailer in the country for more than 25 years, Everything But Water provides an exceptional shopping experience.


vineyard vines®: A company best known for its whimsical neckties and smiling pink whale logos, vineyard vines® offers a variety of clothing and accessories for men, women and children. Its products are carried in over 600 upscale specialty and department stores worldwide and a growing number of company owned retail stores.

 

Retail lease obligations represent a retailer's largest liability. ASG's experience and knowledge allows us to negotiate the best deal possible.

Best practices in negotiating protective lease language can save millions when conditions change.

Market

We help you build your brand right store at an affordable cost.

Turnkey outsourced service includes:

Store Planning: Cost models for real estate approvals and management of the store schedule.

Store Layouts: for deal and internal design approval.

Architectural Drawing Management: through permitting and landlord approval.

Purchasing: of owner-supplied materials, vendor bidding, and management of vendor commitments and releases.

Project management: obtain bids from pre-qualified GC's, and provide on-site progress reports through punch list and turnover.

Complete Store Cost accounting and payment service.

ASG developed software platform: provides purchasing, inventory and accounting controls, document and project management.

Design Development and Project Management: We can also work with your architect or designer of choice to optimize concepts and move from prototype to rollout, and supplement your internal resources by using ASG expertise to provide project management services.

Market

ASG understands the complexity of managing large lease portfolios.

Lease information: We abstract and enter your lease data on a world-class software platform, so tracking and reporting is at your fingertips.

Accounting and Reporting:
We manage your monthly payment process, sales reporting and straight line rent accounting. We provide monthly reconciliations and track audit savings.

Desktop Audit Process:
Using audit software we co-developed, we have historically generated savings for our clients in excess of the cost of the service.

Knowledgeable Staff: ASG's experienced staff is motivated not only to answer tough questions, but save you money.

Collaborative Intelligence: We leverage our related work in market strategies, leasing, audits, co-tenance reviews, portfolio reviews, and due diligence projects to the benefit of all our clients.

Accountability: We pride ourselves on providing measurable ROI to our clients. We track all savings generated and provide savings logs to our clients.

Market

A dedicated team that understands you.

Better tools for better decisions.

End-to-end solutions, customized for your business.

Fresh ideas for a lasting competitive edge.

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  • Trends in Retail Portfolio Optimization

    The 2014 CoStar Customer Conference focused on topics that will help businesses succeed, including industry trends, best practices, customer success stories and dynamic discussion...

  • ASG Teaches 5 Courses at NRTA

    The 2014 NRTA Annual Conference offered keynote presentations from experts in real estate legal, occupancy cost, lease administration, professional development, office tenant...

  • Who’s Really Winning: Brick-and-Mortar or E-Commerce?

    Steve Morris discusses retail trends at the 2014 ULI Fall Meeting in New York. The ULI Fall Meeting attracts more than 7,000 attendees annually.

  • ASG shares research on Generation Y, focusing on how they shop

    A report from Urban Land Institute

    Great news for retail real estate owners: Generation Y thoroughly enjoys shopping in-store, but do you have their attention?

FPO

Trends in Retail Portfolio Optimization

The 2014 CoStar Customer Conference focused on topics that will help businesses succeed, including industry trends, best practices, customer success stories and dynamic discussion groups. The conference agenda was geared toward executive and senior level attendees who have direct responsibility for the performance of their company’s real estate portfolio.

During the breakout session, Steve Morris discussed how retailers are faced with both finding new sites and optimizing their existing portfolios. Data models, combined with market analytics, drive real estate decision-making. Each retailer has its own twist on how to establish these models and forecast the potential for markets and specific locations. Experts from Asset Strategies Group and Forum Analytics, leading providers of retail portfolio strategies, described cutting-edge methods they deploy with innovative retailers to locate stores for maximum profitability.

The CoStar Real Estate Manager website has the complete details on the sessions and speakers. To learn more about the conference, visit costarremanager.com/l/5982/2014-06-26/y93d9

 

2014 CoStar Customer Conference Sessions
Loews Madison Hotel in Washington, DC — Wed. Oct. 1, 2014

FPO

ASG Teaches 5 Courses at NRTA

The 2014 NRTA Annual Conference offered keynote presentations from experts in real estate legal, occupancy cost, lease administration, professional development, office tenant practices and real estate management. The focus was to improve efficiency within these areas of lease management and maximize cost recovery skills.

ASG’s Paul Hiers, Michael Cavell and Theresa Wecker led five sessions at this conference including:

  • Accounting for Property Managers & Lease Administrators
  • Realizing Your Findings: Strategies to Win Over Internal Business Partners & Landlords
  • CAM Workshop: Small Box, The Desktop Audit, Part 1
  • CAM Workshop: Small Box, The Desktop Audit, Part 1
  • CAM Workshop: Big Box, The Desktop Audit, Part 1
  • CAM Workshop: Big Box, The Desktop Audit, Part 1

 

The NRTA website has the complete details on the different sessions and speakers. To learn more about the conference, visit retailtenants.org/conference

 

2014 NRTA Annual Conference : A Summit for Learning
Peppermill Resort Hotel, Reno, NV — Sep 7-10, 2014

FPO

Who’s Really Winning: Brick-and-Mortar or E-Commerce?

Steve Morris discusses retail trends at the 2014 ULI Fall Meeting in New York. The ULI Fall Meeting attracts more than 7,000 attendees annually.

It is the only event that brings together leaders from every sector of the real estate development industry in one place.

Steve Morris, CEO of Asset Strategy Group, LLC joined a panel to discuss ecommerce and bricks and mortar retail   Mike Moriarity presented a recent AT Kearney study he co-authored On Solid Ground: Brick and Mortar is the Foundation of Omnichannel Retailing “ that showed over 90 percent of all 2013 U.S. retail sales occurred in stores and 95% of retail sales was conducted by retailers who had a brick and mortar presence, underscoring the importance of omnichannel retailing. 

The panel, which included John Bucksbaum, CEO of Bucksbaum Retail Properties and Dana Telsey, CEO of Telsey Advisory Group discussed current customer and retail and development trends affecting retail real estate opportunities.

The ULI NYC website has the full details on the different sessions and speakers. To learn more about this session, visit http://fall.uli.org/session/big-data-convergence-e-commerce-brick-mortar-retail

2014 ULI Fall Meeting
Javits Center, NYC — Oct 21-23, 2014

FPO

ASG shares research on Generation Y, focusing on how they shop

A report from Urban Land Institute

Great news for retail real estate owners: Generation Y thoroughly enjoys shopping in-store, but do you have their attention?

Shoppers 18-to-35-year-old are bored easily, and on the lookout for new excitement—online, and in brick-and-mortar settings. Sensory aspects of retail facilities need to evolve constantly in order to retain young shoppers’ patronage.

A focus group conducted at Columbia University’s Graduate School of Business provides a clear overview of insights into how Gen-Yers shop, what their free-time activities are, how they patronize restaurants and movie theaters, and—most important—how they use digital media to stay abreast of the latest fashion trends, do research before visiting stores or making online purchases, compare prices, and share their plans with friends. 

Read all the retail stats on this up-and-coming generation here: Gen Y Report.

  • Our Approach to Retail Strategy.

    Wisdom comes from a combination of knowledge and experience. Unfortunately both knowledge and experience are hard to come by!

  • Our approach to Energy Management.

    Skyrocketing energy costs have a direct impact on company operations, especially when these costs can equal up to 10% of total occupancy costs for typical specialty retailers...

  • Our Approach to Portfolio Management.

    Portfolio management is tactically dealing with lease renewals and options. Often tagged on at the end of a real estate meeting, lease renewals are the ugly duckling...

  • Retail Proof of Concept Approach.

    The size of the US retail market and ability to rapidly expand proven retail concepts means very high returns are available to strong retail concepts once they reach a high growth stage.

Our Approach to Retail Strategy.

Wisdom comes from a combination of knowledge and experience. Unfortunately both knowledge and experience are hard to come by!

I had a boss once tell me data is worthless – data plus analysis equals knowledge. So it is with real estate strategy. On the data side we regularly build a micro business intelligence system for each of our clients pulling all of their real estate attributes into one data base – deal data, competitor data, market data, center data, customer data, store attributes like age, frontage, location characteristics, and store performance.

We typically will get 2 million or more customer records from our clients to geo-code, and use that to build customer psychographic and demographic profiles and primary trade areas.

A lot of data – but it allows good statistical analysis and "information":

  • Sales models for new store deals, fine tuned by center type and taking into account both demographics and center / competitor sales performance
  • Market optimization models based on size of trade area draw, density concentration of core customers, and store profit model;
  • Portfolio model s analyzing existing real estate to plan repositioning and re-investment strategies.


We have found with the right information, putting together a store by store , opportunity by opportunity review with all the key players – the real estate committee, in essence, comprised of real estate, finance, store operations, and executive management gets everyone aligned on "strategy" with a clear call to action.

Our approach to Energy Management.

Skyrocketing energy costs have a direct impact on company operations, especially when these costs can equal up to 10% of total occupancy costs for typical specialty retailers...

While "small box" retailers have difficulty justifying the sophisticated energy management systems of their "big box" cousins, they can still effectively manage energy costs and often reduce their bills 10% or more with a three simple steps.

First, build a good data base of utility usage. While this can be an administrative nightmare to manage for most companies within their existing payable systems, several companies, including ASG offer bill audit and payment processes that pay for themselves as a payment processing function, and at the same time accumulate Kwh usage, peak demand, and other data for comparison. That strategic information provides companies with a complete view of their energy costs and allows proactive action plans.

Second, implement "demand side" management programs, the most typical of which is re-lamping, which reduces electricity directly and indirectly by reducing the "heat" generated in a store affecting HVAC loads. Many utilities offer incentives to defray the costs involved and leveraging these can often produce a 2 year payback.

Third, pursue procurement contracts in de-regulated markets. Once a data base of usage and requirements is established, in many utility jurisdictions you can purchase electricity on an aggregated basis – for multiple stores, lowering your KWh costs and optionally lock in at fixed rates.

ASG capabilities: Our team of experts is dedicated to helping companies lower their energy costs, minimize the risk of overpaying utility bills, maximize reporting capabilities and create more productive time for other administrative needs. To date, we have assisted our clients in saving 2-3% annually on their energy costs through bill validation.

  • Expertise: Our experts have been on the client side. We understand what it takes to analyze energy usages and to forecast future expenditures. This unique experience allows us to be better in tuned to our clients needs.
  • Enhanced Technology: We use an ISO-9001 certified process to capture all the data from energy bills within 24 hours of receipt. in order to more accurately review, audit and analyze the information.
  • Cost Effective: We provide these services better, faster and at a lower cost than our competition.

Our Approach to Portfolio Management.

Portfolio management is tactically dealing with lease renewals and options. Often tagged on at the end of a real estate meeting, lease renewals are the ugly duckling...

of real estate – in a typical ten year renewal, sales are going to stay the same, rent and occupancy costs are going up, and you need to invest new money to bring the store to current brand standards.

On the other hand, Asset Management is proactively and strategically managing the real estate portfolio to increase shareholder value. It's about making tough decisions. At its core, it's about applying proven asset management thinking around resource allocation - investing in winners, pruning losers. Jack Welch grew GE's market capitalization 6000% - the best record on Wall Street, between 1980 and 2000 using this as one of his core principals and one which he applied vigorously to both businesses and talent. Does it work in retail?

Big Lots, for a decade or more routinely "grew" square footage 5% a year – the classic retail growth formula. Their stock consistently traded in a narrow $5 to $10 range. A new CEO came on board in 2005, and he promptly put new store growth on hold, and then closed 150 stores in 2006. Their stock price quadrupled to over $40 per share. Limited Brands, which had never strategically closed a store closed 1000 stores in the late 1990's through lease expirations, buy outs, divestitures and re-positioning space to more profitable uses. Limited Brand's stock price-doubled in three years. Ed Lampert, an investment banker and equity investor bought control of Sears Holding. The stock price increased from $12 to over $150 in a little over two years. Not know as a great merchant, he was quoted thus: "in reality the best companies in the world are ones that constantly reallocate resources in order to deploy them in other, more productive areas."

Distorting resources is the opposite of the typical chain store mentality. The bottom 20% of any retailer's portfolio, even if they are cash positive, drag down every important ratio – sales per square foot, comparable store growth, inventory turnover, labor metrics and so on. Worse, bad stores just consume management time. But asset management is not just about pruning – it's about investing aggressively and distorting resources in the best of the best – never being satisfied with how high is high. Arguably, one of the keys to Victoria Secret becoming one of the world's most valuable brands is their hard work at learning how to operate flagship locations which can generate 10 to 15 times the volume of an "average" store.

ASG Portfolio is a set of decision tools we implement for our clients to help them make strategic re-investments and re-deployments of their real estate dollars.

Retail Proof of Concept Approach.

The size of the US retail market and ability to rapidly expand proven retail concepts means very high returns are available to strong retail concepts once they reach a high growth stage.

However the costs and risks of getting to that "proven" high growth stage are huge. Many try but few succeed.

It is tough to move a proven brand from a wholesale, catalog or overseas channel to US retail and failures result not from branding issues, but from missteps in understanding the operating requirements of a dynamic and highly competitive US retail market. Inventory flow, pricing levels, promotional cadence, staffing, and technology decisions all impact performance. On top of that, limited experience with US real estate costs, landlord behavior, leases and rent negotiations and store construction processes have often led to missteps in "launch" strategies.

ASG can't help you with brand definition or merchandise selection. But we can reduce launch risk by eliminating real estate variability. We have worked with numerous small start-up companies on securing the right real estate and store construction, including Jule, a small accessories concept, now up to 9 stores, Moochie's an Pet gift strategy, and Buckeye Corner, a branded sports apparel store recently bought by Genesco. We have worked on strategy, deals and most recently store construction for dELiA*s a catalog brand becoming a multi-channel brand, and with vineyard vines, an upscale wholesales apparel brand entering retail. We developed strategic market plans for Sephora as they entered their second decade of growth in the US and Canada.

ASG's functional expertise in real estate strategy, leasing, store design and construction, and lease administration and rent accounting can simplify the process of testing and launching proven brands in the US market.

Fashion moves fast. Is your real estate keeping up?

ASGedge

Visualize your markets, streamline workflow, and use collected data for personalized analytics, all in a collaborative, cloud-based system. Work smarter with ASGedge.

Learn how at ASGedge.com.

 

Deal Packager

  • Streamlined workflow configured to your specifications
  • Collected data becomes captured data for improved analytics
  • Collaboration is enabled – view in-process deals, deals by developer, deals by market

Google Maps

  • Visualize answers to simple or complex queries
  • View nearby stores, competitors and just about everything else (including the nearest coffee shop)
  • Print customized maps that highlight your stores and add pop-up data tables. Explore the retail landscape through satellite and street-level imagery
  • Gain peace of mind knowing your data layer is protected by state-of-the-art security on a dedicated domain

 

Move at the speed of retail. 

Visit ASGedge.com and ask us how today.