Analytics

The Analytics Company

Not only do we know the commercial real estate market, we know to disseminate our knowledge. Our comprehensive reports are second to none and our targeted analysis will ensure the success of your project.



The KARNES Report

We began as a market research and analysis firm over 25 years ago. We know commercial real estate and we have the report to prove it.
Learn More

Multifamily Research

In addition to having access to our renowned analysis, you can perform your own using our multifamily research solution.
Learn More

Site Specific Analysis

We’ve been advising real estate professionals for over 25 years. Our participation is designed to help clients make informed decisions.
Learn More



The KARNES Report

KARNES Report - Historical Analysis
Historical Trends

Our reports include historical data on the office, industrial, and retail markets. Both quarterly and annualized data is presented and in some markets our dataset spans over a quarter century.

KARNES Report - Submarket Analysis
Submarket Analysis

In addition to regional analysis, we provide submarket-level breakdowns, allowing our subscribers to compare the performance of key geographic regions within a market.

KARNES Report - Tenant Activity
Tenant Activity

With new supply, tenant activity represents the story behind the data. Our reports provide tenant-by-tenant details by building and submarket, including announced future tenant contractions and expansions.

KARNES Report - Detailed Analysis
Detailed Analysis

In addition to charts and graphs, our analytics team provides our own analysis of the market, including an overview of the biggest changes in occupancy and future projects that will impact the market.

KARNES Report - Development Tracking
Construction Tracking

Our team researches and drive projects under construction and proposed properties quarterly throughout our markets. This allows our reports to provide subscribers with the latest news on future supply.

KARNES Report - Economic Overview
Economic Overview

Job growth and economic conditions are key to commercial real estate demand. Our reports provide the latest information on job creation and unemployment throughout the region.



Multifamily Research

Multifamily - Comprehensive Reports
Comprehensive Reports

Our comprehensive reports provide full analysis on absorption, supply, vacancy, rents, economic conditions, and pipeline of new projects in the Raleigh-Durham market. These semi-annual reports are included with a subscription to aptxchange, our multifamily research platform.

Multifamily - Snapshot Analysis
Snapshot Analysis

Utilizing aptxchange, our multifamily research platform, you can quickly analyze the latest market information and trends by region, submarket, or even custom datasets in the Raleigh-Durham market. Our advanced charting engine makes it easy to make decisions based on market factors.

Multifamily - Radii Analysis
Radii Analysis

With our radii analysis tool, you can perform advanced multifamily analysis on nearby communities in the Raleigh-Durham market. Quickly compare the performance of communities near your own or even a potential site where you might build.



Site Specific Analysis

KARNES has been guiding and advising real estate professionals for over 25 years through our consulting services. These services range from opinion letters to feasibility studies and each can be customized to attain the most relevant information and advice. Whether we are involved as the primary consultant on a project, or as part of a broader team of development professionals, our participation is designed to help clients make informed decisions and to ensure the success of each project. Many of our assignments fall under guidelines for client-confidentiality, so the following are examples of publicly-known assignments performed by KARNES:

Apartment Feasibility

First Ward Residential Condominium and Apartment Analysis – Charlotte, NC
KARNES analyzed the feasibility of a residential site within the uptown Charlotte market. Two uses were examined, rental and for-sale attached. In order to determine demand for the proposed project, this study analyzes employment growth, current supply, and future developments. KARNES established and analyzed existing and proposed residential developments Uptown and estimated demand for the site based on current inventories and future deliveries.

Affordable Housing Needs Update – Wake County, NC
A comprehensive review of market conditions affecting the supply and demand of affordable housing was conducted for the Wake County Affordable Housing Task Force in 1999. The availability and price of for-sale and rental housing was analyzed, along with economic and demographic trends impacting the demand for affordable housing. The supply and demand factors were then reconciled into a measure called the Housing Affordability Gap. This statistic documented the shortage of affordable housing in Wake County.

West Village Apartment Market Analysis – Durham, NC
For a lender guaranteeing a portion of a construction loan, we conducted absorption and rent forecasts for the redevelopment of a warehouse in downtown Durham into apartments. The project is located in a submarket that has attracted minimal market rate apartment development over the past ten years. An analytical framework was created to assess the competitiveness of the project against suburban apartments that were being developed in a neighboring submarket. The site’s urban location, design and target market were important factors in the study. Marketing and unit design recommendations were included.

Office Feasibility

Office/Flex Market Analysis
The owner of a 750,000-square foot flex/garden office park near Research Triangle Park in Raleigh-Durham asked for assistance in determining the feasibility of adding two buildings, and strategic guidance in the type of product to construct. A submarket-specific absorption analysis included an examination of existing tenants by industry and size within all competitive parks. Flex and garden office market trends were reviewed, and a comprehensive development forecast was generated. Final recommendations included design features, rent and timing.

West Raleigh Master Plan – Raleigh, NC
KARNES participated in the production of a master plan team for the rapidly growing area around the new arena in Raleigh, NC. We provided demand forecasts for a variety of uses, and recommended locations for specific development types. We carefully analyzed the proposed mix and density of commercial and residential uses.

Industrial Feasibility

Office/Flex Market Analysis
The owner of a 750,000-square foot flex/garden office park near Research Triangle Park in Raleigh-Durham asked for assistance in determining the feasibility of adding two buildings, and strategic guidance in the type of product to construct. A submarket-specific absorption analysis included an examination of existing tenants by industry and size within all competitive parks. Flex and garden office market trends were reviewed, and a comprehensive development forecast was generated. Final recommendations included design features, rent and timing.

Industrial Building Re-use
We assisted the new owner of an abandoned 110,000-square foot industrial facility near downtown Charlotte with a re-use strategy. We identified the key assets and liabilities of the site, recommended a select group of target tenant industries, and established a general marketing plan. We then estimated an achievable rent structure, based on specific improvements to the property.

West Raleigh Master Plan – Raleigh, NC
KARNES participated in the production of a master plan team for the rapidly growing area around the new arena in Raleigh, NC. We provided demand forecasts for a variety of uses, and recommended locations for specific development types. We carefully analyzed the proposed mix and density of commercial and residential uses.

Retail Feasibility

Wake Forest Shopping Center Retail Economic Impact Analysis – Wake Forest, NC
KARNES analyzed the economic impact of a future retail center that would total approximately 275,000 square feet when completed. Karnes Research established and analyzed trade areas for the site, determined consumer expenditures, estimated property tax revenues, estimated sales tax revenues, and determined potential job growth as a result of the center’s construction. The Town of Wake Forest approved the construction of the center.

Forest Pointe Shopping Center Retail Economic Impact Analysis – Wake Forest, NC
KARNES analyzed the economic impact of a future retail center that would total approximately 300,000 square feet when completed. KARNES established and analyzed trade areas for the site, determined consumer expenditures, estimated property tax revenues, estimated sales tax revenues, and determined potential job growth as a result of the center’s construction. The Town of Wake Forest reviewed the information and approved the development, which was to be anchored by a Wal-Mart Supercenter.

Apex Commons Retail Economic Impact Analysis – Apex, NC
KARNES analyzed the economic impact of a future retail center that would total approximately 450,000 square feet when completed. KARNES established and analyzed trade areas for the site, determined consumer expenditures, estimated property tax revenues, estimated sales tax revenues, and determined potential job growth as a result of the center’s construction. The Town of Apex reviewed the information and approved construction of the center.

Village Commons Mixed-Use Analysis – Wesley Chapel, NC
KARNES analyzed the economic impact of a future mixed-use center in a bourgeoning area outside of Charlotte, NC. KARNES established and analyzed the potential for office, residential, and retail uses. The first phase of the project, which included a Harris-Teeter anchored neighborhood shopping center is now complete and is near full occupancy. During the analysis, Karnes created trade areas for the site, determined consumer expenditures and demand for the retail portions of the project. Recommendations on future office and residential uses was also provided for the future phases of the project.

Carolina Circle Mall Adaptive Re-use – Greensboro, NC
Carolina Circle Mall was a completely vacant 750,000-square-foot mall that was purchased by Linder Ventures III, of Greensboro. The mall is located in Northeast Greensboro, at Cone Boulevard and US-29, an area whose retail potential had been drained by large developments in faster growing northwest and southwest Greensboro. Linder Ventures III hired KARNES to assess the retail feasibility of the location if a large portion of the site was re-developed into a large fitness and recreational facility (Pyramids Wellness Center).

Town of Hillsborough Retail Market Potential Analysis – Hillsborough, NC
The Town of Hillsborough, North Carolina needed to determine the total demand potential for big-box or power-center retailing at two nearby interchanges. The community was assessing the relative merits of two competing development proposals and they wanted KARNES to help them assess the feasibility of the two proposals and their impact on existing retailers and commercial districts.