Reasons To Do Business in Dakota County

Sometimes we fail to acknowledge the value we have in the Twin Cities. Here is some information from a presentation made by Dakota County commissioners this fall.

What Businesses Want:

*Smart productive workers

*Innovation

*Growing Labor Force

*Easy access to markets

*Available, affordable facilities

*Robust, diverse economy

*Reliable, affordable services

*Pro-business leadership

*Great quality of life

Dakota County has a well-educated, productive workforce. 37% have a bachelor’s degree or higher compared to 32% State and 28% US. As of June 2011, unemployment was 6.7% with 76.8 % employed and 77.5% two-income families. Higher education is valued and we have access to dozens of world class universities and colleges. We have a history of innovation including Rollerblade, Northern Tools, Goodrich Sensor Systems, Image Trend and more. Dakota County saw a 12% increase in population from 2000 – 2010 and also an increased labor force. Accessibility comes in several forms, including MSP International Airport plus several smaller airports, Mississippi River barge transport, rail lines and 440 miles of well-maintained, well-connected system of highways—interstate, state and county. There is 5.6 million square feet of commercial/retail buildings, 14.4 million square feet of office space and 980 industrial buildings with 40 million square feet. If you need commercial, retail, office or industrial space, we have choices for you!

Dakota County believes in pro-business leadership and has the lowest county tax rate in the state! Plans for an extensive fiber network and Intelligent Community designation by 2012 are underway. There are six engaged Chambers of Commerce advocating for business.

Several Fortune 500 and 1000 companies from a variety of sectors create a diverse and robust economy. Businesses in Dakota County include Blue Cross, Blue Shield, CHS, Thomson Reuters, Flint Hills Resources, Fairview Ridges Hospital, Patterson Dental, and several growing small businesses such as Outdoor GreatRoom, Space Trailers, Bio Thera and Image Trend. There are 9,452 private sector firms with 148,130 employees. Manufacturing and health care sectors account for around 24% of total employment.

Dakota County has a high quality of life as rated by Money Magazine. Median household income is $69,545 with 77% ownership rate and lowest percentage of cost burdened homeowners in the metro area. Public schools average some of the highest ACT test scores in the nation with over 80% participation rate. There are several opportunities to access the arts, leisure and entertainment.

As you can see, Dakota County is a great place to live and work. Ask us if you have any real estate needs to grow your business. Our specialty is real estate in the south metro area of the Twin Cities and our motto is creating property solutions for you, with you.

Commercial Real Estate Financing is Back in the Twin Cities!!

After a three year hiatus – we would like to report recent contacts from both the banking and institutional lending communities looking to place capital in the commercial / industrail markets.

Refinancing, new mortgages, additions and construction financing are all eligible uses for these funds.

Institutional sources look to provide long term (15 to 25 years) permanent fxed rate financing. Current rates for commercial / industrail projects and re-fi are 5.5 to 6.25 % – fixed for the term. Some non – recourse loans are being considered again. Target loan amounts 3 million and up.

Banking sources are looking to provide construction and permanent financing. One bank shared – they look to place over 90 million dollars in commercial real estate in the next few months ! Target loan amounts 1 to 5 million.

Please call us at APPRO / CERRON – and we’d be happy to point you in the right direction for your consideration of any of your loan needs !

REFINANCING / REMODEL REFINANCE / NEW CONSTRUCTION

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The Advantages of Airlake Industrial Park.

Is your business looking for a home? Airlake Industrial Park may be it. The park is located in Lakeville MN and is home to roughly 1,500 acres, 120 businesses, and 4,200 jobs. This park is conveniently located off of I-35 and County Road 70 giving it a transportation advantage over many other locations. Progressive Rail also operates within the park and offers rail transportation as an option for shipping and receiving goods. The park also has an airport that can accommodate corporate jets and helicopters.

Airlake Industrial Park has options for any size and type of business. There are many shovel ready sites if you need a facility built to your exact specifications. APPRO Development resides in and has been involved with the park for nearly 30 years and is a design-build general contractor that can help you with the design and budget pricing of your new facility. There are also many existing facilities for lease or purchase. Cerron Properties is a sister company to APPRO Development and can help you locate the perfect facility to lease or purchase within the park.

If you would like more information regarding the advantages that the Airlake Industrial Park has to offer please contact APPRO Development or Cerron Properties.

Killebrew Miracle Field to open soon !!

It is with GREAT pleasure – that we announce the opening of the new Miracle Field in Lakeville, and the initial season of play for the Miracle League teams! APPRO Development has been directly involved, and has donated the time and effort to design and coordinate the construction of the field. Nate Denny, project manager for APPRO- has facilitated the process to get the field built. Heidi Winsor – was architect / designer for the project. Grand Opening events will be June 26th. www.miraclefieldmn.comlakevillefield.html

Grant Jacobson with Jacobson Engineers and Surveying provided the Civil Engineering ad Surveying for the project.

The City of Lakeville donated the great site for the field. www.ci.lakeville.mn.us/parks

Subcontractors from Lakeville and the entire Metro Area donated time and products to get this project done.

Kudos to Brian Roseen, and the entire Miracle League Organization for getting this project done ! Thank you for allowing APPRO Development, Inc to be involved ! www.startribune.com/local/south/122399479.html

Please consider allowing APPRO and CERRON to “hit a home run” with your firm, by providing Design / Build and Real Estate services the next time you consider expansion or relocation !

Farmers’ Market in Downtown Lakeville

The popular Farmers’ Market in Downtown Lakeville will be returning this summer, offering weekly Saturday morning hours at the Lakeville Arts Center and Wednesday afternoon hours at the Lakeville Market Plaza, 208th and Holyoke.

Operated by the St. Paul Farmers’ Market, the event will continue to offer fresh produce and other items weekly, beginning in June.

Wednesdays at Market Plaza, 208th Street and Holyoke Avenue, Lakeville, Minnesota. Noon to 5 p.m. – beginning June 15th.

Saturdays at the Arts Center, 20965 Holyoke Avenue, Lakeville, Minnesota. 8:00 a.m. to 1:00 p.m. – beginning June 25th.

We have found over the years that Lakeville is a great place to live and to own a business, build a building or lease or buy a great new space – which, by the way, is exactly what we have been doing and helping others to do for more that 24 years! At APPRO Development and CERRON Commercial Properties, we love where we work and what we do! Give us a call – we would love to share more about what makes the Southern Twin Cities, Minnesota a great place to work and play!

New Stimulus Plan may assist in Commercial Real Estate and Construction Projects !

Small Business Stimulus Passes Congress

By MATTHEW G. LAMOREAUX and ALISTAIR M. NEVIUS SEPTEMBER 23, 2010

The House on Thursday passed the Small Business Jobs Act of 2010 (HR 5297) by a vote of 237–187, and sent it to the President, who is expected to sign the bill into law.

The bill, which passed the Senate last week, expands loan programs through the Small Business Administration (SBA), strengthens small business preference programs for federal government projects, provides incentives for exporters, offers a variety of small business tax breaks and includes some revenue raisers.

Small Business Loans

The bill creates a Small Business Lending Fund to address ongoing effects of the financial crisis on small businesses by allowing the Treasury Department to make capital investments in eligible financial institutions to increase credit available for small businesses. Independent community banks may participate in a new $30 billion lending fund on the condition they make loans to small businesses and meet other requirements. Financial institutions (bank and savings and loan holding companies, depository institutions, and community development loan funds) with $10 billion or less in total assets may apply for capital investments of up to 3% of risk-weighted assets.

Other small business lending provisions in the act include:

Online information center. The bill directs the SBA to create an online lending platform that lists all lenders that make SBA-guaranteed loans and provides interest rates for each lender.

Nonprofit lenders pilot. The bill also creates an intermediary lending pilot program to allow certain private, nonprofit entities that seek or have been awarded SBA loans to make loans to small businesses. The pilot will allow $20 million in loans each year from 2011 to 2013 to not more than 20 eligible entities. Eligible nonprofit organizations may apply for up to $1 million for the purpose of lending up to $200,000 to eligible small businesses.

Increased maximums for Microloan Program. The bill increases the Microloan Program maximum loan amount to $50,000 from $35,000. The bill raises total outstanding loan commitment limits to $4.5 million from $1.5 million and the total gross loan amount to $5 million from $2 million. Increased government guarantees and outstanding loan commitments are effective until Jan. 1, 2011, when the percentage guarantees will revert to the original percentages and the total outstanding loan commitment will reduce to $3.75 million.

Increased participation limit for Section 7(a) business loans. It also increases the limit on the government’s participation in so-called Section 7(a) small business loans to 90% from 75% or 85% for all Section 7(a) loans regardless of loan amount.

Raises loan maximums for plant acquisition, construction, conversion and expansion. The new maximums under the SBA’s 504 Program are tiered in relation to the borrower’s plans to use the capital to support federal government priority goals and projects, mostly in the energy and manufacturing sectors. For nonpriority goals and projects, the maximum is increased to $5 million from $1.5 million for each small business concern; to $5 million from $2 million for each small business concern if the loan proceeds will be directed toward certain public policy goals; to $5.5 million from $4, million for each project of a small manufacturer; to $5.5 million from $4 million for each project that reduces the borrower’s energy consumption by at least 10%; and to $5.5 million from $4 million for each project that generates renewable energy or renewable fuels, such as biodiesel or ethanol production.

Reduced fees for American Reinvestment and Recovery Act SBA loan guarantees. The reduced fees for SBA loan guarantees enacted by the American Reinvestment and Recovery Act of 2009 (ARRA) are extended to Dec. 31, 2010 (from Sept. 30).

Low-interest refinancing for Local Development Business Loan Program. Up to $7.5 billion in low-interest refinancing is available under the SBA’s Local Development Business Loan Program. Up to $7.5 billion annually is available for loan refinancing for two years after enactment for qualifying loans. Qualifying conditions include meeting job creation and retention goals and providing collateral valued at least 125% of the amount financed.

Retail floor plan refinancing. Creates a floor plan refinancing program, under which the SBA can guarantee open-ended extensions of credit to small businesses if the loan is used to purchase certain eligible retail goods for resale.

Express loan enhancement. The maximum amount of express loans under Section 7(a) of the Small Business Act is increased to $1 million from $350,000 for one year from the date of enactment.

Small Business Federal Contracting

Federal agencies are called on to solicit bids from small businesses and federal contracting requirements are amended to encourage small businesses to bid for federal contracts.

The bill also establishes a Small Businesses Teaming Pilot Program, which will promote federal contracting opportunities for joint ventures and small businesses. The program is scheduled to run for five years.

Federal agencies are required to solicit bids from any responsible source, including small business concerns, teams and joint ventures, for multiple award contracts above the substantial bundling threshold of the agency. The bill also revises the federal contracting and reporting requirements. Electronic annual certifications of small business size and status are required for ongoing eligibility as a small business contractor. Small business classification criteria must be reviewed by the SBA at least once every five years.

The bill requires the Comptroller General to study strategic mentoring alliances between large and small businesses as a way of getting small businesses access to federal contracts. The study will examine potential competition between mentor and protégé, systems to assure substantive benefit to the protégé, and agency processes to administer or monitor such programs. The study must be completed within 180 days of the bill’s enactment.

Small Business Exports

The bill contains measures designed to encourage small businesses to become exporters or to increase their export activities. The SBA will create a pilot three-year trade and export promotion program that will make grants to states to carry out export programs that assist eligible small businesses.

A number of changes are made within the SBA’s Office of International Trade to increase the number of small businesses that export and the volume of small business exports.

Other Small Business Programs

The bill creates federal grants for small business development centers to provide technical assistance to small businesses seeking capital and credit and other opportunities. It also mandates regulatory relief for small businesses.

A seven-year small business credit initiative is established to allocate federal funds (up to $1.5 billion) to participating states.

Small Business Tax Relief

Many provisions are targeted to assist small business operations through additional tax deductions and tax credits or exclusions. The bill would exclude from taxes certain capital gains on sales of small-business stock, and accelerate business tax write-offs for purchases of new equipment and other expenses.

Section 179 expensing and bonus depreciation. The bill increases the maximum amount a taxpayer may expense under IRC § 179 to $500,000 and increases the phaseout threshold amount to $2 million for tax years beginning in 2010 and 2011. The first-year 50% bonus depreciation available under IRC § 168(k) is extended for one year to apply to property acquired and placed in service in 2010 (or 2011 for certain long-lived and transportation property). The bill also allows taxpayers using the percentage-of-completion method to take into account the cost of qualified property as if bonus depreciation had not been enacted.

Qualified small business stock. The bill amends IRC § 1202 to increase the exclusion from gross income of gain from the sale or exchange of qualified small business stock from 50% to 100%, and the minimum tax preference does not apply. This provision applies to eligible stock acquired after the date of enactment and before Jan. 1, 2011.

Business credits. The carryback period for eligible small business credits under IRC § 38 is extended from one to five years. The bill also allows taxpayers to use eligible small business credits to offset both regular and alternative minimum tax liability. Both provisions are effective for credits determined in tax years beginning after 2009.

Built-in gains tax. For tax years beginning in 2011, the bill provides that for purposes of computing the section 1374 built-in gains tax, the recognition period is the five-year period beginning with the first day of the first tax year for which the corporation was an S corporation.

Self-employed individuals’ health insurance. The bill allows self-employed individuals who deduct the cost of health insurance for themselves and their spouses, dependents, and children under 27 years old as of the end of the tax year to take the deduction into account in calculating net earnings from self-employment for purposes of SECA taxes. This provision applies to the taxpayer’s tax years beginning after 2009.

Startup expenses. The bill increases the section 195 deduction for trade or business startup expenses from $5,000 to $10,000 for tax years beginning in 2010 and 2011. The start of the limitation on the deduction is increased from $50,000 to $60,000. So for 2010 and 2011 the amount of the deduction is the lesser of (1) the amount of the startup expenses or (2) $10,000, reduced (but not below zero) by the amount by which the startup expenditures exceed $60,000.

Reportable and listed transactions. The bill limits the section 6707A penalty for failure to disclose a reportable transaction (that is, a transaction determined by the IRS to have a potential for tax avoidance or evasion) to 75% of the decrease in tax resulting from the transaction. The maximum annual penalty allowed will be $10,000 in the case of a natural person and $50,000 for all other persons for failure to disclose a reportable transaction. For listed transactions, the maximum penalty will be $100,000 in the case of a natural person and $200,000 for all other persons. The minimum penalty is $5,000 for natural persons and $10,000 for all other persons.

The bill also requires the IRS to report to Congress by Dec. 31, 2010, and then annually, on penalties assessed for certain tax shelters and reportable transactions (under sections 6662A, 6700(a), 6707, 6707A and 6708). The penalty under section 6707A has been criticized because the penalty amounts often exceed the tax benefit of the targeted transactions. The IRS has since last July been working under a self-imposed moratorium on collection enforcement of the section 6707A penalty to give Congress time to amend the penalty amounts. The AICPA has recommended that the IRS be allowed to abate the section 6707A penalty in cases where the taxpayer has acted reasonably and in good faith. The AICPA also believes that judicial review should be allowed in cases where the IRS has assessed a penalty under section 6707A. The bill does not adopt either of these recommendations.

Cell phones. The bill removes cell phones from the definition of listed property. Thus, the heightened substantiation requirements and special depreciation rules that apply to listed property under IRC § 280A will no longer apply to cell phones. However, the Joint Committee on Taxation notes that this change “does not affect Treasury’s authority to determine the appropriate characterization of cell phones as a working condition fringe benefit under section 132(d) or that the personal use of such devices that are provided primarily for business purposes may constitute a de minimis fringe benefit, the value of which is so small as to make accounting for it administratively impracticable, under section 132(e).”

The AICPA recommended this statutory change in comments to the IRS in April 2008 and September 2009.

Revenue Raisers

The bill also contains several revenue-raising provisions.

Section 457 plan Roth contributions. The bill allows participants in government section 457 plans to treat elective deferrals as Roth contributions, effective for tax years beginning after 2010.

Rollovers to Roth accounts. The bill also allows rollovers from elective deferral plans to Roth-designated accounts. If a section 401(k) plan, section 403(b) plan or governmental section 457(b) plan has a qualified designated Roth contribution program, a distribution to an employee (or a surviving spouse) from an account under the plan that is not a designated Roth account is permitted to be rolled over into a designated Roth account under the plan for the individual. This provision is effective for distributions made after the date of enactment.

Annuitization. The bill permits a portion of an annuity, endowment or life insurance contract to be annuitized while the balance is not annuitized, provided that the annuitization period is for 10 years or more, or is for the lives of one or more individuals.

Reporting rental income. The bill makes recipients of rental income from real estate generally subject to the same information reporting requirements as taxpayers engaged in a trade or business. In particular, rental income recipients making payments of $600 or more to a service provider (such as a plumber, painter or accountant) in the course of earning rental income are required to provide an information return (typically Form 1099-MISC) to the IRS and to the service provider. This provision will apply to payments made after Dec. 31, 2010.

Information returns. The bill also increases the penalties for failure to file a correct information return. The first-tier penalty increases from $15 to $30, and the calendar-year maximum increases from $75,000 to $250,000. The second-tier penalty increases from $30 to $60, and the calendar-year maximum increases from $150,000 to $500,000. The third-tier penalty increases from $50 to $100, and the calendar-year maximum increases from $250,000 to $1,500,000. For small business filers, the calendar-year maximum increases from $25,000 to $75,000 for the first-tier penalty, from $50,000 to $200,000 for the second-tier penalty, and from $100,000 to $500,000 for the third-tier penalty. The minimum penalty for each failure due to intentional disregard increases from $100 to $250.

Federal contractor levies. The bill allows the IRS to issue levies prior to a collections due process hearing with respect to federal tax liabilities of federal contractors identified under the Federal Payment Levy Program, effective for levies issued after the date of enactment.

Cellulosic biofuels. The bill excludes so-called crude tall oil from the definition of cellulosic biofuel for purposes of the section 40 tax credit for alcohol used as fuel. Crude tall oil is a byproduct of the paper-making industry. Earlier this year, the Health Care and Education Reconciliation Act of 2010, PL 111-152, removed another paper byproduct—black liquor—from the definition of cellulosic biofuel.

Income from guarantees. This bill overrides the Tax Court’s recent decision in Container Corp., 134 TC no. 5 (2010), by amending the section 861 and 862 source rules to address income from guarantees issued after the date of enactment. Under new IRC § 861(a)(9), income from sources within the United States includes amounts received, whether directly or indirectly, from a noncorporate resident or a domestic corporation for the provision of a guarantee of indebtedness of the person or from any foreign person for the provision of a guarantee of any indebtedness of the person, if such amount is connected with income which is effectively connected (or treated as effectively connected) with the conduct of a trade or business in the United States.

Corporate estimated taxes. The bill increases the required corporate estimated tax payments factor for corporations with assets of at least $1 billion for payments due in July, August or September 2015.

— Matthew G. Lamoreaux (mlamoreaux@aicpa.org) is a JofA senior editor and Alistair M. Nevius (anevius@aicpa.org) is editor-in-chief of The Tax Adviser and a JofA contributing editor.

Cost Segregation—a tax saving strategy

Sample Cost Segregation Analysis

Cost segregation is basically accelerated depreciation of commercial real estate properties. You can write off more depreciation today, pay less in taxes and leave more money in your pocket. Accountants look at each improvement that is made individually versus the traditional straight line method of depreciation of improvements as a whole. Personal property depreciates faster than real property and when itemized allows the true depreciation to be written off.

Cost segregation is a great way to increase your cash flow and save money in the future. It can reduce real property taxes by reclassifying assets as personal property. The key is to use a qualified accountant. Contact us for referrals.

The Time to Buy or Lease Commercial Real Estate in Minnesota is Now…

For anyone in the market to lease or buy commercial real estate – This is a good time to make a move.

Lease rates have softened 15-25% from the peak with most Landlords anxious to do a deal and offer concessions to satisfy the tenant’s needs. So…a good time to take advantage of these market conditions and lock in some good lease rates for your business. Mike Salmen of Transwestern referenced this opportunity in a recent article in the Real Estate Journal (www.rejournals.com, 7/12/2010) where he said – “companies are deciding to relocate or take advantage of the tenant’s market that exists.”

Likewise – sale prices for commercial buildings have also fallen in the market. So if purchasing is an option for your business…again the time is now. Many Sellers are quite motivated to make a deal by reducing their price.

The other reason that the time is now…is that interest rates for financing are at recent historical lows making payments quite affordable. SBA rates for 504 loans are in the 5’s depending on the program.

So, whether you are a tenant or a buyer – now could be a good time for you to relocate your business. Contact our team of leasing professionals to view some of the best deals in commercial real estate for sale or lease in Minnesota.

Cool Places to Visit in Minnesota!

Minnesota – Cool Places to Visit!

As the Minnesota State Fair opens their doors this week, we are reminded that the summer season is quickly coming to an end. Many folks are squeezing in one more trip, or having some fun before the brisk winds of fall start to blow – ushering in the cooler season.

If you are new to Minnesota or are a long time resident looking for something new to do around town, here is a list of our Top Ten Cool Places to Visit in Minnesota:

1. Take a trip to Duluth, MN – On your way up, be sure to stop at Tobies in Hinckley which is about half way between the Twin Cities and Duluth, for a famous Caramel Roll and a cup of Joe. Once in Duluth, be sure to try skipping some rocks along the shores of Lake Superior. Stop by the Glensheen Mansion, take a trolley ride to the shops around town or rent a 2-4 person bicycle to tour around Canal Park. Grab an ice-cream cone from Bridgeman’s on the Lakewalk located next to the Fitger’s Courtyard, overlooking Lake Superior.

2. You could head further north and explore the North Shore – Head north along Hwy 61. Stop at Gooseberry Falls to go hiking or visit Split Rock Lighthouse (which just celebrated its 100th year anniversary). Stop in Tofte and spend a night at the Bluefin Bay. Then, head on up to Lutsen and take a ride on the Alpine Slide.

3. Visit Lanesboro, MN – rent a bike, stay at one of the many B&B’s around town, and maybe even plant a smooch on your honey (it is said to be one of the most romantic towns in the our great state!)

4. Get back to nature at its best by camping in the Boundary Waters – Start at Ely, MN and be sure to visit the International Wolf Center and then grab a camping pack, a large bag of yummy GORP (a high energy mix of granola, raisins, peanuts – & M&M’s) and grab a canoe – then, get hiking, get portaging, hug a tree, hug a bear, but for heaven’s sake, leave the iPods and Blackberrys at home!

5. Pack your bags and head to the Brainerd Nisswa Lakes Area. Go fishing or if you prefer, maybe just tell a fish story. When in Nisswa, you can partake in some good old fashioned turtle racing or try for that hole in one on any one of the abundant area golf courses.

6. Visit the Iron Range, MN – Climb aboard a mining truck, trace your roots at the Genealogy Center, tour an underground mine at the incredible Soudan Mine, or try an exciting ATV adventure and view the northern landscape in a whole new way!

7. Calling all Shop-a-holics – We really should be called the Land of 10,000 Shops!! Visit the Mall of America, Grand Avenue Shops in St. Paul, MN, check out 50th and France, find bargains at the Outlet Shops at Albertville or Medford, or stop to check out the shops in our own backyard by visiting the Pink Door Boutique, or check out Turnstyle Consignment store for something a little different.

8. Stick around the Twin Cities, MN, and be a tourist – visit Museums, history center, restaurants, lakes, Renaissance Festival, golf, Minnesota Zoo, Valley Fair, water park, and many, many more places to have some summer fun!

9. And, speaking of “sticking” around – see how many things you can find “on a stick” at the great Minnesota get-together…the Minnesota State Fair which is running from Thursday, August 26 – Monday, September 3, 2010.

10. And, last but certainly not least, our all time favorite place – is our home – Lakeville, Minnesota. Enjoy picking up some flowers and veggies at our local Farmer’s Market, play some Frisbee in one of our many parks, take a cruise on one of our lakes. You could explore a night on the town by taking in a show at the Lakeville Arts Center or visit the upcoming Lakeville Arts Festival. If you want to learn more about the history of our town, you could visit the Visit Lakeville Website for lots of interesting information.

There you have it – our suggestions for fun places to visit around the Land of 10,000 Lakes! We are certain there are many, many more exciting and fascinating locations – but, really – home is always the best place to come back to and for us that is Lakeville, Minnesota!

We have found over the years that Lakeville is a great place to own a business, build a building or lease or buy a great new space – which, by the way, is exactly what we have been doing and helping others to do for more than 23 years! At APPRO Development and CERRON Commercial Properties, we love where we work and what we do! Give us a call – we would love to share more about what makes the Southern Twin Cities, Minnesota a great place to work and play!