APHIS-Trained Canines are Ready for their Close-ups: Dogs Featured on Disney+’s It’s a Dog’s Life with Bill Farmer

Posted by Aaliyah Essex, Public Affairs Specialist in Animals
Jul 10, 2020

A few of the U.S. Department of Agriculture’s Animal and Plant Health Inspection Service (APHIS) affiliated canines are showing off their “sniffs” and talents to the world in the Disney+ weekly series, “It’s a Dog’s Life with Bill Farmer”. The 10-episode series that began airing on Friday, May 15 will feature APHIS operated Hawaiian Geese canine teams, APHIS trained brown tree snake canine teams and APHIS trained Beagle Brigade teams. The canine teams will be featured in the season’s final two episodes.

Show producer Johnathan Walton expressed his satisfaction with APHIS’ canine programs filmed for the show. “Each episode gets better and better so these final episodes are a great way to end the season,” Walton explained. In the finale episode, host Bill Farmer, better known as the voice of Disney, explores the vital work that the dogs do through the Hawaiian Geese program and the Brown Tree Snake program. Episode nine features APHIS trained beagle teams working with U.S. Customs and Border Patrol as part of the nation-wide Beagle Brigade.

Episode 10’s segment on the Hawaiian Geese or “nene” canine teams will feature canine Quade and handler Cliff Silva and canine Quinn and handler Cesar Trinidad. The teams demonstrate the activities they do at a Kauai resort to prevent the endangered nene birds from coming into contact with aircraft taking off from the two main runways at Lihue Airport that essentially surround the resort. Border Collies Quade and Quinn chase away the birds preventing them from hurting themselves and harming the flying public. Handlers Cliff and Cesar agreed that the episode will help to educate the public. “We get a lot of questions from the public about the work that we are doing,” says Cesar. “I hope that this episode allows people to see that we are using nonlethal methods to help protect the nene population and to prevent aircraft collisions,” said Cliff.

The finale also features a segment on canine Kai and handler Theresa Manzano, canine Joffrey and handler Cindy Umemoto and canine Raines and handler Lisa Goya-Nishikawa. The teams that are operated by the Hawaii Department of Agriculture (HDOA) were trained by USDA APHIS’ National Detector Dog Training Center (NDDTC). Bill Farmer follows the Jack Russell Terriers around as they demonstrate their ability to detect the invasive brown tree snake within the state. HDOA representative Trenton Yasui appreciates the exposure that will come from the series. “The series will highlight the extraordinary abilities of working dogs and K9 teams in general, and the significant role that dogs play in accomplishing missions in agricultural regulation/enforcement” explained Trenton.

Episode 9 starred CBP agricultural canines that are a part of the APHIS NDDTC trained Beagle Brigade working at Los Angeles International Airport. The segment focused on canine Pollo and handler Jill Chen. Canine Pollo was also filmed demonstrating his abilities with some of his fellow NDDTC trained detector dogs, Dudley, Zelda, Seeker, Betsy, and Grainger. The segment is just a snippet of the profound efforts these detector dogs make to prevent prohibited agriculture items from entering the United States.

Episode 9 will air Disney+ on July 10, 2020. Episode 10 will air the following week, on July 17, 2020.

APHIS-Trained Canines are Ready for their Close-ups: Dogs Featured on Disney+’s It’s a Dog’s Life with Bill Farmer

How To Grow Your Own Moringa (Kalamungay) Tree

KuliKuli Foods

Moringa, the famous “miracle tree,” has many nutritional benefits and is one of the most efficient and influential plants out there. It grows best in tropical and sub-tropical regions, but many climates can support a moringa tree. This article is for anyone considering growing their own moringa tree.

Moringa trees can be grown from either moringa seeds or branch cuttings from a moringa tree. If you have a nearby friend with a healthy moringa tree who can lending you a branch, then seeds are the way to go. Moringa oleifera is a common variety of moringa and is a great choice for growing and consuming.

HOW TO GROW YOUR OWN MORINGA TREE
In the United States, the only places moringa can grow outside year-round are southern areas of Florida, Arizona, California, and Texas. Depending on where you live, you may decide to grow moringa trees outside in the ground, or in a pot to be kept indoors during the winter months. If you go with the “indoor/outdoor” combo, you can move your moringa tree outside during the summer.

Growing moringa trees in greenhouses is also an option, and is great for climates that regularly get below freezing temperatures. The optimal temperature range for moringa trees is 77-95 °F, but it can also survive in extreme temperatures up to 118 °F in the shade and down to a light frost. Altitudes lower than 1,970 ft above sea level are best, but moringa trees have been able to grow in the tropics up to 3940 ft above sea level.

No matter where you decide to grow your tree, try to place it in a sunny location and give it plenty of water.

STEP BY STEP DIRECTIONS FOR PLANTING MORINGA
Before you get straight to planting, you need to think about where your tree is going. Is this tree in a pot that you will move inside during the winter? Or do you live in a sunny, drier climate where you can plant moringa seeds directly in the ground?

Once you know where your tree might go, you are ready for the next step. There is no dormancy period for moringa seeds, so you can plant mature seeds at any time.

Follow these instructions for the best success with planting moringa seeds, and see other planting options below!

PLANTING MORINGA SEEDS OUTSIDE:
Find a spot with soil that is light and sandy, not waterlogged or clay-like.
Dig a few 1 ft. x 1 ft. holes
1 ft. deep, and “back-fill” each hole a bit with soil.
If you must plant in heavy soil, dig a hole up to three times as big as described in Step 2 and use a 1/3-sand, 2/3-soil mixture to back fill.
Plant 3-5 seeds in each 1 ft. hole, spaced 2 inches apart.
Be careful not to plant seeds more than ½ an inch deep.
What about indoor moringa plants? Moringa trees can grow up to 50 feet tall, which is less than ideal for an indoor environment.

These next instructions will teach you how to grow a “dwarf” moringa tree, which is still the same plant that has just been pruned to grow less.

PLANTING MORINGA SEEDS IN A POT:

Fill a pot that is 12-18 inches in diameter with loose soil.
One pot can usually hold about five dwarf moringa trees, but it is a good idea to initially plant 7 or 8 in case a few seeds don’t sprout.
Space out ¾- to 1-inch deep holes in the soil.
Put a seed in each hole and lightly cover them with some soil.
Once the plants have at least two layers of branches, it is time to start pruning. Cut back the tops of the seedlings and cut the branches back to half their length.
When the tree is young, check the tree for new leaves at least once a week. New leaves usually appear on the tops and in a sort of “junction” or fork in branches–cut these back as well!
Pruning the tree will keep it small, and will also produce a LOT of leaves, which is great for you to use in your food!
If you do have the option to start your own tree from a branch cutting, follow these instructions on how to use a moringa cutting to grow your own moringa tree.

PLANTING MORINGA FROM A CUTTING:

Use hard wood instead of green wood for cuttings, which should be at least one inch in diameter and at least six feet long.
The best branches for cuttings are the ones that need to be cut off anyway after the tree has finished producing fruit for the year and needs to be pruned to promote new growth.
Dig a 3 ft x 3 ft hole that is 3 ft deep and plant the cutting inside.
Fill the hole with a sand and soil mixture. Pack soil firmly around the base of the plant.
We hope the above ways help you with your moringa! Once you’ve planted your tree, you might start wondering about the “best tips” to keep your tree healthy. We’ll provide top tips below.

GENERAL TIPS FOR CULTIVATING MORINGA
The best way to learn is by trial and error, and you can also consult your local nursery for tips on your area’s soil and weather conditions. Most moringa seeds sprout within two weeks of being planted, so if you’re not seeing sprouts, you may need to replant.

SOIL AND WATERING TIPS:
Even though moringa can grow in a variety of conditions and in poor soil, we recommend using compost or manure. Mix the compost into your soil, as this will help the tree grow. Moringa trees do not usually need fertilizer of any kind, but if yours needs a little bit of extra help, phosphorus will aid root development; nitrogen will help with leaf growth. Ammonium sulfate can also help your tree grow.

Be generous with watering, but don’t water too much. The soil should not be dry and cracked, but the seeds should not be drowning either. Seedlings also are a bit fragile when they have recently sprouted, so water lightly during this period. When watering a new plant that was started from a branch cutting, try to avoid watering the stem of the plant. Moringa can survive in very dry climates with little water, but regular watering during the first two months of planting seeds helps them develop properly.

After the first two months, you can cut water back significantly and only water the tree when it looks like it needs water. If you live in a very wet climate and are growing your tree outside, Diplodia root rot can occur. To avoid this, try planting your tree on top of a small mound so that excess water can run off away from the plant.

PRUNING TIPS:
All moringa trees need regular pruning to promote leaf growth, curb branching, and prevent the tree from being taller than you want it to be. If a moringa tree is left alone to grow, it will become tall with many branches and few leaves, and will only flower near the top, which is very unhelpful.

A good height to aim for is 8-12 feet, and if you continue to prune the tree will keep growing lots of leaves and growing branches from the trunk instead of out the top of the tree. To prune, simply cut branches back to half their length and trim the top of the tree.

The branch parts that you’ve removed can be chopped up into 4- to 10-inch bits and scattered underneath the moringa tree to serve as a natural mulch.

PESTS, POWDER & PODS TIPS:
Moringa does resist a lot of pests, but termites still might give you trouble. If this is the case, use mulch with castor oil plant leaves, mahogany chips, tephrosia leaves, or Persian lilac leaves.

To harvest the pods for eating, pick them when they are about ½ an inch in diameter and come off easily. Older leaves are better for making moringa powder.

WHERE CAN I BUY MORINGA SEEDS?

Here is a list of a few moringa seed vendors in the United States, in addition to online shopping services like Amazon and Ebay. Kuli Kuli does not in any way endorse these vendors, but solely is providing them for informational purposes:

Seedman.com
MoringaFarms.com
MoringaForLife.com
Good luck cultivating your own moringa tree!

RESOURCES
https://www.treesforlife.org/our-work/our-initiatives/moringa/faq/growing-moringa/will-the-moringa-tree-grow-in-my-area
http://www.ilovemoringa.com/How-To-Grow-Moringa-In-Cold-Climates.html
http://www.moringamatters.com/how-to-grow-a-dwarf-Moringa-tree.html
https://www.treesforlife.org/our-work/our-initiatives/moringa/how-to-grow
http://echonet.org/moringa/
http://www.moringamatters.com/how-to-prune-moringa-trees.html
http://miracletrees.org/growing_moringa.html

10 Reasons To Eat Moringa Everyday

KuliKuli Foods

Moringa has gained recognition from grocery stores and celebrities across the country. Recently, Naomi Campbell and Martha Stewart both cited moringa as a powerful way to nourish and energize the whole body, as well as support greater immune health. Eating moringa everyday might be the new change your routine needs.

HERE ARE THE TOP 10 REASONS TO EAT MORINGA EVERYDAY.
While you may have only seen the word “moringa” in the last few years, how much do you know about it? This plant from “the miracle tree” has been used by cultures all over the world for thousands of years. In the US, you can find moringa in energy shots, smoothie mixes and more!

This leafy green is bursting with nutrients and just a little bit can supercharge your day and revamp your health.

1. THIS LEAFY GREEN CAN IMPROVE NUTRITION AROUND THE WORLD
This supergreen is more nutritious than kale and provides powerful anti-inflammatory benefits that rival those of turmeric. Moringa is also a fast-growing and leafy tree that thrives in hot, arid climates.

Moringa can improve nutrition around the world, largely due to its nutrient density and resistance to drought. It also doesn’t require a lot of intensive labor for harvesting or growing.

Additionally, farmers who grow Kuli Kuli moringa gain a sustainable livelihood that can uplift entire communities. For one example of this positive impact, check out Pamela Soroti’s story!

Overall, this humble plant offers amazing nutritional and financial benefits for farmers and their families. Ethical supply chains are at the core of our mission, helping Kuli Kuli addresses the power of nutrition at a local and global level.

2. MORINGA IS MORE NUTRIENT-DENSE THAN KALE
It’s true! A single serving of moringa leaf powder has the nutritional equivalent of two servings of kale greens.

3. THIS SUPERFOOD IS AN EASY SOLUTION FOR IRON-DEFICIENCY ANEMIA
Anemia is a condition when the blood doesn’t have enough healthy red blood cells or hemoglobin to transport oxygen to the body’s cell.

Anemia often results in fatigue, lightheadedness, and shortness of breath. The condition currently affects 3.5 million Americans. Recent studies suggest that moringa leaves may be better at improving iron sufficiency than conventional iron supplements.

One tablespoon of moringa leaf powder provides an excellent source of iron. Moringa also has 7 times the amount of iron as spinach.

4. MORINGA MAY HELP PREVENT AND MANAGE DIABETES

Prediabetes is a condition that causes higher-than-average levels of blood sugar without adequate levels of insulin, which leads to glucose building up in the blood instead of being converted to energy.

Glucose builds up in the blood can lead to serious health problems, including blindness, kidney failure, heart disease, and even stroke.

Multiple studies suggest that moringa leaf powder can help to significantly reduce blood glucose levels, cholesterol, and increase glucose tolerance.

5. THE MIRACLE TREE ALSO SUPPORTS HEART HEALTH
Many people refer to moringa as the “miracle tree” across Latin America, South-East Asia and Sub-Saharan Africa. This is because of its nutrient-density and medicinal properties. Moringa is rich in antioxidants that fight against oxygen-free radicals, which can contribute to cholesterol build-up and inflammation.

Studies suggest that moringa may help reduce the number of free radicals, improve the function of the heart, and prevent cell damage along blood vessel walls.

Moringa is also packed with fiber. Fiber can contribute to heart health by improving bowel movement, lowering cholesterol, and reducing the risk of stroke and diabetes.

A single serving of moringa gives you 12% of your daily fiber needs. We recommend mixing Kuli Kuli Pure Moringa Vegetable Powder into a bowl of oatmeal.

6. MORINGA IS A NATURAL ANTI-INFLAMMATORY AGENT
Inflammation is a healthy, natural response that helps the body heal; however, too much or chronic inflammation causes stress. Inflammation helps repair an injury or fight a potential health threat. But when the body is in a state of chronic disease, the continual production of the systemic inflammatory response can be detrimental. Chronic low-grade inflammation has been associated with diabetes, obesity, cardiovascular disease, cancer, and Alzheimer’s.

While more research is needed to fully understand the anti-inflammatory benefits of moringa, research suggests that moringa has many anti-inflammatory properties that could protect the body from several types of chronic diseases.

Direct antioxidants, such as polyphenols found in moringa and other fruits and vegetables, scavenge free radicals in the body that cause oxidative stress and damage –reducing inflammation and preventing cell damage.

Indirect antioxidants, such as those found in moringa and other cruciferous vegetables like broccoli, stimulate detoxification pathways in the body, which have long-lasting anti-inflammatory and cell-protective effects.

7. THIS SUPERGREEN IS ALSO A LACTATION ENHANCER
Moringa can help new moms with nursing by increasing the quantity of their breast milk.

In a 2003 study, the amount of breastmilk produced by lactating mothers who were given 350mg of moringa every day showed a significant increase in breast milk in comparison to lactating mothers who were given a placebo.

Moringa can also help make breast milk more nutritious.

Consuming moringa increases the mother’s intake of beta-carotene, the precursor to vitamin A. Beta-carotene is important for newborn babies, as blindness, infectious diseases, and protein-energy can be linked to vitamin A deficiency.

In West Africa, vitamin A deficiency is the main reason behind the high mortality rate of children under five. To address this mortality rate, moringa is used as a weaning food in West Africa. Many people add moringa to breast milk or breastmilk substitutes.

8. MORINGA CAN ENHANCE OVERALL GUT HEALTH
Some experts believe that health begins in the gut. It may seem obvious that a strong intestinal tract and diverse microbiome aids with basic digestion, but that’s not all. Gut health also has links to our greater immune and hormone systems.

Recent studies reveal how our gut “microbiomes” can effect mood, appetite, metabolism, stress levels, and the ability to deal with illness.

Moringa contains nutrients, fiber, and phytochemicals that have been shown to promote gut health by stimulating the growth of beneficial bacteria and suppressing that of pathogenic bacteria.

These compounds have anti-inflammatory properties that can reduce inflammation of the gut wall, thus improving the wall’s ability to inhibit the passage of toxins into the bloodstream.

These phytochemicals are associated with improved management of inflammatory bowel syndrome and a decreased risk of colon cancer and infections.

9. THIS SUPERFOOD IS ALSO A GREAT SOURCE OF PROTEIN
Amino acids are the building blocks of proteins. The body makes some amino acids, while others—known as the nine essential amino acids—we receive via diet. Moringa contains adequate levels of all nine essential acids.

This protein-rich plant also helps uplift the communities who grow moringa, especially communities with histories of malnutrition. In this way, moringa can address malnutrition on a local and global scale!

The “quality” of dietary protein is best measured by the Protein Digestibility-Corrected Amino Acid Score (PDCAAS) which factors in both the essential amino acid present and their digestibility. Moringa has the highest ranking of 1 on the PDCAAS scale of 0-1.

10. MORINGA EASILY FITS INTO YOUR DAILY NUTRITION PLAN

Moringa is the perfect complement to a healthy lifestyle. Millions of people use this plant to consume the nutrients they need to thrive.

Over 60% of Americans say that incorporating more vegetables into their diet is their #1 priority, but many find it difficult to get their greens at meals other than dinner.

Moringa is extremely versatile and can be added to nearly any dish – sweet or savory. It’s also a convenient way to add vegetables to any meal, whether a baked casserole or pasta sauce. Here’s 10 ways to add moringa and “sneaky greens” into your daily routine.

REITs: Own A Piece Of Hawaiian Paradise

Seeking Alpha

Summary
We believe that some of the unique challenges for the market are exactly what makes Hawaii an attractive place to invest.

In particular, the difficulty of developing new commercial real estate and housing keeps a lid on new commercial real estate supply, thus giving an advantage to current landlords.

While tourism can present a level of unpredictability, the long term supply and demand dynamics present an attractive risk-adjusted return, especially relative to other mainland markets.

Since becoming a state in 1959, Hawaii has been portrayed as a sunny beach vacation spot with palm trees and a rich cultural history. As with most things, reality is much more complicated. While it does boast some of the most beautiful beaches in the world (with top notch surfing), the rich cultural ‘history’ is not all in the past. As the most recent state added to the union, native Hawaiians have the shortest history as part of the USA. Similarly, their culture was independent of American culture more recently than any other state, exacerbated even further by geographical distance. As such, investing in Hawaii presents some of the most unique opportunities and risks relative to the other 49 states.

We believe that some of the unique challenges for the market are exactly what makes Hawaii an attractive place to invest. In particular, the difficulty of developing new commercial real estate and housing keeps a lid on new commercial real estate supply, thus giving an advantage to current landlords. While the contribution of tourism to the local economy makes it slightly more difficult to predict short term demand growth, the relative stability to other ‘island destinations’, solid infrastructure, and temperate climate give us confidence in long term growth. The Chilton REIT Composite has an overweight position to Hawaii as of February 29, 2020.

Hawaii Economic Overview
With about 1.4 million residents as of 2018, Hawaii is the 39th most populous state. However, it has established itself as one of the top tourist destinations in the world, boasting almost 10.0 million visitors in 2018. These visitors spent $17.6 billion, which comprised about 18.5% of Hawaii’s gross domestic product (or GDP). This compares to the national average of 2.9%, and ranks Hawaii as the highest state for tourism spending as a percent of GDP. On the back of strong tourism, Hawaii’s GDP growth has outpaced the national average since 2000, which is especially remarkable considering that tourism’s worst years occurred following the September 2001 terrorist attacks and the 2008-2009 recession.

Local population growth has also outpaced the national average going back to 1960, owing most of it to in-migration. However, population growth turned negative in 2017 and has been negative for 2018 and 2019 as well. Job growth to support tourism has flourished, but it has not been enough to keep up with the national average. Hawaii’s median per capita personal income of over $53,000 on the surface is positive relative to the national median of $52,000, but it doesn’t tell the whole story. According to the Tax Foundation, $100 is actually only worth $84.39 in Hawaii as of 2017, which is the lowest in the country, below even New York ($86.36) and California ($87.11). As a result, as shown in Figure 1, when adjusting per capita median personal income for cost of living (using ‘regional cost disparities’), Hawaii’s income as adjusted is much lower than the US average. Similarly, Hawaii’s 2.9% unemployment rate as of 12/31/19 is below the national average of 3.6%, but the workforce participation in Hawaii is well below the national average at only 60.9% versus 63.4%.

In summary, the state of Hawaii has certainly benefited from becoming a popular tourist destination. However, the locals may not have benefited as much as they would’ve thought, contributing to a cultural insulation against visitors, particularly those looking to invest.

Hawaiian Culture
Notwithstanding the effects of tourism on the island, the insulated (and isolated) location of Hawaii generated a uniquely independent and proud culture that rivals many sovereign nations. Rightfully so after the experience that the Native Americans had with visitors looking to buy land and impart new customs, Hawaiians have been somewhat resistant to outside investment from the start. Infamously, the Delaware Indians sold Manhattan to Peter Minuit for $24 in 1626, which is equivalent to less than $2,000 today. In contrast, a study in 2018 estimated that the total value of Manhattan land was almost $2 trillion. Instead of outright sales to visitors, Hawaiians have shrewdly favored leasing the land for them to build hotels, condos, retail, and office properties. Thus, they are protecting themselves from losing out of the potential appreciation in the land, while also allowing investment to stimulate the economy (and hopefully make the land more valuable).

Despite the ground leases, the investment in housing has not been enough. Similar to California where regulations on development and rent control have created a mismatch in housing supply and demand, the lack of new housing has caused rents and home prices to explode well above the national average. According to one estimate, it can take 9 to 15 years to get entitlements approved. Approximately 95% of the state is reserved for agriculture and conservation, which further limits development, and increases the value of permitted land. As a result, the average Hawaii home transaction price was $780,000 as of September 30, 2019, which compares to the national average of $227,000. Similarly, the average rent for a 900 square foot (or sqft) apartment was $2,400 per month, which compares to the national average of $1,700, according to Zillow.

Furthermore, energy costs, gasoline prices, and even basics such as toilet paper are among the highest in the country. Gasoline prices are the second highest in the country, while electricity prices are almost triple the national average, and groceries are the highest. Some of this is due to the transportation costs to get goods to Hawaii, which must be brought via plane or ship. Due to a 100 year old law called the Jones Act, shipping goods between US ports is much more expensive than a ship from a foreign port to a US port. The Jones Act stipulates that all goods delivered from a domestic port to a domestic port must be carried on a ship that is built in America by Americans, at least 75% owned by Americans, and at least 75% of the crew must be American. While the purpose was to preserve the US shipbuilding industry (0.3% of global shipbuilding), it disproportionately punishes Hawaii (and Puerto Rico) which do not have the option of rail or truck. By some estimates, allowing foreign ships to deliver US goods from US ports could cut prices in half.

In addition, Hawaii has a state income tax with a top rate of 11%, which is second only to California with a top state tax rate of 12.3%. Adding more ‘SALT’ to the wound of high state taxes, the Tax Cut and Jobs Act of 2017 limited deductions of state taxes (property and income taxes) to only $10,000 which disproportionately hurt residents in Hawaii, among other states. These factors help to explain why population growth has turned negative. However, this is not all bad for commercial real estate.

Office
Almost the entirety of the state’s office market is located on Oahu, and specifically Honolulu (including Waikiki). With about ten million sqft, Honolulu’s office market (downtown plus surrounding areas) compares to the downtowns (excluding surrounding area) of Nashville or Baltimore. Due to the high contribution of tourism, the office-using employment of Hawaii ranks quite low, with demand being driven mostly by local business and the government sector. As such, we expect demand growth to be muted. However, supply is tight, and the small denominator can make small absorption numbers have outsized effects on the market statistics. For example, the downtown Honolulu market absorbed 200,000 sqft in 2019, the largest year of positive absorption since 2006, though still only 2% of the total inventory. However, several office buildings are being converted to residential buildings, which reduced the supply. As a result, the office vacancy rate on Oahu declined from 13.7% in 2018 to 9.5% in 2019 according to CBRE. This should help office rent growth to continue to grow steadily in the face of low demand.

The REIT with the most Hawaii office exposure is Douglas Emmett (NYSE: DEI), which owns four buildings in Honolulu totaling 1.6 million sqft. As of December 31, 2019, these buildings were 94% leased with an averaged annualized rent of $34.96 per sqft, which compares to DEI portfolio averages of $44.80 per sqft. Annualized rent of $48.7 million at these Hawaii properties comprises about 7% of DEI’s office portfolio, or 6% of DEI’s total portfolio. The balance of DEI’s portfolio is located in West Los Angeles.

Hawaii-based REIT Alexander and Baldwin (NYSE: ALEX) also derives about 4% of its cash net operating income from office. As of December 31, 2019, the company owned 143,000 sqft spread between Oahu and Maui, which were 90.9% occupied generating annualized base rent of $32.93 per sqft.

Multifamily
DEI is the only publicly traded REIT with multifamily ownership in the state. Coincidentally, DEI is converting one of its office buildings to multifamily. 1132 Bishop Street is a 25 story, 490,000 sqft office tower that will be converted into 500 multifamily units. The conversion will be done in phases so that multifamily rent will replace office rent as office tenants vacate. The first units are expected to be delivered in late 2020. DEI owns three other multifamily properties in Honolulu, which were 98% leased at an average rent of $1,850 per month as of December 31, 2019. Annualized rent of $44.3 million comprises about 36% of DEI’s multifamily portfolio, or 4% of DEI’s total portfolio. When combining the Honolulu multifamily and office properties, DEI generates about 11% of its annual rent from the state.

Industrial
Hawaii’s industrial market finished the year at only 2.0% vacancy, which is essentially full given a 1.5% ‘structural baseline vacancy’, according to Colliers, a global real estate research firm. According to CBRE, 2019 was the first full calendar year where all four quarters had positive net absorption since 2013, which drove steady rent growth. 2020 is expected to produce more of the same results, with Colliers projecting 2020 to have the highest net absorption in over a decade. ALEX owns a 1.2 million sqft industrial portfolio in Hawaii that was 95.3% occupied as of December 31, 2019. Net operating income of the industrial portfolio comprised approximately 16% of ALEX’s total portfolio as of the same date. An externally-advised REIT (which presents extreme conflicts of interest), Industrial Logistics Properties Trust (NYSE: ILPT), has the largest Hawaii industrial exposure with approximately 39% of its cash net operating income coming from the state.

Retail
Retail vacancy was 6.9% at the end of 2019 for all of Hawaii, which compared to 5.5% as of the same period in 2018 driven by slightly negative absorption of -145,000 sqft. Most of this occurred in the mall space, which was affected by the Sears bankruptcy in particular. 2020 may face similar bankruptcy headwinds due to announced closures of Pier One and the bankruptcy filing by Forever 21. Notably, Forever 21 is going to keep two stores open, and they are both at REIT-owned centers (Pearlridge, owned by Washington Prime Group (NYSE: WPG) and Ala Moana Center, owned by Brookfield Property Partners (NYSE: BPY)). American Assets Trust (NYSE: AAT) owns three properties in Hawaii, including a hotel and street retail property in Waikiki, and a grocery anchored center adjacent to a Premium Outlets (owned by Simon Property Group (NYSE: SPG)). AAT derives approximately 17% of its cash net operating income from Hawaii.

Ala Moana Center holds the crown as the most valuable US mall, estimated to be worth $6 billion. It comprises 2.4 million sqft and boasts 350 stores averaging sales of $1,500 per sqft. Brookfield Property Partners recently added a 300,000 sqft expansion, and plans to spend $153 million on a residential tower to be delivered in 2025. Publicly traded Howard Hughes Corp (NYSE: HHC, not a REIT) has capitalized on the “place” of Ala Moana, building five residential towers adjacent to the mall generating $2.2 billion in proceeds from condominium sales. HHC currently has plans for 11 more towers over the next eight years, as shown in Figure 2.

We believe it is important to delineate between the local and tourism-based retail markets in Hawaii. While Waikiki street retail and Ala Moana Center are driven by tourism spending which can be influenced by the strength of the US Dollar, grocery anchored centers are much more dependent upon the local economy. ALEX owns mostly grocery-anchored shopping centers that cater to locals. ALEX derives 77.3% of its cash net operating income as of December 31, 2019 from such centers spread between Oahu, Maui, and Kauai. The centers comprise 2.5 million sqft and were 93.3% leased with an average base rent of $33.12 per sqft as of December 31, 2019. This business should be much more resilient to the e-commerce threat than mainland shopping centers given the expensive and prolonged delivery times. For example, instead of Amazon Prime delivery times of one or two hours in many mainland cities, Hawaii Amazon Prime customers have delivery times of 3-7 days, which increases the reliance on brick-and-mortar shopping. In particular, grocery delivery is especially difficult on the island, which will keep the grocery brick-and-mortar stores as strong anchors for the foreseeable future.

Lodging
In 2019, Hawaii’s lodging market logged Revenue per available room (or RevPAR) growth of 3.6%, which compared to the national average of 0.9% and the top 25 lodging markets at -0.2%. Two luxury developments were announced in 2019, which will carry the Rosewood and Auberge flags.

Host Hotels (NYSE: HST) owns the highest EBITDA-producing hotel among publicly traded REITs in the Hyatt Regency Maui, which produced $54.7 million in EBITDA in 2019 from 806 rooms. HST also owns the Andaz Maui and the Fairmont Kea Lani. Park Hotels (NYSE: PK), a spinoff from Hilton (NYSE: HLT) in 2017, owns the hotel with the largest number of rooms, the Hilton Hawaiian Village Waikiki Beach with 2,860 rooms. Rounding out exposure, RLJ Lodging (NYSE: RLJ) owns the Courtyard Waikiki Beach, and Sunstone Hotels (NYSE: SHO) owns the Wailea Beach Resort.

Tea industry could ignite economic resurgence

The Sunday Observer
By Rohan Fernando –

The tea industry must be looked at from a different perspective, as two distinct industries, tea growing/manufacturing and tea marketing, to make use of the opportunities rampant in the world consumer preferences and to meet such demands by producing quality controlled products at profitable and competitive levels.

While the Plantation Ministry has the infrastructure to enforce good agricultural practices (GAP) and Good manufacturing practices (GMP) to ensure the quality of every kilo of tea produced, the EDB under the external trade ministry could be empowered to boost the global market share for tea.

There are several natural products now in vogue as superfoods for their inherent health supportive properties. Virgin coconut oil, Coconut cream and Moringa are products exported from Sri Lanka to meet an increasing demand in the superfood category.

Similarly, tea could be transformed into this category for its anti-carcinogenic property of ‘polyphenols’. Kombucha containing probiotics is another tea product on the superfood scale. With labeling identifying these properties backed by R&D, tea has the potential to be upgraded as a health supportive consumer product as opposed to the common thirst quencher.

Disrupt instead of destruct

Tea has not had the benefit of new technology due to industry leaders refusing to change. Disruption of archaic concepts and change from the Iron Age to Nano tech age is badly needed in the tea industry, if it is to make use of the opportunities available.

Albert Einstein is widely credited with saying, “The definition of insanity is doing the same thing over and over again, but expecting different results.” Every sector in the tea industry needs disruption for shift in paradigms. This is commonly termed as thinking out of the box. Refusal to change will result in slow but sure destruction.

For instance, tea smallholders can be empowered with new technology with education on economy of scale to run their small businesses as private cooperative units as the original model for sustainable family business has now changed with land fragmentation and increased cost of labour and other inputs.

Private tea factories have proliferated with political patronage leading to malpractices. For an example, Kenya produces nearly 400 million kgs, in 160 factories, while Sri Lanka operates over 700 factories for the annual output of over 300 million kgs.

Regional Plantation Companies (RPCs) can be empowered and provided autonomy to diversify into other related fields, such as forestry, animal husbandry, special export crops, eco tourism etc. to spread the risk of investments and be profitable without subsidies.

Exporters can be encouraged to expand the global reach with liberalisation of import export within controlled economic zones, lest there be ambiguity on the genuineness of the purpose.

The financial structure involving loans for agriculture, manufacturing and exports must be reviewed for interest rates compatible with global standards. Most exporters are reeling under debt to banks and non receipt of export proceeds having to pay penalty interest to financial institutions. The P&M fund to the tune of 6 billion rupees contributed to by the tea exporters should be utilized to support exporters and none other. If needed, this fund could be used as a rotating fund to support brand building by exporters. For a workable strategy, all stakeholders must be consulted with their sector strategies for an expanded economic model in tea without banking on handouts and subsidies.

The president has the desire to make Sri Lanka great having understood the potential our powerful island has to become an economic power base in the Indian Ocean.

Rationale

When a man from earth died and appeared at the “pearly gates”, Saint Peter the keeper of the gates accosted the man to find out what he was doing on earth to deserve a seat in heaven. The man most humbly answered, “St. Peter, back on earth I have been a tea trader all my life.” The gate promptly opened and St. Peter was heard to say, “Come in my son, take a harp, you have had enough of hell.”

Though in a lighter vein, most in the tea trade engaged in the business of marketing tea feel the heat of hellfire, in a volatile business environment often interfered and manipulated by politicians to expand the vote base. This has been the case since the plantations were nationalised by Mrs. Sirimavo Bandarannaike in 1976. The once profitable and tax paying industry gradually declined to become one of the biggest liabilities to the tax paying public.

An industry steeped in tradition and that has survived for over 150 years can be resurrected not with handouts, but only with sound business propositions based on the basic principle of market economy of supply and demand charged with innovation on the back of research and development.

A vast majority of us in different segments of the industry feel the pain of no gain having dedicated our productive life to the cause of Ceylon tea, we are too passionate about.

The magic of tea

Tea is a miracle crop and to harness the potential of tea is the business acumen. Imagine the British and Scottish planters coming by steamship back in the 18th century to clear jungles, uproot disease ridden coffee and plant tea as a commercial crop and being able to make good their investments.

Sir Thomas J. Lipton made his fortunes in Ceylon and built the world’s largest tea brand Lipton. Even today when we travel in the tea country, we are amazed as to how the British rulers built the infrastructure, the winding roads cut into the mountain slopes, the railroads tunnelled through the mountains, built gigantic factories and the deployment of labour brought in from South India, all of which made Ceylon tea the most famous global beverage. It was the private enterprise which succeeded with patronisation and not with intervention by the State.

Re-engineering tea

Wouldn’t it be prudent then to re-engineer this once glorious industry and turn it around to be self reliant on time tested principles and global demand for healthy beverages and superfoods. It is only then we could strategise the correct economic policy for our nation as professed by the government in building an export driven national economy.

In 2002, when branding was recognised as the way forward in that year’s budget on a proposal put forward by the newly formed Tea Exporters Association (TEA), the export industry was elated and there was hope for expansion of tea exports with liberal trade policies. The momentum that gathered after the incentives offered backed by ‘Stable Policies’ for branding saw the tea export values climbing up gradually surpassing the $ 1 billion mark and reaching $ 1.6 billion by 2014.

The tea industry was hopeful of going after a bigger target of USD 5 billion in tea exports by 2020 in support of the government’s ambitious drive to grow the total export revenue to 20 billion USD by 2020.

US $ 5 billion was targeted with the possibility of taking a bigger share of the global consumer market, then estimated around $ 35 billion per annum. The formation of a strictly controlled import/export hub for value addition and branding to compete on par with major tea brands such as Lipton, Titley, and Twinings and product diversification into tea extracts and derivatives backed by research and development were taken into consideration.

Although the government gazette of 1981 permitted the import of tea needed for blending and value addition, it lacked provisions for full liberalisation of the tea export industry. Hence the concept of a secluded hub was to ensure non-filtration of imported tea into the local supply chain to maintain the undiluted purity of Ceylon Tea.

Currently the value of global consumerism on black and green tea exceeds 60 billion USD per annum and growing at a healthy percentage year on year.

Status-quo

Composition of the industry – From an overall position the tea industry comprises large plantations or RPCs, tea smallholders, private tea factory owners, tea brokers and the tea exporters. The tea smallholders or individual tea farmers play a big role in the supply chain producing 60% of the tea crop.

Stagnation – But what do we witness today? A stagnant industry struggling to survive. The serious decline in the overall value of the entire tea industry be it growing, manufacturing or exporting is a matter for investigation as a first step towards re-igniting this once glorious national pride.

Decline in quality – It is the general perception that Ceylon tea is the best in the world, but unfortunately all teas produced in Sri Lanka do not fall within the finest quality stamped with a LION logo by the Sri Lanka Tea Board (SLTB). At the best 40% of the teas manufactured in the country qualify for the LION logo certification whilst the rest are comparable with teas from other origins.

Constricted supply chain – The production of tea is declining due to a multitude of reasons with very little hope of Sri Lanka’s tea crop to exceed 380 million kgs when the world tea production is increasing annually at an average of 6.5%. Our share of the global tea export trade has declined from 18% in 2010 to 12% in 2018 and will continue to decline, year on year making the supply chain constricted due to stagnant tea output.

Tea smallholder – The smallholder farmers who manufacture 60% of the tea crop rely heavily on government subsidies for fertiliser, planting materials and demand a guaranteed price for fresh leaf. The economic model of the smallholder tea farmers is non viable due to land fragmentation and the high cost manual operations with hired labour as opposed to self tending. Unless the operational model is rehashed with new technology being infused and increase the economy of scale under a cooperative model for shared labour, it will continue to suffer economic stress and rely heavily on the ex-checker.

The current subsidies paid out to the smallholder farmers could be invested in developing a productive economic model for prosperity and arrest further fragmentation.

The tea smallholder concept was a clever strategy adopted after the JVP instigated youth uprising in the 1970s, to gainfully engage the households in several poor regions by luring them into tea cultivation in home plots with government subsidies. Whilst it solved the problem of unemployment by transforming many thousands to self-employment in the early 80s the expansion in the family unit has resulted in fragmentation of land in the present time and the operational costs exceeding income.

RPCs – Large plantations classified under Regional Plantation Companies (RPC’s) regularly complain of difficulties in meeting the demands of politicised unions for increase in wages unrelated to productivity. Due to wages not being linked to productivity, cost of production (COP) in Sri Lanka is identified as the highest in the tea world.

The RPCs are also governed by restrictions imposed by the state (the golden shareholder) on activities outside of tea. If the plantations are allowed to diversify their business model to multi crops, forestry, animal husbandry and eco-tourism whilst adhering to modern growing and manufacturing practices for cost effective production, the plantation economy would surge from the present levels.

Private tea factories – The proliferation in private tea factories in violation of laid down regulations has caused severe damage to the quality of tea. The problems created by unscrupulous factories in adulteration using sugar and other substances has resulted in Ceylon tea being strictly monitored for MRLs by several importing countries.

Tea economy

Developed countries are already using tea as an industrial base material for a multitude of high end products in many different consumer segments.

Tea is the number one beverage in the world which is natural, affordable and free from any allergies, safe to drink at any age or any stage, even during pregnancy.

Global tea economy – Tea is the earliest beverage in the world discovered in China many centuries ago. Today it is consumed in every nook and corner of the world for its therapeutic value as an all day rehydrating drink. Apart from tea being consumed as a hot beverage, tea is used as an ingredient in the following segments.

1 Iced teas & tea based soft drinks
2 Pharmaceuticals such as polyphenols
3 Fragrance and non beverage applications as skincare products.
4 Solid foods such as tea cookies and tea pestos, tea salads.
5 Green tea powder as a superfood in milkshakes and in cooking.

If an assessment is to be carried out for all segments of this super commodity a value close to 100 billion USD could be attributed at current consumer levels. One of the most exciting factors is the rediscovery of tea for its hidden therapeutic values driving the youth across the globe towards tea which was earlier a drink of the elderly.

If the government is serious about the tea economy, they should free the industry from state intervention and political interference and allow the industry to operate as a business. Tea is rich with tradition and these traditions could be transformed into trends for greater benefit of the industry at large. All that the industry needs are policies based on market economy, a tax regime supporting competitive exports and autonomy for the export industry.

World tea production is ever increasing due to demand, especially in China and India to meet internal consumption and is targeted to reach 6 billion kgs.

World tea export volume has exceeded 1.8 billion kgs out of tea producing countries and tea HUBs and continue to increase, whereas the global “retail” market for tea as a hot beverage is close to 60 billion USD

Tea, Apart from being used as a hot beverage, iced tea in ready to drink form is making vast strides in the beverage sector. Tea is also a base for several non beverage products used in pharma, wellness and even as a safe alternative to kick the habit of smoking.

Sri Lanka has the most advanced tea packaging factories amongst the tea producing countries but has raw material limitation of 350 million kgs or 6.3% of the world production

The question now is, should we be big fish in a small pond or small fish in a big pond? Bigger the pond room to grow.

At a time when the new President has voiced his desire through his well documented manifesto to make Sri Lanka a prosperous nation, It may be worth looking at the following fundamentals in social economic justice for Nation building.

Tea strategy

The dynamics of the industry – There are two very specific and inter connected sectors in the tea industry, tea growing/manufacturing and tea exports. These two segments have to be separately identified and brought under specific ministries for a result driven export economy. Unlike in the past where the plantations were directly linked to the export-houses in Colombo, nationalisation of the estates caused to segregate plantations and exports. Though the exporters are not asking for handouts, several sectors in the tea industry are under severe stress due to veering off the commercial path and relying heavily on political patronage the industry has got used to over the years. Weaning these sectors off such unrealistic economic models is the biggest challenge for the government in power.

Taking a bold step to convert the entire industry to a self reliant model based on the economic principle of supply and demand should be the target with timelines set for achieving. We must not forget that tea was an industry not relying on the state but contributed to the exchequer before the nationalization of the plantation industry.

Hence it will not be a Herculean task to make tea a profitable industry once again to contribute to and not beg for assistance from the state.

Segregation of the industry on the different strengths of plantations for manufacturing and exports for value addition with branding as consumer ready products would truly expose the strengths and weaknesses to strategize productive measures for the entire tea industry.

The liberalisation of the tea export industry has been a moot point for several decades and due to political connotations and objections from groups with vested interest never saw the light of day. The tea HUB or the special economic zone was proposed to carve out a larger portion of the global tea market, through value addition of teas from all origins. Though it was accepted in principle and even approved by lawmakers the implementation never took place. It was even considered by the Ministry of Finance to start the process under a controlled scheme based on the statutes gazetted in 1981.

One other proposal by TEA was for a change in the way tea is procured. An electronic auction system similar to a commodity exchange. This would cut down the procuring time by a big margin and make the process more transparent, efficient and free of malpractices. A once thriving industry which paid all statutory taxes to the government became a debtor to the nation after the estates and agency houses were nationalised in 1975. Subsequent reversal with government control has not paid the desired results and continues as a burden.

The socialist economic policies of successive governments to placate the voters have resulted in uneconomic repercussions and it is not easy to turn around from a state of welfare to that of a hardworking nation without the political will to do so.

1 You cannot legislate the poor into prosperity by legislating the wealthy out of prosperity
2 What one person receives without working for, another person must work for without receiving?
3 The government cannot give to anybody anything that the government does not first take from somebody else.
4 You cannot multiply wealth by dividing it
5 When half the people get the idea that they do not have to work because the other half is going to take care of them, and when the other half gets the idea that it does no good to work because somebody else is going to get what they work for, that is the beginning of the end of any nation.

The writer is SLT Chairman and a Past President of the National Chamber of Exporters and a Past Chairman the Tea Exporters Association

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Sri Lanka tea economy

* Exports – 300 to 340 million kgs per annum generating 1.6 billion USD or thereabouts.
* Value addition, consumer ready (real term) around 40% of total exports.
* Exports under local brands are not more than 20% of total exports.
* Genuine Ceylon Tea as recognised by the Lion logo certification – not more than 40% of the total annual production or 130 million kgs
* Almost 60% of the annual production is non-competitive at global level due to the high cost of labour and closed door economic policy for tea.
* Good Agricultural Practices (GAP) and Good Manufacturing Practices (GMP) vastly disregarded making the renowned quality of Ceylon tea questionable.
* BMFannings can be profitably used as a raw material in the extraction of tea properties for several tea based derivatives. Unfortunately due to lack of an appropriate scheme these are reprocessed with banned substances and filtered into the market as black tea which is a serious threat to the good name of Ceylon Tea.
* Brewed tea currently estimated around 60 billion USD is expected to reach 73 billion USD by 2024.
* In the US Ready to Drink teas recorded a market cap of 10.75 billion USD in 2017 and Kombucha (fermented ready to drink tea) a market cap of 576 million USD. Globally these two tea derivatives are making impressive progress in the consumer share of throat with the demand increasing by an impressive 10% year-on-year.
* The global consumer market for tea and tea based products is estimated to be in the region of $ 100 billion within the next five years.