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This case highlights a recent and important type of new sustainability project for existing buildings commonly referred to as an integrated energy retrofit (IER) project. Anthony Malkin of Malkin Holdings, owner of the Empire State Building (ESB), acknowledged the importance of making the existing building stock, particularly in New York City, more energy efficient, as it comprises a large part of the real estate in most cities. Taking a bold leadership position, Malkin vowed to make the ESB the most energy-efficient, sustainable, “green” pre-war office building through an IER project that examined several facets of the building's systems, operations, and tenant behaviors. In addition to making the ESB a green icon in Manhattan, Malkin also stated the importance of making the project transparent and economical so other pre-war buildings could copy the model. This case study examines in depth the process that Malkin Holdings underwent in attaining its goal of establishing the ESB as a leader in existing building sustainability.

After discussing and analyzing the case, students should be able to: Understand how to balance costs and benefits associated with an IER project Explain the benefits of green retrofitting to owners and tenants Identify risks in high-profile, complex projects and recommend mitigation strategies

Wildcat Capital Investors is a small real estate private equity company. Its MBA intern, Jessica Zaski, is asked to develop a financial model for the purchase of Financial Commons, a 90,000 square foot office building in suburban Chicago. By simple metrics, the property seems to be a good value, but with credit conditions tight, Jessica must consider whether outside investors would be comfortable with the risks of investing in the midst of a severe commercial real estate downturn. Wildcat is designed to give students exposure to both the quantitative and qualitative aspects of investing in commercial real estate through a private equity structure. Beyond the numbers, the case allows for a discussion of the process of finding suitable real estate investments. The importance of the simultaneous negotiations that Wildcat must have with the seller, the lender, and the outside investor can be emphasized.

By working through the financial models, students will take a given set of assumptions and analyze the cash flows expected to be received by the equity partners of Financial Commons. With a given deal structure, the students can then model the cash flow to both outside equity investors and Wildcat, learning the mechanics of private equity. The model will allow students to investigate how the variations in the underlying assumptions affect returns to the property and to the investors.

This case study was intended for MBA/postgraduate level courses, or for high-level executive courses. It provided a complex international business context to analyse the intricacies and dependencies between emerging regions, wherein a company (Grupo M) established an entire manufacturing cluster and invested all its assets in a place that has never hosted any industrial activity – in a country whose culture and traditions differed significantly from those of the neighbouring country that provided the investment. The case included a discussion of the negotiations that a private company undertook with two governments (Haiti and the Dominican Republic) to secure access to the free-zone facilities granted by the importing countries.

The case could be seen as a stimulating international business context to examine central tenets around “shared value creation” (Porter and Kramer, 2011): the practice of creating economic value in a way that also creates value for society by addressing its needs and challenges. As per these authors, there are three ways to create shared value: by reconceiving products and markets, by redefining productivity in the value chain and by enabling local cluster development. The latter is the one best exemplified in this case. Additionally, the case brought intriguing insights on international business that can be related to ethics, corporate social responsibility and its many facets (Banerjee, 2007), as well as concepts around “responsible lobbying” (Anastasiadis et al., 2018).

This case presented the expansion challenges of CODEVI, a Dominican company, which established and operated an industrial (free zone) park in Haiti. Grupo M decided to move its operations when The World Trade Organization eliminated the quota system for apparel imported from the Far East Countries, and its CEO, Fernando Capellán, foresaw that the Dominican Republic would soon become non-competitive. At the time, an agreement between the US and Haiti, which gave preferential access to production from this extremely poor country, was being negotiated. In 2003, there were two sleepy towns at the Haitian-Dominican border: Dajabón, with about 18,000 inhabitants in the Dominican side, and Ounaminthe in Haiti, with about 40,000 inhabitants (with 90 per cent unemployment and over 80 per cent living below the extreme poverty line) on the Haitan side. These two locations were at the heart of a case that narrated how a complex international business operation resulted in an industrial park that has enjoyed considerable economic success, while simultaneously improving dramatically the living conditions of both border towns: Dajabón now has about 35,000 inhabitants and was a booming town, with a prosperous middle class; Ounaminthe now had 170,000 inhabitants (17,000 work directly at CODEVI), and was a city that essentially remained outside the chaos that often plagues the rest of Haiti. Additionally, a major impact of CODEVI was that it stopped the area’s illegal emigration of Haitians to the Dominican Republic, one of the Dominican Republic’s most pressing problems. But as the CODEVI industrial park has no area to expand, a decision must be made to either expand next to the present park, or at one of the three sister towns along the border. Such a park would have to be built from nothing, as was the case for CODEVI almost two decades ago.

MBA, executive and postgraduate.

Teaching notes are available for educators only.

CSS 5: International Business.

In 2010 Drive Property Solutions, a special servicing firm in Chicago, had partnered with Spiner Capital to win an FDIC auction of distressed debt. Included in that auction was the defaulted mortgage note on Northwinds Community Crossing, a retail strip mall in suburban Savannah, Georgia, which had been in default since November 2009. Sam Schey, an asset manager at Drive, needed to decide how to maximize recoveries from the nonperforming loan.

The key learning objectives are mentioned as follows: to understand the attractiveness of the co-living sector using Michael Porter’s five forces model; to do competitive analysis of ZOLO by understanding its objectives, strengths and weaknesses; to understand various competitive strategies which ZOLO’s competitors could apply against it; and to understand application of various defense strategies, which ZOLO would follow to retain its market leader position.

ZoloStays (ZOLO) was an Indian real-tech start-up based in Bengaluru. It was in the business of co-living, i.e. providing affordable accommodation for students and young professionals who had to leave their home and temporarily settle in other cities in search for jobs or education. ZOLO had grown 300% and had served over 50,000 customers across 10 Indian cities, since its inception in 2015. It had claimed to be the largest co-living brand in India in FY 2019. Nikhil Sikri (Sikri), who was a Co-founder of ZOLO, had big plans of expanding the firm to a million beds in 5 years. However, increasing awareness of a huge untapped market in the co-living sector had led to entry of a flurry of competitors. Notable among them were Nestaway, Colive, StayAbode, CoHo and OYO Life. Facing such intense competition Sikri had the challenge to be able to sustain his company’s early momentum. How would he retain ZOLO’s market leadership position? What would be the best strategy to achieve further growth? Should ZOLO diversify into allied services or apply a more focused strategy? Sikri was facing all these challenging questions and had to quickly address them to continue to lead in this competitive race.

The case can be taught in advanced undergraduate, MBA or executive-level programs dealing with marketing. This case study helps students in dealing with issues pertaining to a given market sector where a firm is operating, the strategies that could be used by the competitors and application of competitive strategies which the firm can apply.

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CSS 8: Marketing

In early December 2013, Roxann Biller, Associate at the Chicago-based private equity firm Delta Quantitative Real Estate Capital, was asked to assess the risk associated with the firm's first potential overseas investment. Haifu Sentā Gendaino (HSG) was a large multi-tenant logistics property located in the Gaikando area of Tokyo. High-quality tenants currently occupied the property, so at first glance the risks of investing in the property seemed minimal. However, Biller knew that she had to consider the potential drawbacks. This would mean gaining a better understanding of each tenant, trying to forecast the future condition of the Tokyo logistics market, and considering what new risks her firm would face because the property's cash flows were in a foreign currency.

Entrepreneurship, family business.

MBA, executive MBA

PN Rao Fine Suits, famously known as the “best tailors” for men's suits and groom wear, started with their first shop in 1923 as a small business of a tailoring shop catering to the needs of the British ladies in Bangalore, India, and by 2013, had four showrooms spread across Bangalore and Chennai, with an annual turnover of INR360 million. Over the years, the patrons of PN Rao have grown not only in Bangalore but across the globe, from countries such as the USA, the UK, Germany, Japan, Denmark, Sweden and The Netherlands. The PN group had three business arms: the PN Rao showrooms, Rupasi and PN Rao Creations. This family business has survived nine decades in business, with the third generation of family now actively involved in the operations and expansion of the business. Chandramohan Pishe and Machender Pishe, the second-generation brothers in the business, believe in a conservative growth path for their brand, compared to the third-generation cousins, Naveen Pishe and Ketan Pishe. Naveen and Ketan are aware of the market opportunities and the competition and often look for the differentiator that their brand can offer. They are very enthusiastic about their future expansion plans and would like to open 100 showrooms by 2023, their centennial year. The market indicators are favourable and, if leveraged strategically, do offer opportunities to fulfil their expansion plans. Naveen and Ketan firmly believe in the need of instituting a family constitution as they move forward with their expansion plans. The second generation is not very confident of this idea, however, as they believe the family values to be strong enough to continue in the same fashion.

Understand the challenges of a small business and the importance of re-inventing by leveraging a mix of market opportunities to grow and sustain; to evaluate the need and importance of family constitution at the PN Rao Group to sustain, scale and govern in a manner so as to avoid any kind of future family business conflicts.

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Business contracts are formed through negotiations, where the parties agree on some terms, disagree on others and keep yet others undecided. Over a period of time, they see themselves as having moved from being negotiating parties to contracting parties, settling on most of the terms. The law, however, states that a contract is formed when a person makes an offer and the other accepts it. The principle arose from the rudimentary trade practices in the past. The principles coming from the prior centuries and the modern business practices may not be in consonance. The Gibson v. Manchester City Council Case, a judgement of the House of Lords of the United Kingdom, reviewed attempts to modernize the law.

Strategic management.

Entry-level post-graduate management students at an MBA program; middle-level professionals in an executive management program.

Royal India Food Retail (RIFR) is an organized food retailer, head-quartered in Delhi, India. The firm has established 180 outlets across the three Indian states of Delhi, Chandigarh and Punjab, selling fruits and vegetables, full-range of staples, grocery items and essential non-food items and fast-moving consumer good products. Since its inception, RIFR has been making losses, owing to both unfavourable external conditions and poor strategic management. In 2014-2015, RIFR reported earnings before interest, tax, depreciation and amortization (EBITDA) loss of Rs 46m as against Rs 276m in 2013-2014 and Rs 346m in 2012-2013. This case examines the problems of RIFR, against the backdrop of an unfavourable industry structure and the need for astute decision making, and poses the question of what the next step for RIFR should be.

Developing a clear understanding of the business environment; understanding the challenges faced by businesses in emerging markets; highlighting the dynamics of a volume-driven vis-à-vis a margin-driven approach to business strategy; and the importance of resources as critical elements of strategy development.

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CSS 11: Strategy.