Cool Treats and Healthy Pets “Rule” in Maple Glen

Greg Jones and David Goodman of Equity Retail Brokers were pleased to represent the Landlord in leasing a total of 8,254 SF of inline space at the Maple Glen Shopping Center, located at 1925 Norristown Road in Maple Glen, Montgomery County, PA.  The new tenants are as follows:

• Navé Frozen Yogurt – Leased 2,000 SF of space in the center.  Opening Winter 2012/2013.  Navé Frozen Yogurt is a self-serve frozen yogurt and toppings café that offers 14 flavors of frozen yogurt plus 60 toppings daily.

• Dogs and Cats Rule – Leased 6,254 SF of space in the center.  Opening Winter 2012/2013.  Shon Guttman of Legend Properties represented the tenant.  Dogs & Cats Rule decided that pets deserve to enjoy the most natural, safe and well-made products that are available. With this philosophy intact, Dogs & Cats Rule has evolved into a leader in this area, being on the cutting-edge when it comes to natural foods and pet supplies.

The Maple Glen Shopping Center is a newly renovated, Giant-anchored center in the heart of Maple Glen, an upscale residential suburb that serves the Horsham and Upper Dublin Communities.  The center boasts great access, visibility and ample parking.  Other tenants include Wells Fargo, Wine & Spirit Shoppe, Giovanni’s Pizza, Maple Glen Cards & Gifts, Accent Framing, Crystal Nails & Spa and Danielle’s Café.

Please feel free to contact either David (484-417-2219, dgoodman@equityretailbrokers.com) or Greg (484-417-2224, gjones@equityretailbrokers.com) for more information on other retail opportunities.

 

Main Line Center Welcomes Three (3) New Tenants

David Goodman of Equity Retail Brokers was pleased to represent the Landlord in leasing a total of 3,207 SF of inline and endcap space at Eagle Village Shops, located at 503 Lancaster Avenue in Wayne, Delaware County, Radnor Township, PA.  The breakdown of space is as follows:

• Samuel T. Freeman & Co., Philadelphia’s leading appraisers and auctioneers since 1805, recently opened a branch in Wayne’s Eagle Village Shops.  Freeman’s Main Line location will serve as a local point of reference for its customers’ consignment, purchasing and appraisal needs.  Freeman’s has leased 1,480 SF of space for their new branch, which is now open.

• Balée Antiques and Design features fine art, high-end furniture, jewelry, lighting, architectural pieces, design services and much more.  Balée Antiques leased 974 SF of space for their new store, now open.

• Silver Moon Studio Antiques features elegant and trendy French and European style antiques and accessories, with collections ranging from 18^th to 20^th century modern and new artisan made items.  Silver Moon’s new 753 SF store is now open.

Eagle Village Shops is an open-air lifestyle center that has preserved its quaint village feel while undergoing a recent, multi-million dollar expansion.  Brick paved walkways, ample storefront parking, beautifully landscaped grounds and cottage-like shops encompass this high-profile Main Line property. 

Please feel free to contact David (484-417-2219, dgoodman@equityretailbrokers.com) for information on other retail opportunities.

Cool By The Pool

Brian Wherty of Equity Retail Brokers was pleased to represent Anthony & Sylvan Pools in leasing approximately 1,500 SF of inline space at Plaza 73, located at 140 Route 73 in Marlton, Burlington County, NJ.  This neighborhood center is owned by Plaza 73 Investors, LP.  Anthony & Sylvan Pools is now open.

For over a half century, Anthony & Sylvan has been recognized for its reputation for excellence. This reputation was earned not because they have some of the lowest prices, but rather because they provide a high value to their customers. With the time and money that is invested into adding a swimming pool to a backyard, you want the right swimming pool builder to do the job properly, professionally and with high-quality workmanship.  Over 370,000 families nationwide have trusted Anthony & Sylvan Pools with that responsibility and their swimming pools have stood the test of time.  Let them provide your family with the same level of high quality customer service and workmanship.

Please feel free to contact Brian at 484-417-2222 or at bwherty@equityretailbrokers.com for information on other retail opportunities.

Landlord “Counts” On Equity Retail’s Leasing Division

Equity Retail Brokers was pleased to represent the Landlord, 3x2 LP, in securing Citizens Bank as the tenant for a 3,500 SF pad site located at 733 W. Lancaster Avenue, Bryn Mawr, Montgomery County, PA.  The site was formerly a Dunkin’ Donuts.  Citizens Bank is now open.

Citizens Financial Group, Inc. is a $132 billion commercial bank holding company. It is headquartered in Providence, RI, and through its subsidiaries has more than 1,500 branches, approximately 3,900 ATMs and more than 20,900 employees. It operates its branch network in 12 states and has non-branch retail and commercial offices in about 40 states.

If you would like more information on how to lease your retail vacancies, please contact Equity Retail Brokers, Inc.’s President, Ed Ginn, at

610-645-7700, Ext. 101 or eginn@equityretailbrokers.com.

Running with Equity Retail: ShopRite, Giant are sales leaders once again

Food Trade News’ annual market study of grocery retailers, which contains page upon page of sales figures, market share data and analysis, revealed once again that ShopRite and Giant are the Delaware Valley and Philadelphia leaders. And with more stores in the pipeline, including 15 Genuardi’s stores soon to become Giants, their reign looks like it will continue for a long time.

·         ShopRite, Giant tops again in Greater Philly sales

·         Supervalu can be bought at a big discount, analysts say

·         Walmart less threatening to supermarkets than it used to be

·         McCaffrey’s to acquire Genuardi’s in Newtown, PA

·         Traditional supermarkets lost stores in 2011, high-end grocers added stores

For more good reading, be sure to visit Rob Samtmann’s blog, Boxing with Equity Retail, which covers retail boxes, big and small.

Lastly, if you ever want to talk grocery-anchored shopping centers, or if I can help you with your real estate needs, please don’t hesitate to call me.

All the best,

David

Featured Property - New Retail in Hatfield

David Goodman of Equity Retail Brokers is pleased to present pad sites and retail space available for lease at 1625 Cowpath Road in Hatfield, Montgomery County, PA.  This 2± acre property is situated across from the new grocery-anchored Snyder Square, whose tenant roster includes a 75,000 SF Giant, CVS, TD Bank, STS Auto, Giant Gas and more.  The two centers share a signalized intersection that offers great visibility on a road (Cowpath) with high traffic counts. 

“In the last two years, Hatfield has welcomed two new grocery-anchored centers,” said Goodman.  “This site on Cowpath Road represents a great opportunity for retailers to piggyback on the success of a high-volume supermarket and a growing community.”

Please feel free to contact David (484-417-2219, dgoodman@equityretailbrokers.com) for more information on this property.

Two (2) New Tenants Join the Southampton Mix

Equity Retail Brokers were pleased to represent the Landlord, Southampton Real Estate MZL, L.P., in leasing a total of approximately 4,200 SF of inline space at the Southampton Shopping Center.  The center is located on Second Street Pike in Southampton, Bucks County, PA.  The two (2) new leases are as follows:

• Tip N Toe Spa leased approximately 1,400 SF of space for a new spa location, now open.  At Tip N Toe Spa, you will experience an environment like no other.  Their mission is to provide consistent and exceptional service with a superior level of creativity and integrity.  All services are performed in a professional and relaxing atmosphere.

• House of Pho leased approximately 2,800 SF of space for a new restaurant, now open.  House of Pho serves traditional, made-to-order Vietnamese Cuisine.  Dine-in or take-out.  They offer a special vegetarian menu and a quick lunch of Pho made in 10 minutes or less.

Tip N Toe Spa and House of Pho join a strong retail tenant mix in the newly renovated center, including Giant, Susan’s Hallmark, Tuesday Morning, GameStop, UPS Store, Salad Works, Incredible Edibles, Wine & Spirits, Kumon Learning Center, Citizen’s Bank and First Federal of Bucks County.  “Equity Retail Brokers continues to add value to our Landlords’ assets as we stay focused on leasing high-quality retail and grocery- anchored shopping centers,” commented Ken McEvoy, Principal at Equity Retail Brokers.

Please feel free to contact either Greg (484-417-2224, gjones@equityretailbrokers.com) or Ken (484-417-2226, kmcevoy@equityretailbrokers.com) for information on other retail opportunities.

Wawa Selects Equity Retail Brokers to Represent Them in the Sale of Select Excess Properties

Equity Retail Brokers is pleased to announce that Wawa has selected Equity Retail Brokers to represent them in the sale of select excess properties in Chester County, PA and Delaware County, PA.

• Equity Retail’s Disposition Department Specializes in Corporate

          Real Estate Asset Assignments.  

• Eric Kuhn and Rob Samtmann of Equity Retail Brokers will

          Spearhead this Project.

• Sites Being Offered for Sale are Well Positioned in the Retail

          Corridors of their Respective Markets.

• Equity Retail Brokers Prides Itself on Co-operating with Brokers in Facilitating Successful Transactions.

If you need help disposing of a retail real estate asset, please feel free to contact Eric (484-417-2223, ekuhn@equityretailbrokers.com) or Rob (484-417-2208, rsamtmann@equityretailbrokers.com) for information on other retail opportunities.

Market Report from 2012 RECon Vegas ICSC – Equity Retail Brokers

Written by Bart Delfiner, Principal - Investment Sales, Equity Retail Brokers

The recently completed 2012 Las Vegas ICSC Show marked another year of productive meetings for the ten (10) agents and principals representing Equity Retail Brokers, Inc. While the overall economic conditions, and specifically the retail sector, appear to be trending in a positive direction, there was a general optimism about the year ahead. Our tenant representatives were quite active and a noticeable expansion of retail store counts across several categories was noted. The Investment Sales Division similarly experienced strong demand for single-tenant and multi-tenant assets from a number of national REITS which pointed to a continued trend of compressed CAP rates and corresponding scarcity of product.

This uptick in activity was also attributed to the strong cooperation of our sixty (60) affiliated partners in the Retail Brokers Network, which has offices in 38 states. The network booth was consistently active with meetings and a Monday cocktail party was an overwhelming success.  It all began with a Sunday network meeting that was very well attended and highlighted by a strong executive committee that outlined a robust agenda for the coming year. Several breakout sessions followed which were segmented by retail disciplines followed by regional sub-meetings.

The consensus view of the show was overwhelmingly positive. It had a mix of strong network participation, a professional support staff at the booth, great client relationships and encouraging industry outlook.

Retail Brokers Network General Membership Meeting

Retail Brokers Network Booth

Start Your Engines!

Rob Samtmann and Brian Wherty of Equity Retail Brokers are pleased to represent Quaker Steak & Lube® in their search for new locations in Southeastern Pennsylvania. 

Potential new restaurant locations in Southeastern Pennsylvania should be 8,000 SF free-standing buildings.  If you have any sites you wish to submit, please contact either Rob (484-417-2208, rsamtmann@equityretailbrokers.com) or Brian (484-417-2222, bwherty@equityretailbrokers.com) directly.

Below is a recent article taken from PR Newswire on new Quaker Steak locations being developed in Philadelphia, PA.

Quaker Steak & Lube® Best Wings USA Announces Three New Restaurants In Philadelphia, Pennsylvania

Casual Dining Chain Continues Rapid Expansion with Philadelphia Area Development Agreement

 

SHARON, Pa., April 18, 2012 /PRNewswire/ -- The Award-Winning casual-dining franchise Quaker Steak & Lube® known for its Best Wings USA and over 20 sauce varieties, announced today the signing of an area development agreement with Druzak Merchant Inc. for three restaurants in Philadelphia, Pennsylvania. The first restaurant is planned to open in April 2013.

"We're thrilled to expand our presence in Pennsylvania and enter the Philadelphia market with Druzak Merchant Inc. and introduce more guests to our unique motorsports themed dining experience," said John Longstreet, president and chief executive officer, Quaker Steak & Lube®. "We are on our way to doubling our current footprint of nearly 50 restaurants, and this aggressive expansion and continued industry high average unit volume would not be possible without our dedicated area developers at Druzak Merchant Inc. who are committed to the company's success."

Quaker Steak & Lube® is on track to be one of the fastest-growing restaurant chains in the country.  The company had a tremendous year in 2011 with the opening of six new restaurants, signed franchise agreements to develop more than 35 new restaurants and plans to open 12 more in 2012.  Currently, there are 11 Quaker Steak & Lube® restaurants in Pennsylvania with a new location in Johnstown expected to open in June. 

The compelling decor, including race cars suspended from the ceilings, motorcycles, Corvettes and gas station memorabilia, combined with its craveable food and SuperCharged events has created a cult-like following for The Lube® for more than 35 years.  Collectively, the company serves more than 80 million wings annually along with burgers, ribs, steaks, salads, sandwiches, Kid's meals and many more flavorful menu items.  Hand-crafted and hand-shaken beverages are also featured on the Blowout Beverages menu including the industry 2012 Cheers Beverage Award-Winning Bar Jars.

"Our first restaurant is planned to open in the spring of next year and we are extremely excited to be the face of the brand in the community and continue the brand's mantra of 'There's always something happening at The Lube®' at our new restaurants," said Jeff Druzak of Druzak Merchant Development Inc. "We look forward to expanding Lube Nation in the months and years to come."

"Haute" franchise opportunities in extensive territories are still available with the company. Developers seeking to own and operate a Quaker Steak & Lube® franchise should possess a minimum liquidity of $1 million, a net worth of $3 million and willing to commit to multiple locations.  Prior restaurant operations or hospitality experience is strongly preferred. 

“Quaint” Community Bank Relocates To Southampton Shopping Center

Ken McEvoy and Greg Jones of Equity Retail Brokers were pleased to represent the Landlord, Southampton Real Estate MSL, LP, in leasing a 5,263 SF endcap space at Southampton Shopping Center.  The Center is located on Second Street Pike in Southampton, Bucks County, PA.  The space leased by Quaint Oak Bank opened in April, 2012, housing the Corporate Headquarters and retail operations.  Equity relocated Quaint Oak to this newly renovated center from a previous location where they had been in business for many years.

Quaint Oak Bank joins a strong retail mix in the Southampton Shopping Center, which includes the center’s anchor, Giant and Giant Gas, as well as The UPS Store, Salad Works, Wine & Spirits, Tuesday Morning, Citizens Bank, Glasses Galore, Hallmark and First Federal of Bucks County.  This high-volume center boasts strong traffic counts along both Street Road and Second Street Pike.  “The new ownership and the newly renovated facade, along with Equity Retail Brokers’ hard working leasing agents, were able to find this ‘needle in a haystack’,” said Ed Ginn, President and Managing Principal of Equity Retail Brokers.  “This new bank tenant is a direct result of Equity’s attention to detail and hands-on approach.”

About Quaint Oak Bank

Quaint Oak is a community bank. They like to keep things simple. Their goal is to help their customers build financial security through savings.  They believe in building for a family’s needs and enjoyment. The warmth and security of home ownership, the achievement of a good education, the pleasure and relaxation of well-earned vacations…They care about their customers and their communities.  Providing exceptional customer service is how they do business and is the driving motivation for each member of the Quaint Oak team.

You can reach Quaint Oak Bank at two convenient locations:

Delaware Valley Office (Corporate Headquarters)
501 Knowles Avenue, Southampton, PA 18966
Office: 215-364-4059       Fax: 215-364-4650
Bank Hours   M-F  8:00 AM to 4:00 PM

Lehigh Valley Office
1710 Union Boulevard, Allentown, PA 18109Office: 610-351-9960       Fax: 610-552-0146
Bank Hours   M-F  8:00 AM to 4:00 PM

Please feel free to contact either Ken (484-417-2226, kmcevoy@equityretailbrokers.com) or Greg (484-417-2224, gjones@equityretailbrokers.com) for more information on this property or other retail opportunities.

Join Equity Retail Brokers & RBN at Las Vegas ICSC

Learn what our POWERFUL team can do for you! Our 60 independent brokerage offices in North America representing landlords & retailers would like to meet you.

Join us at our cocktail party on May 21st from 4:30 to 6:00 p.m. at booth C111 Union Street in the Central Hall.

See you there!

A New Place For Your Best Friend

Rob Samtmann of Equity Retail Brokers was pleased to represent Pet Valu in leasing space for a new store location in Wayne Square, located at 309-311 E. Lancaster Avenue in Wayne, Delaware County, PA.  This oversized, unanchored strip center was formerly home to Acme Markets before being redeveloped.  Pet Valu has incorporated their new store design, which now includes self-service dog washes, at this location in the heart of the Main Line.  They join co-tenants City Sports, Five Guys Hamburgers, Scottrade, So Fun Yogurt, Panera Bread, Anthony’s Coal Fired Pizza and Chipotle Mexican Grill.  Rob worked with the Landlord, Baker Properties, to complete this transaction.  The Pet Valu store is now open.

Pet Valu is a specialty retailer of pet food, treats, toys and accessories.  Pet Valu offers over 7,000 products, including holistic, national and premium brands of pet foods and treats as well as a wide selection of essential and innovative pet supplies for all budgets.  Their philosophy is to provide pet owners with the best selection of pet care items at competitive prices, together with informed and friendly customer service, at convenient neighborhood store locations. 

Pet Valu stores typically range in size from 2,500 to 4,000 SF and are located in or near neighborhood shopping plazas.  If you have any sites you wish to submit for Pet Valu in southeastern Pennsylvania or southern New Jersey, please contact Rob Samtmann directly at 484-417-2208 or at rsamtmann@equityretailbrokers.com.

Equity Retail Brokers' Greg Jones Receives 2011 CoStar Power Broker Award

Commercial Real Estate’s Leading Independent Research Service Recognizes Top Leasing and Sales Brokers in the Industry

Equity Retail Brokers is pleased to announce that Agent Greg Jones has been named a 2011 CoStar Power Broker by CoStar Group (NASDAQ: CSGP), commercial real estate’s leading independent research firm. This annual award recognizes distinguished professionals in commercial real estate brokerage by highlighting the achievements of the U.S. firms and individual brokers who closed the highest transaction volumes in commercial property sales or leases for the entire year of 2011 in their respective markets. 

As the largest professional research organization serving the commercial real estate industry, CoStar is uniquely positioned to identify the top firms and brokers in each market throughout the U.S. All awards are based on transaction data maintained in CoStar's commercial real estate database, which is the largest independently researched database of commercial real estate property information available online.

Jones qualified as one of the top commercial brokers in the Philadelphia Metro Market based on the total leasing transactions he closed during the year. In order to be selected for this honor, Jones was evaluated against other commercial real estate brokers active in the region by CoStar Group, and subsequently ranked among the top brokers in the market.

“We are all thrilled at Equity that Greg was recognized for his hard work and completed transactions,” said Ed Ginn, President and Managing Principal of Equity Retail Brokers.  “Greg has all the skill sets you want in a broker, but just as important – he puts in the extra effort to make sure transactions close.”

 “CoStar Group is very proud to acknowledge the outstanding brokers who performed at the industry’s highest level to achieve remarkable sales and leasing success in 2011,” said CoStar Group Founder and CEO Andrew C. Florance. “These top performers truly represent the best of the best in commercial real estate, and they deserve to be recognized for their proven deal-making abilities. We congratulate Greg Jones on his impressive professional accomplishment.”

The complete list of 2011 CoStar Power Broker Awards winners can be found at http://www.costarpowerbrokers.com/.

About CoStar Group, Inc.

CoStar Group (Nasdaq: CSGP) is commercial real estate's leading provider of information and analytic services. Founded in 1987, CoStar conducts expansive, ongoing research to produce and maintain the largest and most comprehensive database of commercial real estate information. Our suite of online services enables clients to analyze, interpret and gain unmatched insight on commercial property values, market conditions and current availabilities. Headquartered in Washington, DC, CoStar maintains offices throughout the U.S. and in Europe with a staff of approximately 1,500 worldwide, including the industry's largest professional research organization. For more information, visit http://www.costar.com/.

About Equity Retail Brokers, Inc.

Equity Retail Brokers offers sophisticated market intelligence in eastern Pennsylvania and southern New Jersey. Our agents share information, contacts, and state-of-the-art resources for market analysis, mapping and demographics. Our clients benefit from true teamwork and extraordinary personal service. We deliver deals that work for national chains and local merchants, for new rollouts and expansions, for stores and space of every size. Our retail clients include some of the best names in banking, pharmacy, supermarkets, home furnishings, children's products and quick service restaurants.  Equity Retail Brokers….A good company, in good company.  http://www.equityretailbrokers.com/

Best Buy Closing Stores

Below is an excerpt from the blog “Boxing with Equity Retail”, posted by Rob Samtmann, Managing Principal of Equity Retail Brokers (http://boxingwequityretail.blogspot.com/).

Best Buy Closing Stores                                                             

Best Buy plans to close 50 of its stores (approx. 3.6%), eliminate 400 corporate jobs, and reduce costs by $800 million.  See below article taken from Bloomsburg Businessweek.

Best Buy to cut costs and close stores

By MAE ANDERSON and MICHELLE CHAPMAN

MINNEAPOLIS
In order to grow, Best Buy is shrinking.
The largest U.S. specialty electronics retailer for years expanded quickly by opening big-box stores across the country. But shoppers have started using the hulking stores as showrooms where they can test out products before buying them cheaper elsewhere.

To revamp the struggling chain, Best Buy said Thursday it plans to close 50 of its U.S. big box stores, cut 400 corporate jobs and trim $800 million in costs. The company, which has about 1,400 U.S. locations, also plans to open 100 smaller and more profitable Best Buy Mobile stores throughout the country.

"How do we position the company so we're where our customers need us to be?" asked CEO Brian Dunn in a call on Thursday with analysts. "We're clearly going to have more doors and less square footage."
Best Buy is trying to avoid the fate of its rival Circuit City, which liquidated in 2009 after it struggled with the changing electronics landscape. Sales of TVs, digital cameras and videogame consoles -- once the bread-and-butter of electronics retailers -- have weakened, while sales of lower-margin items like tablet computers, smartphones and e-readers have increased. The rise in competition from Internet rivals like Amazon.com and discounters like Target also has hurt electronics retailers.

To better compete, Best Buy is shaking up its business. In addition to closing some of its big box stores, the company said it will focus on what sets it apart from its rivals: Trained sales staff that can help shoppers get the most out of their tablets, TVs and other electronic devices, including tech support from its "Geek Squad" service and repair unit.

But even as the Best Buy announced its changes on Thursday, the Minneapolis-based company also posted a $1.7 billion fiscal fourth quarter loss that's partly due to restructuring charges. Despite the loss, Best Buy's adjusted results for the quarter topped Wall Street's expectations. But as investors worried that Best Buy's restructuring didn't go far enough, its shares slid about 7 percent to $24.66.

Best Buy's loss amounted to $4.89 per share for the period ended March 3, compared with a profit of $651 million, or $1.62 per share, a year ago. Results included $2.6 billion in charges mostly related to its purchase of Carphone Warehouse Group PLC's interest in the Best Buy Mobile profit-sharing agreement and related costs, as well as an impairment charge tied to writing off Best Buy Europe goodwill and restructuring charges.

Taking these items out, adjusted earnings were $2.47 per share, above the $2.15 per share that analysts surveyed by FactSet forecast. Revenue rose 3 percent to $16.08 billion, but missed Wall Street's $17.18 billion estimate.

Revenue at stores open at least a year -- an indicator of a retailer's health -- slipped 2.4 percent. But it was a smaller drop than a year earlier when the company reported a 4.7 percent decline.
For the full year, Best Buy lost $1.23 billion, or $3.36 per share, compared with a profit of $1.28 billion, or $3.08 per share, in the prior year. Adjusted earnings were $3.64 per share, which tops the previous year's $3.43 per share.

Annual revenue rose 2 percent to $50.71 billion. Revenue at stores open at least a year fell 1.7 percent. In the prior-year period, the figure dropped 1.8 percent.

Looking forward, Best Buy forecasts fiscal 2013 earnings of $2.85 to $3.25 per share and adjusted earnings of $3.50 to $3.80 per share. Analysts expect earnings of $3.67 per share.

It expects fiscal 2013 revenue of $50 billion to $51 billion. That estimate falls slightly short of analyst predictions of $51.6 billion. Meanwhile, Best Buy expects revenue at stores open at least one year to fall 2 percent to 4 percent.

"The firm is taking incremental steps to address its strategic challenges," wrote Goldman Sachs analyst Matthew Fassler. "That said, the soft close to the quarter, and subdued sales guidance, suggest that competitive pressure may be drifting into market share as well as margin."

Also, see below article taken from the Philadelphia Business Journal.

Best Buy not closing Phila.-area stores

Philadelphia Business Journal by Frank Devlin, Digital Content Editor

Date: Monday, April 16, 2012, 10:43am EDT

Best Buy’s wave of store closings will not reach the Philadelphia region.

The struggling consumer electronics giant (NYSE:BBY) announced the locations it will be shuttering over the weekend.

In addition to its financial woes, the company’s former CEO, Brian Dunn, resigned last week amid reports of an investigation into his conduct.